The Great Structure Debate: Departmental vs. Pod Models in Property Management

Welcome to our first video Substack article! We’re trying to do things a little differently than just a traditional podcast, as I’m convinced that the PM podcast space is flooded with too many podcasts. So instead, we’ll just be doing occasional livestreams and then sending them out as extra newsletter articles for those who don’t catch it live.

In our first livestream, I sat down with Sam Eddinger to tackle one of the most debated topics in our industry: what’s the best organizational structure for scaling a property management business—departmental or pod?

We took a deep dive into the pros and cons of each model, drawing from our own companies' experiences. I’ve long been a proponent of the departmental model for its simplicity, ease of hiring, and training specialization. Sam, on the other hand, champions the pod model—but not the traditional three-person pod you may be familiar with. His version is a nuanced hybrid he calls “single-person departmental,” where each pod functions as its own micro-department with built-in specialization and leadership.

Highlights from the Debate:

• Departmental Simplicity vs. Pod Flexibility: I argued for the straightforward scalability of departmental structures. Sam countered with the adaptability of pods and their potential for high-touch owner relationships.

• Scaling Considerations: We discussed the thresholds at which each model faces strain and how to mitigate chaos during growth transitions—particularly when adding new pods or roles.

• Risk of Attrition vs. Ownership: I raised concerns about client churn when pod leaders leave. Sam shared his approach to internal leadership development and culture building to reduce that risk.

• Tools & Tech Alignment: We agreed that current tools like LeadSimple are more pod-friendly but noted improvements on the horizon for departmental users.

• Owner Expectations: Perhaps the most telling insight? Your ideal customer might dictate your structure. High-touch markets may thrive on pods. High-efficiency, low-contact models may lean toward departmental.

This wasn't just a battle of structures—it was a thoughtful conversation about how leadership, culture, tech, and customer expectations shape the way we build our businesses.

We ran out of time before diving into automation strategies and talent development—so stay tuned for round two!