Owner FAQs

Request a free rental analysis. We pull comparable leases near your property, adjust for its specific characteristics, and give you a supported range with the comparables and the reasoning shown. There is no cost and no obligation.

San Francisco, all of San Mateo County, and south to Palo Alto, including the Coastside communities around Half Moon Bay. Our office is in Millbrae, close to the midpoint.

Residential only: apartment buildings, multifamily, duplexes through fourplexes, single-family rental homes, condominiums and townhomes. We do not manage commercial property, and we do not manage short-term or vacation rentals.

No. We manage everything from a single condominium to larger apartment buildings. What matters is that the property is residential and within our service area.

It depends on the property, the unit count and the scope of service. We build a plan for the specific property rather than applying a fixed schedule, and you receive the complete fee structure in writing before signing anything.

On collected rent. That matters during a vacancy or a non-payment, and it keeps our incentive aligned with yours.

Term and cancellation provisions are set out in the agreement and discussed before you sign. There is nothing in it that we have not walked you through.

No. Every fee we charge is in the agreement. If something is not listed there, it is not billed.

You set a dollar threshold. Below it we act and report; above it we come to you with quotes and a recommendation. Genuine emergencies affecting safety or the building are handled first and reported immediately.

Move-in and move-out inspections always, plus periodic interior inspections and exterior checks on a schedule set in your agreement. Every inspection produces a written report with dated photographs.

On a set date each month by direct deposit, once rent has cleared. The date is fixed in your agreement so you can budget against it.

Monthly statements with income, expenses and management fees itemized and vendor invoices attached, delivered through the owner portal, plus year-end summaries and 1099 reporting for your accountant.

Yes, provided they carry current license and insurance and are responsive to scheduling. Many owners keep a preferred plumber or electrician and let us handle everything else.

We apply the written screening criteria agreed with you, identically to every applicant, and present qualified applicants. Criteria must stay within what the law allows, and we will tell you plainly if a request falls outside it.

We follow a documented sequence — reminder, formal notice, and if it reaches that point, coordination with your attorney on the legal process. You are kept informed at each stage. We do not provide legal advice or representation.

We provide administrative compliance support: identifying which rules reach your building, calculating increases against the applicable limits, preparing and serving notices correctly, and tracking registration and filing deadlines. Where a matter needs legal judgment we say so and work with counsel you choose.

Deposits are held and administered in accordance with California requirements, including the timelines for return and itemized statements after move-out, and the initial inspection a resident may request before moving out.

Read your current agreement’s termination clause first, so you know what notice you owe. From there we handle it: records, leases and deposits are obtained and audited, residents are formally notified, and payment and maintenance channels move over. Most transitions complete within the existing notice period.

Their tenancy terms do not change because management did. They receive a formal notice, new payment and maintenance channels, and an introduction to their contact. Handled properly, a transition is a non-event for residents.

That is common, particularly with deposits and undocumented tenancies. We identify the gaps on intake, tell you what we found, and work through a remedy — involving your attorney where a gap has legal consequences.