Generally, we have your property leased within 14 days or less of being on the market. However, some homes will lease quicker and some homes will take a little longer to find a qualified tenant. We will begin to market your home the moment it is rent ready! The best time to have your home on the market is before the first of the month as tenants are usually looking to make a move at the end of the month. Which means that if your house is priced right, in good showing condition and available to occupy by the 1st then there should be no reason to miss a month of rent. We will guide you to price your home right the first time so we don’t have to reduce after it is on the market. At the time you turn over your property to us to handle, we will inform you of the current market conditions, which will give everyone a better idea of market time.

We strive to find tenants that you want in your rental home. We follow a strict set of selection criteria, plus a complete national credit report on each of the adult tenant applicants, a complete verification of their rental history from their previous landlord(s), a verification of their employment and a criminal background check.

We pride ourselves on a quick turnaround of your rental revenue and associated financial statements. Rent from the tenant is due on the 1st on each month, late on the 5th. Once we collect the rent on your behalf it is deposited into a trust account. It generally clears in three to five business days. We generally process your rent and a financial statement by the 10th of each month. We offer Electronic Funds Transfer (EFT) and if you opt-in to EFT your owner’s draws can be in your own bank account in as few as three business days from the time your tenants funds have cleared our bank (Bank of America).

All rents are due on the 1st of every month and late on the 5th of each month. If rent is not received as scheduled we serve a late rent warning compliant with California Statute called a 3 day Pay or Quit. Tenants who have not paid rent by the 14th are served with legal paperwork to file for eviction. If a satisfactory payment arrangement cannot be made at this time with the tenant, all paperwork, including but not limited to, copies of the lease and our notices served upon the tenant are forwarded to our preferred law firm to proceed immediately in filing an eviction action.

Should any tenant that we place into your rental property move out and break their lease (for any reason) during the first 6 months of their lease, we will waive our normal leasing commission and re-rent your home to a new qualified tenant at no charge!

We assist our property owners and residents by having independent qualified maintenance technicians do all necessary repairs. To avoid a conflict of interest with our property owners, we do not assess a surcharge to our owners on any maintenance or repair items and we ask that your tenants request all maintenance items in writing. In fact, work orders and repair requests can be generated right from this website that both our property owners, tenants and vendors can use to track the progress of the ‘fix’.

When your property is vacant we generally inspect it at least bi-weekly.

The next inspection is done prior to residents moving in. This is known as the “move-in inspection”, where we detail the condition of your property including photos or video. We inspect the exterior of our properties on a periodic basis and we also conduct other inspections when requested (inspection fees may apply), or if we determine that checking the property out is warranted. Within 90 days after the residents move in, we contact them to ensure all is well with your property and your tenants.

When the residents move out of your property we do another detailed inspection known as the “move-out inspection”. The move out inspection is done to ensure that the tenants return your rental home back to the condition they leased it in. Pictures and/or video taken on the move-in inspection are compared. If any damages are found, we will impose a claim on the tenant’s security deposit as required by the California Landlord/Tenant Laws.  If no damage is found, then we promptly return the security deposit to the former residents as well as complete the appropriate documentation required under California Statute.

Our primary objective is to attain the goals and objectives of our customers and their rental properties. We believe that familiarizing you with our process of how we lease and manage your rental property, we can avoid surprises that could occur later on. It is important that you realize that we will move forward with our administrative process as outlined herein, unless you otherwise direct us in writing.