OWNERS FAQ
How do you determine the market rents for my property?
We will conduct a rental survey of the homes for rent next to your property. This will include calling existing For Rent signs in the area, going inside the units to compare value and upgrades done inside those units. Determining how many similar units that are for rent at the time of your vacancy and projecting a correct price. We will factor in the present economic conditions, location of your property, and type of tenant to expect when setting a price.
Will I have final approval of who moves in my properties?
We will provide you with a complete rental application, credit report, proof of employment with YTD income, copy of driver’s license or equal form of identification.
Based on this information we will recommend the best applicant for your property. Of course you will have final decision at that point.
How is the rent collected and paid to me?
Rents are due by the 5th of each month, late fees are applied after that day. Tenant payments are made using Rentcafe online bill payment software and transferred into Broker’s Trust Acct using ACH transfer. Management expenses and repairs will be deducted each month and the balance will be transferred into your account along with an emailed expense report. Expect the process to clear into your account by the 10th of each month.
ACH payment release along with the day tenant originates rent payment will determine when payments can clear into your acct each month.
Bank ACH payment releases are calculated to include 2 business days excluding weekends and holidays.
Who pays for repairs as they come up?
We send out the appropriate contractor/handyman for a repair. If you want to keep your same vendors on your property we will us them instead. On larger repairs above $250, we will notify you before starting a repair unless told otherwise. Major repairs will receive multiple bids and discussed in detail with you before any work begins with your approval.
How do you control operating expenses?
Over the years we have developed relationships with plumbers, roofers, termite companies, handymen, electricians, and others to streamline the cost of operating a building. From consistent use of these vendors we can provide competitive pricing.
How much do you charge for your service?
We charge 6% of monthly scheduled rents.
This service includes collecting rents and depositing net proceeds into your account.
Full service includes paying all aspects of your property at 10% of rents collected.
- Property taxes
- Water bill
- Mortgage
- Utilities
- Insurance
- City licenses
Who keeps the security deposits?
We make all security deposits payable to you unless we operate your building at full service.
How do you handle evictions?
We post 3 day notices for $75. After that is past, we forward all information including lease agreements to an eviction attorney. Currently the cost of our attorney is $1,300 which includes, court filing fee, sheriff lock out, and attorney’s fee including 1 court appearance. If property management company appears on your behalf we will charge $400 for court appearance.
Due to COVID19 pandemic, typical court appearance times and eviction processes may change significantly due to high demands.
TENANTS FAQ
Who do I pay my rent to each month?
Make payments each month using Rent café portal. Upon acceptance of moving-in, instructions will be given to use this online bill payment system to track your payments.
Who do I contact when an issue comes up inside my apt?
Call the office and we will send out the appropriate person to handle the job. We will address all problems in a timely manner.
Who pays for repairs and could my rent go up if I call too much for repairs?
If the problem is not caused by the tenant we will be fixing the item at no cost to the tenant. We want to maintain the building at all times so that bigger problems do not develop. Your rent will not increase if you call about repairs.
Can I get reimbursed if I make the repairs myself?
No matter how handy you may be, we can not pay for repairs done without prior approval. Under most circumstances we will do the repairs our self unless prior agreement is made.
Can I subtract the rent from repairs I did myself?
Rent needs to be paid in full each month. Unless your request for repairs has been ignored and you have made several attempts in writing to get work done, only then do you have the right legally to subtract the repairs from the rent. This of course will never happen with our company. We strive for immediate service at all times.
What happens if I lose my keys and I am locked out?
Unfortunately this is not considered an emergency. We may come out for a fee of $30, but if no one is available you will need to call a locksmith.
Can we sublet?
Subleasing is not allowed without prior approval of the management company. Upon approval, a new lease will be drawn up with all people occupying the home.
What happens with my deposit if I move out earlier than my other roommates?
The deposit stays with the home until all tenants have moved out.
How long does it take to get back my deposit and what is it used for?
California law states the deposit must be returned in 21 days from when tenant returns the keys. Deposit is not to be used as last months rent. It can be returned to you if you return the unit in the same condition that we gave it to you. We will give you an opportunity to recover your full deposit by making repairs necessary yourself. Normally we will walk through your place 1 week before you move out to see what needs to be done.
Can I smoke inside my place?
If it states no smoking allowed in the rental agreement, you will need to go outside.
Are pets allowed?
Only a verified service animal is allowed without discrimination.
If the lease agreement says no pets, you must follow the contract.
I want to move out before my lease is up, what happens?
You are responsible for the lease term until we fill in your vacancy. In most circumstances we can fill your space within 30-60 days.
My smoke detector keeps beeping?
Normally when a constant beep sounds, it is time to replace the battery. If the problems does not go away call the management office.