We represent homes that are clean and functional. We do not expect homes to be fully remodeled or in brand new condition. We do expect our homes to be clean and fully functional at the start of a lease. Just as we expect tenants to maintain the home and to keep it clean, we expect our owners to maintain the property the same as it was at the start of the lease.
Once we receive the signed management agreement, we are officially representing you as your property manager. As a property owner, you are provided an online portal where you will have access to all your monthly and year-end statements. You will also have access to documents related to the property.
Occupied Property – Existing tenants are contacted directly and notified of new management. We provide a transition checklist to the Owner or previous property manager.
Vacant Property – An inspection will be completed on a vacant property. This is a detailed inspection that evaluates the cosmetic and functional condition of the property.
Maintenance Estimate –An estimate will be created based on the repairs we consider to be necessary to properly market and lease the home.
Rent Rate – Rent is set based on a market analysis of current and recently rented comparable properties. Our company policy is to achieve the highest rent possible within 30 days or less on the market.
Marketing –We use a rental listing software that provides syndicated listings on over 30 different websites including Zillow and Trulia; and an automated system that simplifies the property scheduling and showing process.
Tenant Screening -Our screening criteria is based on Fair Housing regulations. Any applicants that meet our screening criteria will be approved. The property owner has the right to set certain restrictions such as pet policy or lease start date. Restrictions cannot violate Fair Housing law, such as family status or source of income.
Pets – A property owner has the right to accept or deny pets. However, an application cannot be denied to an applicant with a certified service animal. Service animals are not pets by Federal law. Fair Housing law does not allow owners to collect additional deposit or rent for service animals.
QC Inspection – An inspection of the property is conducted to confirm the condition and cleanliness of the property. Any pending items are taken care of before the move-in, when possible.
Move-In Day –Depending on the lease start date, the move-in will be scheduled either on the lease start date, or one business day prior to the lease start date during regular business hours.
Tenant Walk-Thru – A walk through is completed with the tenant to review the condition of the property. A report is created to note any pre-existing wear and tear, as well as any cosmetic defects.
Initial Rent and Billing –Management and Leasing Fees are deducted from the move-in funds. Any outstanding invoices for maintenance completed during vacancy are deducted as well. The remaining balance is then transferred directly to the Owner’s bank account.
Rent – All rent payments are due on the 1 st of every month, considered late on the 5 th of the month. Rent is considered received on the day it is delivered to the property manager or processed online.
Payment Processing –Rent payments received before the 4 th of the month, are disbursed to owners between the 8th-12th of every month, based on bank processing times.
Owner Disbursements –Management fee and any maintenance charges due from the previous month are deducted from the rent collected. The remaining balance is then transferred directly to the Owner’s bank account.
Monthly Statement – A monthly statement is generated around the 10 th of every month. The statement itemizes the accounting for the month, including any invoices and maintenance orders that were billed.
Lease-End Date – A lease end date does not automatically terminate occupancy or tenancy. If a lease expires and an extension is not received, the lease will continue as a month-to-month agreement. If the Tenant plans to move out by the lease end date, they must provide a notice at least 30 days prior to the lease end date.
Lease Renewal –We conduct a market analysis to determine if a rent increase is necessary. Unless otherwise specified, we determine renewal rates for both a 12-month lease extension, and a month-to- month rate. The owner may request an adjustment within the allowed rate increase limits. The renewal rate options are sent to the Tenant at least 30 days prior to the lease end date.
Extension of Lease – The Tenant has up to the lease end date to choose the terms of their continued lease. If the Tenant does not accept an option, the lease will default to a month-to-month agreement and rate.
Rejection of Renewal – The Tenant has the right to request a modification of the rate and term. The Tenant may also choose to provide a 30-day move out notice. The 30-day notice will be based on the day the notice is given, not the lease end date.
Tenant Notice – Tenants may terminate their occupancy at the end of their lease or their month-to- month agreement by providing a written 30-day notice. The lease end-date does not automatically terminate a tenancy. A minimum 30-day notice is always required.
Owner Notification – Owners are notified when a tenant provides a move-out notice. Unless the Owner is plans to no longer rent the property, no action is needed on their part.
Pre-Move Out Inspection – A visual inspection is performed to evaluate the cosmetic condition of the property. We also ensure tenants understand their responsibilities and move-out instructions.
Final Inspection – A final inspection is conducted once the property is vacated. Any repairs that are deemed necessary for the property to be Rent Ready, are noted as either normal wear and tear or tenant damage.
Tenant Damage – Any repairs beyond normal wear and tear are considered to be the tenant’s responsibility. They will be billed and deducted from the security deposit.
Wear & Tear – The Owner is considered responsible for normal wear & tear repairs.
Final Disposition –The tenant is provided a final disposition letter and refunded and security deposit balance. The move out is then considered complete.
Notice – Tenants with a rent balance due as of the 5 th of the month are issued a 3-Day Notice to Pay or Quit. This does not mean the tenant needs to move out in 3 days if they cannot pay their past due balance. In California, the 3-Day Notice is a required legal document that must be served before commencing any collection or legal process.
Delinquency – If the Tenant does not respond or fails to make a payment by the expiration of the 3-Day Notice, the Tenant is considered delinquent and in violation of their lease. Our policy is to give a Tenant at least 2 days after the 3-Day Notice has expired to either pay the balance in full or make a payment arrangement before starting the eviction process.
Reasonable Attempt to Collect – From the time rent is due, we continue to make all reasonable attempts to collect rent until it is paid in full or legal action is finalized.
Eviction – If a resolution cannot be reached within 2 days of the 3-Day Notice expiration, a Complaint for Unlawful Detainer is filed with the court.
Time to Contest – The Tenant has 10 days to contest a filing. If contested, a court date is set. Contested evictions are referred to an attorney to complete the process. If the filing is uncontested, the court issues a default judgment to proceed with the eviction.
Resolution Efforts – During the eviction process, we continue efforts to collect on the past due balance or negotiate a move out agreement before the eviction is finalized.
Property Lock-Out – Once the court provides a final judgment, we coordinate a lockout with the County Sheriff. We accompany the Sheriff on the day of the lockout. If the tenant is still in the property, the Sheriff will remove them. We then take possession of the property.
Delinquency Move-Out – A tenant may have an outstanding balance when they move out of a property because of past due rent or property damage. In both instances, the security deposit will be used to pay for the balance or the repairs. If the security deposit is not enough to cover the total balance due, we proceed with legal action to collect the debt.
Demand Letter – A demand letter is sent to the Tenant’s last known address. From the date the letter is sent, the tenant has 30 days to pay the balance or reach a settlement agreement. Otherwise, we proceed to collect the debt through a collection agency or small claims court.
Collection Agency – Debts under $2,000 are generally referred to a collection agency. They handle all collection efforts, including reporting to credit bureaus. If they are able to collect, they retain between 30%-50% of the amount collected. Collection agencies generally make reasonable efforts for up to 4 years before considering a debt uncollectable.
Small Claims – With debts over $2,000, we proceed with small claims court. The Owner may be responsible for any upfront court and legal fees. If the court rules in our favor, a judgment is filed against the Tenant. We can then proceed with collection through wage garnishments or bank liens.
Eviction Move-Out – Once an eviction is concluded, the Owner has the right to collect all back-rent, legal fees, and the cost for actual damage to the property. A money judgment can be obtained from the court. We can then proceed with collection through wage garnishments or bank liens.