Tenant Screening

We believe this is the most important aspect of management. The wrong tenant can be costly to an owner. By following our time tested tenant screening criteria we have a very low eviction rate.

Tenant Interview

We typically meet for approximately 1-2 hours at the lease signing with all of the approved tenants. We go over every aspect of the lease and cover important details multiple times.  We clearly state what is expected of them and what they can expect from us as their landlord.  We also use this time to get to know the tenants and build rapport with them.

Tenant Lease

Agreement

We require all tenants to sign a nine-month lease, unless an owner would like a longer term.  After that time period the agreement reverts to a month to month tenancy unless another lease term is executed.  We use a very comprehensive lease produced and updated by the California Association of Realtors.

Advertising

and Marketing

We currently advertise our vacancies using: a dedicated pre-recorded telephone number, flyers outside our office door, and a sign on the property. Our free internet advertising includes; The Multiple Listing Service, Realtor.com, West Side Rentals, Pennysaver.com, Craig’s list and Rentwithhawes.com.  We also pool together owners to run a Six-Pack ad in the Daily Bulletin that runs approx. $40 per Owner per week if you choose.  If you wish to have your property advertised weekly we can set it up for you and then bill you for the cost of the print ad.

Increasing Rent

We continually monitor the market and the economic factors that move the Rental markets. We then evaluate the Rent on the property once a year and adjust it accordingly.

Direct Deposit

We offer owners convenient monthly direct deposit for disbursement of funds.

Detailed Financial Information

We provide detailed monthly statements as well as a complete year-end statement that organizes everything you need for tax preparation. This also includes copies of all receipts and invoices.

Accounts Payable

We keep track of and pay all property services and expenses, including gardening, HOA fees and any other bills you would like us to pay. 

Maintenance

and Repairs

We have a fully staffed maintenance department consisting of a manager and three maintenance men.  Our experienced staff only does repairs that make sense for income properties.  If you use our maintenance department the cost is $35 per hour plus any material cost. 

Unlawful Detainer

It does not happen often, but the worst-case scenario occurs when a tenant does not pay rent and will not move out. We have a business relationship with a law firm that is familiar with handling real estate problems at very reasonable rates and in a timely manner.

Property Inspections

Regular drive-by inspections alert us to situations in which a property may not be getting the best care and we will then inspect the interior. We also schedule yearly interior inspections.

Facilitating Contractors

Complete Documentation

Fees

Advertising

and Marketing

We currently advertise our vacancies using: a dedicated pre-recorded telephone number, flyers outside our office door, and a sign on the property. Our free internet advertising includes; The Multiple Listing Service, Realtor.com, West Side Rentals, Pennysaver.com, Craig’s list and Rentwithhawes.com and many other capture sites.  We also pool together owners to run a Six-Pack ad in the Daily Bulletin that runs approx. $40 per Owner per week if you choose.  If you wish to have your property advertised weekly we can set it up for you and then bill you for the cost of the print ad.

Tenant Screening

We believe this is the most important aspect of management. The wrong tenant can be costly to an owner. By following our time tested tenant screening criteria we have a very low eviction rate.  We will screen as many applicants as needed to find an owner a qualified tenant.

Tenant Interview

We typically meet for approximately 1-2 hours at the lease signing with all of the approved tenants. We go over every aspect of the lease and cover important details multiple times.  We clearly state what is expected of them and what they can expect from an owner as their landlord.  We also use this time to get to know the tenants and build rapport with them. An owner is more than welcome to sit through this process with us and meet their new tenant.

Tenant Lease

Agreement

We require all tenants to sign a nine-month lease, unless an owner would like a longer term.  After that time period the agreement reverts to a month to month tenancy unless another lease term is executed.  We use a very comprehensive lease produced and updated by the California Association of Realtors.

Property Inspections

Our Maintenance Manager will perform a detailed property inspection that will outline the functionality of all major components of the home.  From this we will create a detailed list of work that may need to be performed in order to have the home in the proper Rent Ready Condition.  We also visit the property once a week while it is vacant to check for vandalism and to run the water through the faucets and flush the toilets to prevent seals and gaskets from drying up.

Maintenance

and Repairs

We have a fully staffed maintenance department consisting of a manager and three maintenance men.  Our experienced staff only does repairs that make sense for income properties.  If you use our maintenance department the cost is $35 per hour plus any material cost. An owner is more that welcome to do repairs themselves or have their own people work on the property.

Facilitating Contractors

Complete Documentation

Fees

We coordinate work with outside contractors if needed, such as roofers, exterminators, heating and air, or any others that may be needed.  All contractors must be fully licensed and insured.

We will create a tenant file with all of the paper work needed for an owner to start managing the property.  We also provide make ready estimates, move in and move out condition reports.  We also take up to 200 photographs upon move in and give that to the owner on CD.  Nothing is left to chance when it comes to refunding the deposit.

We charge 1/2 of the rental price obtained.  There is a $250 charge if an owner decides to take back the property before we are successful in finding and placing a tenant.