Property Management

Property Management with a Personal Touch!

As a small boutique office, we're able to give owners & tenants individual attention and take a hands-on approach to managing your property.  We help property owners with:

• Marketing, Showings, Tenant Screening, Background Checks, and Leasing

We don’t charge any management fees when units are vacant.  We charge half the first months’ rent for placement and leasing, which includes the above.

• Security Deposits

Tenant security deposits are kept in a Trust account as required by the Department of Real Estate and we handle final walk throughs, scheduling, and all the refunds when a tenant vacates.

• Repairs & Maintenance Services

Tenants contact us for maintenance issues, and we schedule the vendors needed to have the issue taken care if the repair is under $300.  We keep a reserve of this amount for each property, so we can handle these items at any time during the month without needing to inconvenience the owner for every little thing.  We always contact the owner for anything over that amount or as requested by the owner. 

• Rent Collection & Bill Paying

Our software allows tenants to pay online if they choose.  The accounting system tracks all spending per property so we can offer detailed Financial Reports.

• Owner Draws via Direct Deposit & Financial Reporting

We charge a management fee of 8% and deduct that automatically prior to doing the owner draws.  We try to do these payouts by the 12th of each month, depending on when weekends and holidays fall.  Payments are made electronically via direct deposit, and we send out a detailed Rental Owners Statement each month.

• If your unit(s) are already tenant occupied, we help make the transfer as smooth as possible for everyone.

We just need the original lease file, along with the security deposit and any keys to the unit from the current property management company or owner.  We would then set up a walk through and notify the tenants that we would be taking over the management.

We'll take the stress out of owning income property.

Give Jeff a call at 707-208-7678 to see how we can help you!

Rental Application Guidelines & Information

** Please Read This Entire Information Sheet. It explains what each applicant
will need to include for a complete application and will answer many of your questions.

• There is a $35 non-refundable screening fee per applicant. No applications will be processed until this fee is paid and the property has been viewed by the potential applicant. This fee can be paid online via EFT or bring cash to our office.  No credit cards or personal checks will be accepted.
• All applicants must fully complete the application. Please print clearly. An application is required for each resident over the age of 18 that will be residing at the property. Failure to fully complete the application, or if it is illegible, will delay the processing and could result in another applicant being accepted.
• A valid, current photo ID (driver’s license, military ID, state ID, or passport) and social security number are required for each applicant. 
• Applicant(s) must provide 2 months of paystubs from their current employer. If you recently changed jobs, a current paystub from the new employer and 2 consecutive months of paystubs will suffice.  We will also accept a statement of income from the new employer.
• A minimum of 3 years’ residential history is required. Rental history must be without any record of evictions filed against any applicant.
• Applicant(s) credit score should be 650 or above and be able to pass a background check. Credit history should not contain slow pays, collections, liens, or bankruptcy within the past three (3) years. Let us know if you have a credit problem and please explain the circumstances. If late payments are isolated to a mortgage and all other credit is satisfactory, then we will request property owner approval.
• Applicant(s) combined gross income should be 2.5 times the monthly rent.
• Falsification of any items in the application will result in automatic disqualification.
• ** Please Note** If you have a Housing Voucher, these guidelines may vary. You must include a copy of your current voucher, happy sheet, and a Request for Tenancy Application (RTA) along with the application and the other items we require.  If you are currently receiving assistance in another unit, you need to reach out to your case worker to start the process to obtain these documents.
• No pets (except for a service animal) of any kind are permitted without the specific written permission of the Housing Provider in the lease document. A pet addendum and an additional pet deposit will be required. Breed and weight restrictions apply.
• Multiple Applications: It is possible that we may receive multiple applications from unrelated applicant(s) for the same property at approximately the same time. In this instance, we will process all applications for consideration and the determination will be made based on the most qualified applicant and the property owner’s needs.