Owner FAQ
Common questions from property owners, answered honestly.
The Properties We're Built For
We manage single-family homes, condos, townhomes, and small-to-medium multifamily properties (up to about 12 units) throughout San Diego County. Our sweet spot is residential rentals in urban San Diego neighborhoods where we know the market inside and out.
We don't manage commercial properties, large apartment complexes (13+ units), or short-term/vacation rentals. We focus on long-term residential so we can give every property the attention it deserves.
San Diego County. We're most active in central San Diego neighborhoods like Mission Hills, Hillcrest, North Park, South Park, Bankers Hill, University Heights, Normal Heights, Golden Hill, Point Loma, Ocean Beach, Pacific Beach, La Jolla, Mission Valley, Little Italy, and Carmel Valley. If your property's elsewhere in the county, give us a call and we'll let you know.
Structured Pricing
8% of monthly rent collected for single-family homes, condos, and small multifamily (up to 4 units), with a $200–$400/unit minimum. For medium multifamily (5–12 units), it's 7% with a $175/unit minimum. Both tiers include the same 16 services. See full pricing breakdown
$800 per placement. That covers marketing, photography, showings, full screening, lease drafting, and move-in coordination. If you only need tenant placement without ongoing management, our lease-only option is 50% of the first month's rent ($1,500 minimum + $250 media fee).
No. Every fee is spelled out in the management agreement before you sign. No setup fees, no cancellation penalties, no surprise charges. We earn when you earn, so if no rent comes in, there's no management fee. See full pricing
Tenant Selection
We run comprehensive background checks that include credit history, criminal background, eviction history, rental references, and income verification. We verify that income is at least 2.5x the monthly rent and contact previous landlords directly. We're thorough because we stand behind our placements with real guarantees.
Most properties rent within 2–4 weeks when priced correctly. We'll give you honest feedback if your property needs improvements or if the price needs adjusting. We'd rather have a tough conversation upfront than let your place sit empty. That's also why our 25-day vacancy guarantee exists: we're confident in our process.
We pull comps from multiple sources, factor in your property's condition, location, and features, and recommend a price that balances speed with maximum return. We'd rather price right and fill fast than overprice and lose months of rent to vacancy.
We handle everything. Professional photos go up on 50+ rental sites, inquiries are pre-screened, and we schedule and conduct all showings. You don't need to do a thing. We'll keep you updated on traffic and interest so you know where things stand.
Financial Control & Reporting
Tenants pay through an online portal. Owner distributions go out by the 15th of each month for the prior month's rent, via ACH direct deposit. If there's ever a delay, you'll hear about it from us before you need to ask.
The first month's rent covers leasing fees and any initial setup costs. You'll typically see your first owner distribution the following month. From there, it's the 15th every month like clockwork.
Monthly statements showing rent collected, expenses paid, and your net distribution. You also get 24/7 access to your owner portal with real-time data. At year-end, we send a 1099 and annual summary for your taxes.
Maintenance & Asset Protection
Tenants submit requests through their portal. For repairs under a set threshold (we agree on this together, typically $300–$500), we handle them immediately and deduct from rent. For anything bigger, we get your approval first. Emergencies affecting habitability or causing property damage get handled immediately regardless.
No. You pay the vendor's actual invoice. For larger projects over $2,500, there's a 10% project oversight fee that covers our time coordinating the work, getting multiple bids, and making sure it's done right. That's it.
We have 24/7 emergency coverage. If a pipe bursts at 2 AM, we're on it. We'll send the right vendor, minimize the damage, and loop you in first thing in the morning with a full update. You won't wake up to a surprise.
AB 1482 / TPO Compliance
AB 1482 is the California Tenant Protection Act. It caps annual rent increases and requires "just cause" for evictions on most residential properties. It applies to properties built before 2005, with some exemptions for single-family homes where the owner has filed a specific notice. We'll tell you exactly where your property stands and make sure you're compliant.
The maximum annual increase is 5% plus local CPI (Consumer Price Index), capped at 10% total. For most San Diego properties in 2024–2025, that works out to roughly 8–9%. We track CPI changes and calculate your maximum so you don't leave money on the table or accidentally exceed the cap. Try our AB 1482 calculator
Properties built within the last 15 years, single-family homes where the owner has filed an AB 1482 exemption notice with the tenant, condos and townhomes that are separately titled (with proper notice), and certain owner-occupied duplexes. But exemptions are tricky: you need the right paperwork filed at the right time. We handle this for every property we manage.
San Diego's local TPO adds protections on top of AB 1482. It applies to even more properties, has its own notice requirements, and includes relocation assistance obligations in some cases. Getting this wrong can mean fines or lawsuits. We stay current on both state and local rules and build compliance into every lease.
Violations can result in the tenant recovering up to three times the illegal rent increase, plus attorney fees. Improper evictions can be voided entirely. The penalties are real and the rules change often. That's why having a property manager who actually pays attention to this stuff matters.
Most multifamily properties are covered by AB 1482 unless they were built in the last 15 years. Every unit needs compliant lease language, proper rent-increase notices, and just-cause documentation if you ever need to terminate a tenancy. We manage all of this per-unit so nothing falls through the cracks.
Yes. We track CPI rates and know the formula. Or you can try our AB 1482 Rent Increase Calculator right now. Just enter your current rent and local CPI, and it'll show you the maximum increase allowed by law.
Legal Support
We follow a consistent process: reminder on day 2, formal notice on day 4, and begin legal proceedings if things don't resolve. We keep you informed at every step and work with qualified eviction attorneys when needed. Plus, our eviction guarantee covers up to $2,000 of costs beyond the security deposit.
Ongoing education, professional associations (like NARPM), and relationships with local real estate attorneys. California's rental laws change almost every year. We don't wait for problems to tell us something shifted; we're tracking it proactively so your leases and processes are always up to date.
Communication & Accountability
Monthly statements go out regardless. Beyond that, we reach out whenever something needs your attention. Even if the update is "everything's good, nothing to report," you'll hear from us. If you prefer more frequent check-ins or a specific communication style, just tell us. We adapt to you.
Yes. You'll know exactly who to call and they'll know your property. We're not hiding behind a call center or ticketing system. You get a real person who's accountable for your property's performance.
We're Picky About Our Owners, Too
We don't work with every owner who calls. We look for people who care about their property, treat tenants fairly, and want a real partnership. If that's you, we'll go to bat for you every single day.
If it's not the right fit, we'll tell you that too. We'd rather be honest upfront than disappoint you later.
A note for owners: If you've read this far, you're probably the kind of owner we like working with. Someone who does their homework. Reach out. Let's see if it makes sense.
