Our goal is to provide comprehensive property management services, allowing clients to spend their time running their core businesses or having more leisure time.

We try to fill every vacancy prior to it becoming vacant. Our advertising starts at least 3 weeks before the tenants move out.

The sources of advertising may include the internet, local news papers, rental agencies, public bulletin boards and for rent signs placed on property.

We personally show all properties and have a very strict key control program. We also screen all tenants on the basis of credit history, evictions, rental records, employment and landlord references.

All tenant are given our tenant information and instruction forms before signing a lease. A statement of condition and a video is taken of the property before the tenants move in.

A security deposit is taken and placed into a separate escrow account. Any cleaning or repair charges are deducted from the deposit as necessary.

Selecting the wrong tenant can cause future problems for the owners and us. Therefore, the initial screening process is done very carefully.

All rents and security are deposited into special trust account as prescribed by the California laws regarding trust fund handling.

Rents are prorated to the first of each month and become delinquent by the fifth day. If the rent is not paid by the fifth, a late fee is imposed. If the rent and late fee is still not received by the tenth, a three-day notice is served to pay or quit.

We try to work with the tenants to solve any problems that might occur. But if it seems obvious that a solution cannot be reached, we then must take action to protect the owner's interests.

If we do not get a response to the three-day notice, then the next step is to turn it over to a professional eviction company for the final eviction.

Before renting a property and after the initial cleanup and preparation for the new tenant, we take pictures of the property to document the condition. We use a video camera to film the landscape, exterior of the house, the bedrooms, baths, etc. If there should ever by any argument as to the cleaning or repair charges after vacation, we can refer to the video for clarification.

We also ask the tenant to sign our inspection report before moving in. If the tenant notices anything wrong that is not reported in the inspection sheet, it is the tenant's responsibility to point it out and have it included in the report.

Drive by inspections are usually done on a monthly basis. If we notice anything wrong, such as lawns needing water, cars being worked on in the drive ways, etc, we will send a notice to the tenant to resolve the problem A.S.A.P., as per our agreement.

Before a tenant moves into a unit, we make sure it is clean and all necessary repairs are completed. When the tenant moves out, we re-inspect the unit and again make sure it is ready for renting. If the unit needs cleaning or repair work beyond the normal wear and tear, then the costs are charged to the tenant and deducted from their cleaning deposit.

If the tenant calls for a request for repairs, we first determine if the repairs are necessary and if it should be charged to the tenant or to the owner. All approved repair work is normally finished within one week unless it is an emergency. We have a 24 hr paging system for the tenants to call. The owners should determine in advance what types of repairs and what the minimum costs for each repair should be allowed without prior authorization. We have an in house maintenance service. The fee for our services is approximately $20.00 per hours. But normally we provide an advance estimate for most jobs. There is a 20% charge for all parts and materials used. The charge included the time for shopping and purchasing materials and replacing anything that is defective and still under warrantee. The discounts we are allowed for quantity purchasing usually will offset the extra 20% charge.

We also use other contractors when the repairs are beyond our ability or if we are unable to get to the repair promptly.

We maintain two bank accounts for our clients. A tenant trust account and a separate trust account for all security deposits. All funds received are deposited and paid out through the tenant trust account. Security deposits are deposited in to the trust account, and then transferred to the deposit account.

We use a very efficient computer program called the Residential Property Management system (R.P.M.). This computer program is considered one of the best property management systems currently on the market and has been used by hundreds of property management companies for over twenty years.

All property owners are sent monthly and year-end reports. We can send owner payments directly to the owner, to their bank accounts or to a mortgage company as requested. At the end of each year a 1099 form is filed on behalf of each owner.

SET UP Fee: $50.00 for lease-up and full management service. Includes a video of the property, two photographs and computer set up. Videos are used to document the condition of the property and to show perspective clients.

LEASE-UP ONLY: 50% of the monthly rental amount. ($350.00 Minimum)

FULL MANAGEMENT SERVICE: 8% of the monthly rental amount.