How much does Rai & Co. charge for property management in Klang Valley?

Rai & Co. charges a progressive management fee starting from RM 125/door/month. The rate is 10% on the first RM 2,000 of rent, 9% on the next RM 2,000, 8% on the next RM 2,000, 7% on the next RM 2,000, and 6% above RM 8,000. Landlords with 5 or more properties get an additional 10% loyalty discount.

Is there a lock-in contract for property management with Rai & Co.?

Rai & Co. is month-to-month by default. You can cancel with 30 days notice at any time, with no penalties. An optional 3-year contract is available and includes a free smart lock and smart meter installation. There are no hidden charges, all fees are disclosed upfront.

What services does Rai & Co. provide for Klang Valley landlords?

Rai & Co. provides four core services: (1) Tenant Management: screening, rent collection, maintenance, disputes; (2) Expense Tracking & Portfolio Accounts: monthly statements, net yield tracking; (3) Tax Optimisation: BE form guidance, all legal deductions identified; (4) Mortgage Advisory: loan review and refinancing analysis. All services are managed under one relationship.

Does Rai & Co. serve landlords outside Kuala Lumpur?

Yes. Rai & Co. serves landlords across the Klang Valley, including Kuala Lumpur, Petaling Jaya, Shah Alam, Subang Jaya, Cheras, Ampang and other areas in Selangor.

How do I get started with Rai & Co.?

Contact Rai & Co. on WhatsApp at +601154184453 to book a free portfolio review. The review is no-commitment and no-cost. Rai & Co. will assess your property, finances and tax situation and tell you honestly what they can do for you.

Who are the founders of Rai & Co.?

Rai & Co. was founded by Evan and Ken, two Klang Valley landlords who own 12 properties between them. They built the service they couldn't find elsewhere, a full-suite property wealth consultancy run by people who have personal skin in the game as landlords.

For Klang Valley Landlords

You're probably wasting
RM 4,800
every year without knowing it.

Missed tax deductions. Suboptimal rent. A mortgage nobody's reviewed in years. We fix all three, under one relationship.

Rai & Co. is Klang Valley's only full-suite property wealth consultancy run by landlords who own property themselves. We handle your tenants, finances, tax, and mortgage.

Book My Free Portfolio Review →

No commitment. No sales pitch. We'll tell you honestly what we can do.

250+

Doors under management

RM 847k

Rent collected for clients

143+

Tax deductions filed

RM 0

Lock-in required

Units Owned

Why We're Different

We own 12 properties ourselves.
This is personal.

Most property management firms are run by salespeople. Rai & Co. was built by two landlords, Evan and Ken, who've been through every problem you're facing. The tenant who stopped paying. The August aircond breakdown. The year-end BE form scramble with no idea what to declare.

We built the service we couldn't find anywhere else. When you work with us, you're working with landlords who have 12 units of their own skin in the game. That changes how we think about your property, because it could be ours.

Units owned between founders

Years investing in Klang Valley

Landlords who actually get it

The Real Cost of Going It Alone

Every year you self-manage, it costs more than you think.

Not just in stress, in actual ringgit left on the table, month after month. Here's what a RM 2,500/month rental is silently costing you.

≈ RM 1,250/yr

🔑

Empty units sit idle 15 days longer than they should

Every vacant month costs half a month's rent. Without professional marketing, professional photos, and a vetted tenant pipeline, the average landlord re-lets 15 days slower, that's RM 1,250 gone before the next tenancy even starts.

≈ RM 1,200/yr

📈

Your rent hasn't kept up with the market

Most landlords renew at the same rate to avoid friction. Managed properties that track market comparables achieve an average of +4% at each renewal, compounding year after year. On RM 2,500, that's RM 1,200 per year you're not collecting.

≈ RM 1,500/yr

💸

You're overpaying tax. Almost certainly.

Most landlords miss legitimate deductions in their BE form: quit rent, assessment tax, insurance, repairs, management fees. All claimable. Most don't claim any of them. We track every deductible expense throughout the year so nothing is left on the table come filing time.

≈ RM 1,800/yr

⏱

You're the one getting the 11pm call

Pipe burst. Aircond down. Tenant dispute. The average landlord spends 4–6 hours a month on coordination alone, that's professional time worth 6% of your annual rental, absorbed silently every year. That time has real value, even when you stop counting it.

Add it up. At RM 2,500/month, the average self-managing landlord in Klang Valley leaves RM 5,750 on the table every year, not because the investment is bad, but because no one is actively managing it for them.

RM 5,750

avg. annual opportunity cost

One Thing to Know First

We are not free.
And that is the point.

Free property management does not exist. What exists is management where the cost is hidden — in missed tax deductions, below-market rent, and hours of your time. Rai & Co. charges a transparent monthly fee. In return, we recover more than that fee in value — or we will tell you honestly if we can't.

From RM 125

/door/month

RM 0

lock-in required

Free

portfolio review first

What We Charge

Transparent pricing.
No surprises. Ever.

Progressive band structure per door; units and individual rooms priced the same way, with a minimum of RM125/door/month.

Monthly Rental Band	Rate
First RM 2,000	10%
Next RM 2,000 (up to RM 4,000)	9%
Next RM 2,000 (up to RM 6,000)	8%
Next RM 2,000 (up to RM 8,000)	7%
Above RM 8,000	6%

🎁

Own 5 or more doors? You get an additional 10% off your total monthly fee, our way of saying thank you for trusting us with your full portfolio. Each room counts as a door.

Add-on Services

Tax OptimisationRM199/yr per property

Refinance & Mortgage AdvisoryAs requested

30 days notice to cancel, no penalties

Month-to-month by default. Optional 3-year contract includes free smart lock + meter.

No hidden charges, all fees disclosed upfront

Free portfolio review before you commit to anything

Calculate Your Fee

Enter your monthly rental to see your exact management fee and estimated annual return.

Monthly Rental

Or drag to explore a range

RM 245

/month management fee

Effective rate: 9.8%

Estimated Annual Value conservative estimates

🏠 15 days faster re-letting vs. market average +RM —

📈 Market rental optimisation (+4% on average) +RM —

💸 Tax deduction recovery +RM —

⏱ Time saved (landlord hours freed up) +RM —

Estimated annual gain ~RM —

Based on typical Klang Valley outcomes. Vacancy saving: 15 days faster re-letting. Rental uplift: ~4% annual optimisation. Time saving: 6% of annual rental. Individual results vary.

📊 Advanced: calculate for multiple properties ▼

Total doors—

Total monthly fee—

Blended management rate—

5+ door loyalty discount−10% applied ✓

Full-Suite Delivery

Five pillars.
Everything covered.

From the day you sign with us to every renewal cycle, every tax deadline, and every BNM rate move. Here's what's included under one monthly relationship.

Service	Status
01Setup, Leasing & Smart Technology
Smart Lock + InstallationKeyless entry configured; no more lost keys, lockout calls, or key handover logistics. Included under 3-year contract.	IncludedRM 1,549
Smart Meter + InstallationUnit-level utility monitoring; disputes resolved with actual data, not estimates. Included under 3-year contract.	IncludedRM 949
Professional PhotographyStyled shoot; better photos mean faster lettings and higher perceived value.	IncludedRM 250
Unit Marketing & Portal ListingsListed on all major Malaysian portals with pricing benchmarked against the market.	IncludedRM 300
Viewings & Tenant ScreeningWe handle all showings and vet applicants on employment, rental history and creditworthiness.	IncludedRM 200
Finding New TenantsWhere a co-broke agent is involved, standard agent commission applies.	Market rate
Tenancy Renewal (Same Tenant)Renewal negotiated and documented, no extra charge when existing tenant stays.	IncludedRM 1,250
Tenancy Agreement PreparationLegally sound TA drafted and executed, with clauses that protect the owner's position.	IncludedRM 250
Initial Unit Inspection & InventoryFull condition documented before key handover; your evidence record at move-out.	IncludedRM 100
Unit Restaging Between TenantsWe reset the unit presentation at every turnover.	IncludedRM 80
02Tenant Management & Financial Reporting
Dedicated Tenant SupportSingle point of contact for all issues, escalated and resolved without involving you.	IncludedRM 600/yr
Rent Collection & DisbursementCollected, verified and transferred to you on a fixed monthly schedule.	IncludedRM 240/yr
Automated Rent RemindersLayered reminders so payment issues surface early, not at month-end.	IncludedRM 120/yr
Monthly Financial StatementsIncome and expense report per property, every month, ready for your accountant.	IncludedRM 120/yr
Statutory Bill PaymentsQuit rent, sinking fund, assessment tax, tracked and paid from rental proceeds.	IncludedRM 240/yr
Utility Monitoring (TNB, Water, Sewerage)Abnormal usage flagged before it becomes a dispute or arrears problem.	IncludedRM 120/yr
Tariff Conversion (Commercial → Residential)Many units are billed on the wrong tariff; we identify and correct it.	IncludedRM 150
TNB Ownership TransferAccount moved into tenant's name at tenancy start, no lingering liability.	IncludedRM 150
Quarterly Mail CollectionPhysical mail collected from unit and scanned; important statutory notices never missed.	IncludedRM 100
Fire Insurance AdministrationPolicy tracked, renewed and filed; your asset stays covered without the paperwork chase.	IncludedRM 100
03Property Maintenance & Inspections
Emergency On-Site ResponseWater leak, power failure, lockout: we respond day or night without waking you up for a decision.	IncludedRM 90
Vendor & Management Office LiaisonWe deal directly with contractors and JMB/MC on your behalf, no more chasing in person.	IncludedRM 120/yr
Routine Maintenance InspectionsPlumbing, wiring, appliances: small issues caught before they compound.	IncludedRM 240/yr
Move-Out InspectionFull defect and inventory check, documented with photos and a written report.	IncludedRM 80
Routine Inventory ChecksMid-tenancy walk-throughs to verify condition and tenant compliance.	IncludedRM 120/yr
Eviction Management & Full ReportingNotices, documentation, authority coordination: handled end-to-end with a written record.	IncludedRM 350
04Tax Optimisation
Annual BE Form GuidanceRental income section completed with your actual numbers, line by line, in plain language.	Included via add-on
Full Deduction IdentificationQuit rent, assessment, insurance, interest, repairs, depreciation: every legal deduction identified.	Included via add-on
Year-End Expense SummaryCategorised report per property, ready before tax season; file yourself or hand to your accountant.	Included via add-on
Capital Allowance TrackingQualifying fixtures tracked from day one, not scrambled for in April.	Included via add-on
Accountant LiaisonNumbers provided in the right format so your accountant can focus on the filing.	Included via add-on
05Mortgage & Refinancing Advisory
Full Loan AuditExisting mortgage reviewed against current market packages: rate, structure, lock-in, tenure.	Included
Refinancing Feasibility ModellingBreak-even calculated; legal fees, penalties and projected savings all factored in.	Included
Bank Package ComparisonBR spread, legal fee rebates, flexi access, cashback: compared across major banks.	Included
Portfolio Loan StructuringDSR exposure, cross-collateralisation risk, and future purchase capacity reviewed.	Included
Trusted Specialist NetworkVetted mortgage brokers and bankers we've used ourselves, not a cold referral list.	Included

What Changes

Your property.
Two very different realities.

Your Year Now

Phone rings at 11pm, another maintenance issue
December scramble figuring out what to declare
Receipts scattered across WhatsApp, email, shoeboxes
Renewing the same mortgage you've had for 7 years
No clear number for what the property is actually netting
Handling tenant disputes yourself
Wondering if you're even doing this right

Your Year with Rai & Co.

Maintenance handled; you get a summary, not a call
One-page annual summary, ready for your accountant
Clean monthly statement per property, automatically
Mortgage reviewed, and possibly RM 200/mo lighter
Exact net yield figure, updated monthly
Tenancy disputes managed end-to-end by us
Knowing your investment is being looked after properly

Start the conversation → Free review · No commitment

What You Get

Four outcomes.
One relationship.

You don't need four separate advisors. You need one team that sees your full picture.

Tenant
Management

Expense
Tracking

Tax
Optimisation

Mortgage
Advisory

Never take another 11pm maintenance call again.

We handle the full tenancy lifecycle: screening, contracts, rent collection, maintenance, disputes, move-out. You stay informed. You stay out of it.

Tenant sourcing, screening & placement
Rent collection & arrears follow-up
Maintenance via our vetted contractor panel
Move-in/out inspections with photo records

Tenant Management

Know exactly what your property is netting. Every month.

Every ringgit in and out tracked, categorised, and delivered as a clean monthly statement. Hand it to your accountant. No spreadsheets. No shoeboxes.

Receipt collection & categorisation
Monthly income & expense summary per property
Gross & net yield tracking
Year-end report ready for your accountant

Expense & Portfolio Tracking

Stop overpaying tax. Legally, every year.

We identify every deduction you're entitled to and make sure it's correctly entered in your BE form. Most clients recover more than our annual fee.

BE/EA form declaration guidance, step by step
Quit rent, assessment tax & insurance claims
Loan interest & repair expense deductions
RPGT planning for future disposals

Tax Optimisation · RM199/yr

Find out if your mortgage is still working for you.

We review your current loan against what's available now. If there's a better deal, we'll tell you exactly how to get it. If not, you'll know your mortgage is sound.

Current rate & loan structure review
Refinancing analysis with real cash flow numbers
Fixed vs flexi vs Islamic financing options
Full support through the refinancing process

Mortgage Advisory

Getting Started

Three steps to never worrying about
your property again.

We make the transition smooth. Most clients feel the difference within their first month.

This Week

Free Consultation

Tell us about your property or portfolio. We'll give you an honest view of what we can do and what it costs. No pressure, no obligation, just a proper conversation.

Week 2

We Onboard Everything

We take over. We introduce ourselves to your tenants, set up expense tracking, review your mortgage, and get your accounts in order. You'll barely notice the transition.

Every Month, Ongoing

Monthly Clarity

You receive a clean statement for every property: rent collected, expenses logged, issues resolved. Everything handled. You just watch your investment perform.

Our Promise

We back our own work.
Completely.

Most property managers ask you to trust them before they've earned it. We ask for nothing up front, just a conversation. If after your free review you decide it's not for you, that's completely fine.

And if you do sign on, we're confident enough in our own work to put it in writing.

🛡️

Our Promise to You

30 days notice to cancel, no penalties, no questions
Month-to-month by default. Optional 3-year contract includes free smart lock + meter.
No hidden charges, every fee disclosed upfront
Free portfolio review before you commit to anything
Monthly statements so you always know where you stand

Full transparency, every month: You receive a clean statement for every property showing every ringgit in and out. No surprises, no chasing us for numbers.

Limited intake ·

Stop leaving money in your property.
Start collecting it.

Book a free, no-pressure portfolio review. We'll look at your property, your finances, and your tax, and tell you honestly where you're leaving money behind.

💬 Book My Free Portfolio Review Takes 2 minutes on WhatsApp · No forms · No commitment · We'll suggest a time that works

P.S.

If you scrolled straight here: we're Rai & Co., a property wealth consultancy in Klang Valley run by two landlords who own 12 properties between them. We manage your tenants, track your finances, optimise your tax, and review your mortgage, under one relationship, starting from RM 125/month per door. It's month-to-month by default. The first step is a free portfolio review on WhatsApp; takes two minutes to book, and we'll tell you honestly what we find.

- Evan & Ken, Co-Founders · raico.com.my

You're probably wastingRM 4,800every year without knowing it.

We own 12 properties ourselves.This is personal.

Every year you self-manage, it costs more than you think.

Empty units sit idle 15 days longer than they should

Your rent hasn't kept up with the market

You're overpaying tax. Almost certainly.

You're the one getting the 11pm call

We are not free.And that is the point.

Transparent pricing.No surprises. Ever.

Calculate Your Fee

Five pillars.Everything covered.

Your property.Two very different realities.

Four outcomes.One relationship.

Run the numbersbefore you decide.

Three steps to never worrying aboutyour property again.