Owner FAQs

We manage a variety of residential properties, including single-family homes, condos, townhomes, and small multifamily units. We also manage furnished monthly rentals and offer estate care and concierge services for second homes- Separate pricing and services apply.

We currently operate in South Orange County from as far south as San Clemente and as far north as Newport Beach, from the coast to the Canyon areas of south OC in the cities of Laguna Niguel, Dana Point, San Juan Capistrano, Rancho Mission Viejo, San Clemente, Aliso Viejo, Laguna Beach, Ladera Ranch, Mission Viejo, Coto De Caza, Lake Forest, Laguna Hills, Irvine, Newport Beach. Our local knowledge helps us set competitive rents, screen tenants effectively, and manage maintenance efficiently.

Yes. We are licensed under Niguel Point Properties Inc., in full compliance with California’s Department of Real Estate requirements.

We conduct a detailed rental market analysis based on comparable homes in your neighborhood, the condition of your property, and current market trends. Then, we recommend a rent level that balances maximizing income with minimizing vacancy.

It depends. Factors like your property’s condition, price, location, and the time of year affect leasing time. Based on industry benchmarks, it often takes 2–4 weeks to lease a home.

We screen tenants thoroughly like “detectives” powered by the latest AI technology to catch details that go beyond the naked eye. We check credit reports, employment/income verification, rental history, criminal background, including electronic identity and bank confirmation and more. We also contact landlord references to make sure prospective tenants are responsible.

While this is rare, if it does happen, we handle all collections and legal actions (evictions) in accordance with California law. Our involvement is included and any legal fees are payable by the owner. We also strive to prevent it through our rigorous screening process.

• Tenants can submit maintenance requests via our online portal (or by phone/email).
• We assess urgency, determine whether the issue is something the tenant can fix, and then dispatch a qualified, vetted vendor if needed.
• For after-hours emergencies, we have a 24/7 emergency line.
• We also schedule annual property inspections to catch potential issues early.

We understand and respect that owners may have preferred vendors. While we maintain relationships with trusted, insured, and vetted vendors, you can suggest a vendor. We’ll evaluate them (insurance, pricing, reliability) before approving them for maintenance work.

We hold the security deposit in a legally compliant trust account. At move-out, once we've assessed property condition, we work through any deductions (if necessary) and return the remaining portion to you or the tenant following California law.

• Once rent is collected from the tenant and all applicable bills (maintenance, HOA, mortgage, etc.) are paid, we issue owner draws.
• We typically process payments by the 6th of the month, depending on when the tenant’s payment clears.
• Payments are sent via electronic funds transfer (EFT) to your bank account for convenience.

Each month, you’ll get a detailed accounting statement that shows:

• All income (rent, fees)
• Expenses (maintenance, vendor invoices, HOA, etc.)
• Copies of repair receipts - We strive for full transparency, and there are no hidden markups on invoices.

We conduct move-in inspections, periodic inspections during tenancy, and a final move-out inspection. We may also schedule in person preventative maintenance walkthroughs annually to make sure there are no overlooked issues.

We handle the tenant selection process independently to keep things efficient, consistent, and in full compliance with fair housing laws. Our screening criteria are applied the same way for every applicant, which helps protect both the property and the owner. If an owner prefers to be involved, we can offer opportunities to contribute at certain points in the process, though this is not part of our standard workflow.

Yes, we charge a monthly management fee and a one-time leasing fee (for finding and placing a tenant). Our fees are competitive, and they reflect the comprehensive service we provide — from marketing and screening to accounting and maintenance. We’ll go over our fee structure in detail before signing any agreement so you know exactly what you’re paying for.

Our standard lease term is 12 months, but we can be flexible based on market conditions and your preferences. Furnished monthly rental terms vary from 30 days to 12 months.

We absolutely work with out-of-state owners. However, for non-resident owners, there may be California state withholding requirements. For instance, property management firms may withhold 7% of gross rental income and remit to the California Franchise Tax Board unless you submit certain IRS / FTB forms.

Our contract includes a termination clause with a 30 day notice. We’ll walk you through this in our agreement so there are no surprises.

Yes. If a tenant violates the lease (non-payment, lease breach), we handle notices, follow California eviction procedures, and coordinate with legal resources as needed. Our goal is to minimize cost and risk for you while ensuring compliance with local laws.

About 90 days before the lease end date, we begin our renewal review. This includes:

• Tenant Performance Review: We assess payment history, communication, and how well the home has been maintained to determine if the tenant is a good fit for renewal.
• Current Market Analysis: We review comparable rentals in the area to recommend an updated renewal rate that supports your long-term return while minimizing vacancy risk.
• Owner Recommendation: You receive our proposed rent, lease term options, and any suggested property updates. Nothing is offered to the tenant without your approval.
• Tenant Outreach: Once approved, we present renewal terms to the tenant and handle all communication and negotiations.
• Lease Preparation: If accepted, we prepare a new lease compliant with California laws and updated disclosures. All documents are signed and stored electronically.
• If the Tenant Declines: We immediately begin preparing the property for re-marketing and coordinate the move-out process to reduce downtime.

Great question. Here’s the process:

• We’ll do a property evaluation (condition, rent analysis).
• We’ll send you a management proposal / agreement.
• Once signed, we take photos, prepare your listing, and launch marketing immediately.
• You will receive access to our Owner Portal, where you can log in any time to view financial statements, work orders, tenant information, etc.