How do you screen prospective tenants? - I conduct a thorough background check on each applicant. I verify that they make at least three times the monthly rent and have steady employment, I check with their previous landlord to ensure that they have been good tenants, and I obtain a credit report to make sure that they haven't had any prior evictions and that they have paid their bills regularly. If their is a problem with their credit, I require last month's rent to be pre-paid in addition to the security deposit.

How often will my property be inspected? - I conduct an initial survey of the property's condition when the new tenant moves in. Further surveys are conducted upon lease renewals. I also conduct a survey if I receive any complaints about the condition of the property, and make sure that the problem is taken care of by the tenant.

How much will my property rent for? - There are several factors that determine how much a property will rent for, such as the number of bedrooms, square footage, location, amenities, etc. With the address of the property, I can check the computer to find out how much comparable properties in the same area have rented for, and find out the asking rent of any that are available now. I've found that this is the best way to determine the amount of rent to ask for a property.

How long will it take to rent my property? - The amount of time required to find a qualified tenant to rent a property depends both on the property itself, and on the current market. On average, three to four weeks is a good estimate.

Can you deposit the money right into my checking account? - Yes! If you have a local checking account, I am more than happy to hand-carry your check to the bank and have it deposited. All I need is you account number and the name of the bank.

Do you pay all the bills? - I will pay as many bills for the property as you want us to, and are comfortable with. Many owners prefer to handle these themselves, but it is totally up to you!

How much do you charge to find a new tenant? - Nothing! Many companies charge a significant leasing fee to find a new tenant, but I charge NO leasing fees!

How much do you keep for repairs? - Nothing! I do not require extra money for repairs. I will complete the necessary repairs, and bill you on the next month's statement. If any repair will exceed $300, I will call you first to get approval, unless it is an emergency.

Who holds the security Deposit? - As per CA law, I maintain the tenant's security deposit in a trust account. When the tenant moves out, any cleaning or repairs that are required are deducted from the deposit, and the balance is returned to the tenant. I generally require a security deposit that is fifty dollars less than a full month's rent, but if you want to require a different amount, that's what I'll do.

How are maintenance calls handled? - The tenants are responsible for the first seventy-five dollars of any minor repair. This does not include large appliances, air-conditioners, or heaters. I find that this policy encourages the tenants to take good care of the house, and costs the owner less. For major repairs, I contact a contractor that I use on a regular basis to repair the problem, and then bill you for the cost. When the unit is vacant, I do have a maintenance staff to complete the minor repairs.

How much do you add to each repair bill? - Nothing! You are billed only for the actual cost of the repair work. This is part of our job as your property managers.

How are prospective tenants found? - I advertise your property in the Craigslist.org, I post a yard sign at the property, Place ad in our storefront on Historic Main Street Pleasanton and I list it on this website, all at no cost to you.

How much do you charge? - For single family homes, I charge 9% of the monthly rents collected, for condos and townhouses I charge 10%.
There is also the choice of doing what I call LEASE ONLY "Tenant Finder" service where you manage the property yourself and just want help finding a qualified tenant. For 5% of annual lease amount I will assess, show, advertise, screen, check credit and references and deliver qualified tenant. This varies between $650 min up to $3000 for large estates. You pay me after I deliver check for first and deposit. This can save owners costly lengthy vacancy periods.