We will schedule a convenient time with you to meet at your property in person and complete a tour, highlighting any issues or work that we would recommend in order to prepare you property to be leased to tenants. We are happy to coordinate any work that needs to be done for you using our extensive network of vendors.  Alternatively, you can complete the work yourself, or hire your own vendors. Either way is fine with us. We’ll be there to provide any help or guidance along the way.

Once all work is completed and the property is ready to show, we will photograph the property and prepare the listing. We will also create a 3D Tour virtual walk through of the property, allowing prospects to get a real feel for your property even before they have seen it in person.

You will be able to provide input and any important details for the listing, and once approved by you, we will syndicate the listing out to all of our advertising partners (Zillow, Redfin, Realtor.com, Apartments.com, Trulia, Hotpads, etc.)

From there, we will coordinate all showings directly with potential tenants and follow up with them to help ensure they know their application process and have any questions answered.

Our application process is designed to carefully select only the most well-qualified applicants. We conduct a thorough background check that includes Credit, Criminal & Eviction as well as ID and Income verification. We look for a TransUnion ResidentScore® of at least 650 with positive credit history, at least 3x rent in documented income, and verify positive rental history for at least the past two years.

After we have verified that an applicant fully qualifies, we do a thorough one-on-one review with you. If you approve, we will then prepare and send a lease agreement & supporting documents to the applicant to get everything finalized.

Next, we will prepare the lease agreement with all the relevant details and send the docs to your new tenants to review and sign all online. Our streamlined document signing system makes it incredibly easy and cuts down on turnaround time so that we can get your property leased quickly. Once the lease agreement is fully executed, you will be able to see the documents in your online owner portal.

After the lease is signed, we will follow up to provide your new tenants move-in instructions,  transfer utilities in their name, verify active renters insurance, complete any necessary HOA documents, and collect the deposit and first month’s rent through out secure online tenant portal. 

We’ll help coordinate their move-in by providing keys, HOA Rules & Regulations, as well as important information about things like the mailbox number, parking, etc.

Before your tenants move in, we’ll complete a rekey, final lite cleaning, and a thorough inspection to make sure everything the property is ready for your tenants. We take photos (to meet AB2801 requirements) in order to fully document the property’s condition.

Tenants can conveniently send maintenance requests and messages through our secure online portal. For urgent situations, tenants can text or call our after hours emergency line 24/7. These systems ensure tenants can reach us whenever needed. We’ve found that many maintenance requests can be resolved by simply troubleshooting with our tenants first. If the issue cannot be resolved with troubleshooting, we will coordinate a time to send someone from our extensive network of trusted vendors out to assess and/or complete the repairs. 

For any non-emergency maintenance that falls within the pre-approved maintenance amount of $500, we will proceed with the repairs. If it is looking like it will cost more than the pre-approved maintenance amount, we will be sure to send you an estimate for approval prior to proceeding with repairs. Once any repairs are completed, you will be able to see the before and after photos, estimate, and final invoice in your owner portal. 

If tenants violate their lease terms, we quickly take action and follow up to ensure that the tenants are back in compliance. For HOA violations, we follow up with the HOA directly and provide any proof of compliance that is required. 

We manage all lease modification requests, such as changes to roommates, new pets, or the installation of an electric vehicle charger. We will advise you on your rights and any restrictions related to such requests. Any modifications to the property or the terms of the lease agreement require your prior approval. If approved, we will provide your tenant with the necessary documents to be reviewed and signed electronically as addendums to the lease agreement.

Through your secure Owner Portal, you'll have access to all transactions, documents, statements, and reports. We utilize a full-month accounting method where collected rent is held for the entire month to cover expenses. On the last business day of the month, the net rent is directly deposited into your account. This approach eliminates the need for an ongoing reserve and ensures your statements reflect a complete calendar month.

On the first business day of each month, you will receive an owner statement detailing the previous month's income and expenses. Monthly expenses will be itemized on your statement, accompanied by a detailed invoice and photos of any work performed.

In January, we will provide you with a comprehensive Cash Flow statement for the preceding year. You can simply provide this statement, detailing the property's income and expenses, to your tax preparer along with any other expenses you may have paid outside of the trust account.

We believe strongly in Proactive Property Care, which means regularly taking care of a property’s maintenance BEFORE it starts to pile up or turn into costly repairs down the road. A well maintained property not only usually secures higher rent rates, but also keeps tenants happy so that they want to stay for longer.

Our Annual Maintenance Walkthrough is designed to address potential maintenance issues before they escalate into costly repairs. Before each lease renewal, we conduct a thorough walkthrough with your tenants to assess the property's general condition and identify any areas requiring attention. We are always sure to ask the tenants if there are any issues that thy have noticed. We capture photographs of both the interior and exterior to document the overall state of the home, with more detailed photos taken for any specific concerns we discover.

The walkthrough inspections includes:

Safety Compliance: We verify that all smoke and carbon monoxide alarms are correctly installed, operational, unexpired, and in full compliance with California law.

Plumbing Inspection: All plumbing fixtures are visually inspected for any signs of water damage, allowing for early mitigation to prevent further deterioration.

Essential Maintenance: We automatically schedule annual dryer vent cleaning and HVAC filter replacements. These crucial maintenance tasks ensure the safety and longevity of your appliances and HVAC system. We confirm their completion during the walkthrough.

For any actionable items identified, we will promptly arrange for repairs if they fall within your pre-approved maintenance limit. For more significant repairs, we will provide you with estimates to facilitate the necessary follow-up and completion. All walkthrough reports are conveniently accessible through your online portal for your review and reference.

About 3 months before the lease end date, we will generate and send you a Comparable Market Analysis Report that analyzes comparable properties that were recently rented. We’ll review the report with you in order to collaborate on a lease renewal offer that will maximize the chances of success with your tenant’s lease renewal while also keeping the rent rate reasonably in line with current market rates. 

Studies have shown that keeping a high quality tenant in place can save landlords thousands of dollars vs turnover costs, so we strongly recommend making sure that the renewal terms strike the perfect balance between staying with market rates and being reasonably favorable for your tenants so that they are motivated to stay.

We will communicate your renewal offer to your tenants and will follow up with sending them the necessary renewal documents for signature. Once the renewal is complete, you will be able to see the fully executed documents in your secure online owner portal.

When tenants vacate a property, we meticulously manage the entire move-out process. This includes coordinating inspections, processing security deposit disbursements in strict accordance with California law, and seamlessly transferring utilities back into our name. This ensures continuous utility service during the vacancy period, which is crucial for facilitating necessary repairs, cleaning, and property showings until a new lease is secured. All associated charges will be automatically debited to your account.

Upon receiving official written notice from tenants, we provide comprehensive move-out guidelines. These guidelines clearly outline tenant responsibilities and aim to ensure a smooth transition. Tenants are entitled by law to a Pre-Move Out Inspection. The purpose of this inspection is to identify any items that may be deducted from their security deposit, giving them an opportunity to address these issues before moving out if they choose. We proactively provide tenants with recommendations for qualified vendors for estimates on pre-move out inspection issues, as well as for move-out and carpet cleaning services. This collaborative approach ensures transparency regarding all tenant-related charges.

Once tenants confirm they have fully vacated the property, we conduct a thorough move-out inspection. During this inspection, we meticulously photograph any remaining damage or maintenance issues. It is important to note that only damages exceeding normal wear and tear can be charged to a tenant. We adhere strictly to AB2801, carefully highlighting and tracking all qualifying tenant charges to ensure fairness and accuracy.

In compliance with state law, any unused portion of the security deposit will be returned to the tenants within 21 days, accompanied by a detailed statement and all supporting invoices.

In the rare event that an eviction becomes necessary, we will manage the entire process on your behalf. Our services include serving the notice to pay, filing an unlawful detainer with our attorney, attending court as required, and coordinating with the sheriff for the lockout.