Frequently Asked Questions

Answers to some of the questions you may have before contacting us can be found here.

How do you advertise your vacancies?

We start the marketing process at the time we receive a 30-Day Notice from your resident. Your property will appear on our vacancy list that is posted at our office as well as on the internet. We can also put a sign on your property giving drive by rental prospects access to our 24 Hour Hotline Recording. Approximately 1 out of 4 prospects come to us from signage at the property. We will also advertise in local publications that will give you the needed exposure to rent your property as quickly as possible.

How quickly do you contact me when my property comes vacant?

We will send you a letter in the mail when we first receive the 30 Day Notice to Vacate. This letter informs you of the move out date and the projected rent for the property. When the property is vacated, we will go inspect it to determine what needs to be done to make it rent ready again. We will then contact you with our repair list (if any) and the projected costs.. You will have the opportunity to see your property or do the work yourself if you prefer.

How do you screen applicants?

We require a detailed written application from each adult and photo identification. A credit check will reveal hidden addresses and pay history. If the credit history passes our requirements we will verify all addresses lived at and talk to the owner about those previous tenancies. Our access to tax records will allow us to verify ownership and a "Reverse" phone directory will allow us to determine who owns the telephone numbers that are provided. We will also verify employment and income levels. No applicant will be approved until all questions are answered to our satisfaction.

Who pays for repairs to vacancies?

After the move-out inspection, we will determine who is responsible to pay the bills to bring the property back to the condition it was in prior the resident moving in. We are allowed by law to charge the resident's deposit for rent, damages above normal wear and tear, and cleaning. We will charge the resident for everything that they should be charged for. We want you to know that we consider this an important time in the management cycle, and we will protect your interests.

When will I get my check and report?

All rents are due on the first and considered late if received after the 3rd of the month. Owners have the option of an ACH direct deposit by the 10th or 11th of the month or they can choose to have an early check and report sent to you. In that case, we can send your check and report by the 10th. Since rent checks must clear the bank, it is not practical to send funds earlier than the 10th.

Who handles problems late at night?

Our 24 Hour Hotline will take the residents call and page the manager on call. We will then talk with the resident to determine how to proceed. Many times we solve a problem over the phone or by simply calling one of our plumbers that we have access to 24 hours a day.

Can the tenant get my phone number and address?

Our office staff is trained to protect your confidentiality. We will not release any information about you to anyone without your approval. Be aware that anyone can access the tax records. If your address is on the tax roles, you may be contacted! For added protection, you can obtain a fictitious name in Sacramento County and apply that name to your ownership records or simply use a post office box for all mail concerning your property including your tax records.

Are you the cheapest company in town?

Probably not. Our management fees are very competitive and we certainly are not the most expensive. We are experienced and committed to get the best resident at the highest possible rent. When ALL fees are considered, we are actually less expensive than most companies around, and we have been in business since 1985.