YOUR GUIDE

Our tenant screening process is exceedingly thorough, aimed at securing the most suitable tenants to minimize turnovers and evictions. Each application undergoes meticulous scrutiny, encompassing credit checks, background checks, rental history verification, employment verification, and income verification.

We provide three distinct services tailored to meet your needs:

Long Term Rental Services (minimum 6-month lease):

• Listing and marketing
• Tenant screening and application processing
• Property showings
• Marketing photos
• Lease preparation and signing
• Move in/out inspections
• Security deposit management
• Annual inspections
• Rent collection
• Maintenance coordination
• 24-hour emergency line
• Lease renewals
• Accounting
• Annual 1099 preparation
• Monthly owner statements
• ACH owner disbursements
• Eviction initiation and court appearance (owner incurs eviction coordinator fees, court fees, and attorney fees)

Tenant Placement Services:

• Listing and marketing
• Tenant screening and application processing
• Property showings
• Marketing photos
• Lease preparation and signing
• Move-in inspection
• Collection of first month’s rent and security deposit
• Annual 1099 preparation
• Owner statement
• ACH owner disbursement

Listing and Selling Services:

• Property Evaluation and Pricing
• Professional Photography and Videography
• Marketing and Advertising Campaigns
• Property Showings and Open Houses
• Negotiation Assistance
• Transaction Coordination and Support

To optimize convenience for property owners, we streamline our management fee process by deducting it from the monthly rent. Our management fee is a flat percentage rate and only assessed when rent is received, eliminating any out-of-pocket expenses for the owner. Notably, we refrain from charging a management fee during vacant periods, encompassing the initial marketing phase, interim periods between tenancies, and throughout eviction proceedings. This approach is designed to align our fee structure with the property’s income flow and to provide cost-saving benefits during vacancy-related situations.

We provide a range of services with the following situations taken into consideration:

• Amount of units managed

• Location of property

• Full service management/tenant placement only

Our percentage rates represent the entirety of our fees. We do not impose any additional hidden or startup fees. Transparency is integral to our approach, ensuring that the quoted rates are comprehensive and final.

Given the various factors that influence our fee structure, we encourage you to reach out to us directly to consult with a qualified property manager. This will allow you to obtain a tailored quote that reflects your specific circumstances.

We utilize prominent rental platforms such as Zillow, Trulia, and Rent.com to maximize property exposure. Our marketing strategy includes enhanced photographs and comprehensive property descriptions designed to attract a wide audience of potential tenants.

We conduct an annual comprehensive property inspection to ensure maintenance requirements are promptly addressed, and all safety features, including smoke detectors and CO2 detectors, are functional. Additional inspections can be arranged for a fee of $125, unless specific concerns, such as tenant behavior or property safety, necessitate further assessments. Our policy aims to balance tenant privacy while prioritizing property well-being and compliance.

Kindly note that while we conduct annual property inspections, we operate as property managers and not as licensed home inspectors. Our inspections are visual assessments only. We do not perform testing on plumbing, electrical systems, roofs, and the like. For properties that have been vacant for an extended period, we strongly advise engaging a licensed home inspector to ensure all systems are fully operational for prospective tenants.

In the event of a tenant failing to pay rent without an approved extension, we adhere to a structured procedure. Upon expiration of the agreed-upon timeframe, we issue a three-day Pay or Quit notice. If the tenant fails to remedy the situation within this period, we engage an eviction coordinator to initiate the eviction process. Once the eviction process is initiated, we are unable to accept any rent payments, as it would impede the eviction proceedings. The eviction coordinator will handle all subsequent notices and orchestrate with the attorney. If court attendance is necessary, we can represent the owner and attend with the attorney. All associated fees, including those of the attorney, court, and eviction coordinator, would be the owner’s responsibility.

When a maintenance issue arises at a property, tenants can conveniently submit a maintenance request through their dedicated tenant portal, initiating the creation of a work order. We promptly dispatch the work order to the appropriate vendor for on-site inspection. To ensure efficient maintenance management, we request owners to authorize a $200 limit. If the repair costs are $200 or less, the vendor is authorized to proceed with the immediate resolution. For issues exceeding $200, the vendor is instructed to obtain a bid and submit it for owner approval. Subsequently, we present the bid to the owner for consideration or rejection. Upon approval, the vendor commences the necessary repairs. Our vendors are instructed to document the maintenance process with before and after photos, submit an invoice upon completion, and receive payment on the 10th of each month, consistent with our standard payment procedures for vendors and owners. We remit vendor payments from the rental income and subsequently transfer the remaining balance to the owners. In cases where the repair costs exceed the rental income, we facilitate owner contributions via the owner portal, ensuring prompt settlement of the vendor’s invoice on the owner’s behalf.

Rent is due on the first of each month, with a grace period extending to the fifth of the month. Commencing from the sixth of the month, any outstanding rent is considered late, incurring a late fee equivalent to 5% of the rent. Owners receive their rental income via direct deposit on the 10th of every month, allowing sufficient time for any ACH payments initiated on the fifth to be processed. Late fees collected up to and including the 10th are allocated to the property management company, while late fees collected after the 10th are shared equally between the owner and the property management company.

Please be advised that while we initiate owner payments via direct deposit on the 10th of each month, we recommend allowing a few days for the funds to clear into your bank account, particularly if you are a new property owner. Over time, as your bank becomes familiar with these regular deposits, the availability of funds in your account typically becomes more expedient.

As part of our comprehensive property management services, we extend our expertise to assist owners with property sales when required. We provide a discounted rate for sales commissions, reflecting our established client relationship. In the event that the tenant opts to purchase the property and we represent both the owner and the tenant, our commission rate is reduced. Leveraging our extensive experience as a property management company, we possess specialized knowledge in selling properties occupied by tenants and navigating the associated legal requirements, a critical factor in the sales process.

Our standard security deposit is set at one month’s rent, unless otherwise specified by the owner. In cases where pets are permitted, we typically charge a $500 pet deposit per pet. It is important to note that in compliance with California laws, security and pet deposits for unfurnished homes may not exceed two times the rent, and for furnished homes, they may not exceed three times the rent.

Upon collection, the tenant’s security deposit is promptly placed in the broker’s trust account and held until the tenant’s departure. Following the tenant’s move-out, we are committed to refunding the deposit, minus any applicable deductions, within 21 days from the date of move-out, in compliance with legal requirements.

In assessing security deposit deductions, we conduct a thorough comparison of the property’s condition at the beginning and end of the tenancy, supported by time stamped photographs capturing the interior and exterior. Additionally, our lease agreement allows tenants a five-day window to independently document any damages or cleanliness concerns, which they would then email to us, providing timestamped and documented evidence of their observations.

While owners are not obligated to have the home professionally cleaned before the tenant’s move-in, we strongly recommend this practice. Utilizing professional cleaning services ensures a thoroughly sanitized and inviting living space for the tenant, and also sets the expectation for the tenant to maintain the same level of cleanliness upon move-out. Documenting the professional cleaning prior to move-in simplifies the process of deducting cleaning costs from the tenant’s security deposit, should the property not be left in the same condition as it was upon occupancy.

Our property manager is a licensed real estate broker with a proven track record in property management services since 2019. Additionally, our business partner brings over two decades of experience in the real estate industry and is also a licensed real estate broker.

As a dynamic and expanding enterprise, our company is dedicated to fostering a team of skilled professionals possessing the requisite licenses and education to effectively and efficiently manage our operations. Our overarching goal is to deliver exceptional service to our valued owners and tenants, prioritizing their satisfaction and well-being.

Should an owner choose to cancel their property management agreement with our company before securing a tenant, a cancellation fee equal to one month’s management fee is applicable. This fee is intended to cover the investments of time, effort, and resources involved in marketing the property, screening potential tenants, and showcasing the property.

At present, our company does not provide short-term rental services. While we may consider offering this service in the future, it is not currently available.

In our commitment to maximizing rental income for property owners, we conduct a thorough comparative market analysis of rental properties in the area. Setting the rental price too high can lead to prolonged vacancy, resulting in potential financial loss for the owner. For instance, if a property rented for $5400 per month and remained unoccupied for an extra month due to overpricing, the owner would miss out on $450 in potential monthly income.

Another drawback of overpricing a rental property is the potential for a high turnover rate. Tenants may be uncomfortable with the price, leading to dissatisfaction and a greater likelihood of moving out. When tenants feel secure about the rental price, they are more inclined to stay, take good care of the property, and appreciate their living environment.

We utilize comprehensive lease contracts for tenants that offer detailed protection for the owner, tenant, and our property management company. These meticulously crafted leases are designed by attorneys affiliated with the California Association of Realtors, ensuring a high level of legal precision and protection for all parties involved.

It is a mandatory requirement for all tenants to maintain renters insurance. For tenants with pets, we also mandate the addition of a pet rider to their insurance policy, with the owner named as additionally insured. 

Please note that certified service animals are not classified as pets under California law, and as such, we are unable to require them to be named on the renters insurance policy or to collect a pet deposit.

Our office operates from Monday to Friday, between 9am and 5pm. Saturdays are reserved for appointments, specifically for showings, new owner meetings, and inspections.

While we cannot accurately predict the duration of tenant procurement, we are committed to expeditiously securing qualified tenants for your property. Various factors, such as inflated rental prices, a sluggish rental market, unqualified applicants, and seasonal fluctuations, may contribute to potential delays in this process.

We offer diverse communication channels, including email, phone, text, and online portals. Our primary mode of contact is email, providing a documented record that ensures clarity and alignment, minimizing the potential for miscommunication and allowing easy reference when needed.

In order to engage our services, we kindly request the completion of a signed property management agreement, provision of keys or access codes, submission of a W9 form, and completion of a direct deposit authorization form.

We meticulously record all expenses for property owners, encompassing maintenance costs and management fees. This comprehensive record is reflected in your monthly owner statement and annual cash flow report, providing valuable documentation to accompany your 1099 form during tax preparation.

While the majority of our rental agreements stipulate tenant responsibility for utilities, certain property owners opt to cover pool maintenance, gardening services, and trash removal to preserve outdoor areas and extend the lifespan of pool facilities. It’s important to note that these services are not mandatory requirements set by the property owner.