Owner questions, plainly answered.

Three tiers: Essential at 10%, Comprehensive at 12% (most popular), Premier at 15%, all percentages of collected rent (never charged on vacant months). New properties pay a one-time leasing fee equal to 50% of one month's rent. Existing tenanted properties skip the leasing fee.

Maintenance is billed at vendor cost with no markup. We issue 1099s to your vendors at year-end. Full pricing detail on the pricing page.

Our fee is calculated on rent we actually collect. If a tenant misses a month, we don't charge our fee on that month. This aligns our incentives with yours.

No. Vendor invoice = your statement line. No technology fee, no portal fee, no renewal fee (on Comprehensive and Premier), no "miscellaneous" line items. Every dollar is traceable to a receipt.

30 days written notice, any time, for any reason. We'll do an orderly transition with no exit fee, no clawback. We'd rather lose the contract than fight to keep it.

Our portfolio average is 17 days from listing to signed lease. The Bay Area median for comparable 3–4 BR SFR is 32 days. Two things drive the gap: we re-comp every Monday, and we cluster showings into two windows per week to compress the decision timeline for serious applicants.

3-bureau credit check, employment verification (direct from employer), income at 3x rent minimum (verified via pay stubs or offer letter), and two prior-landlord reference calls. For applicants with non-traditional employment (founders, contractors), we accept bank statements + tax returns. Final decision is always yours.

Day 1 past due: automated reminder. Day 5: personal call from your portfolio manager. Day 10: formal 3-day pay-or-quit notice. Day 14: we coordinate with our eviction counsel if needed. Our 99.2% on-time collection rate exists because the first call comes from a human, fast, most issues resolve in 48 hours.

Yes, most of our owner relationships start with a tenanted property. We do a tenant onboarding call, review the existing lease for compliance, and take over rent collection and maintenance dispatch. No disruption to the tenant; no leasing fee since we didn't place them.

Tenants reach our 24/7 maintenance line directly, answered by a human within 30 minutes. Urgent issues (no heat, no water, leak, lockout) get dispatched within an hour. Non-urgent issues over $400 require your approval, texted to you with photo and vendor estimate before we authorize.

No. Vendor invoices flow through to your statement at exact cost. Plumber charges $184? You see $184 on your statement, with a link to the actual invoice in your owner portal.

A vetted network of 34 licensed, insured vendors across plumbing, HVAC, electrical, roofing, landscaping, locksmith, and appliance repair. Pre-negotiated rates, average response time under 4 hours for non-emergency work.

Yes. We operate under California DRE license #01989487. Our designated broker has 18 years of Bay Area residential management experience. Trust accounts are audited annually by an independent CPA firm.

We track AB 1482 effective rent caps per property (CPI + 5%, capped at 10%) and apply them automatically at renewal. For properties in Mountain View, we apply CSFRA for covered multi-family. For San Jose, we handle ARO for apartment buildings. For Redwood City, we manage just-cause eviction documentation.

Strict CC §1950.5 compliance: deposit held in trust account, itemized accounting within 21 days of move-out, photo-documented condition record at move-in (which protects both sides).

One-page PDF on the 5th of each month. Income at the top, operating expenses below, net deposit at the bottom, clean and readable. Plus a digital ledger in your owner portal with every line item linked to its source receipt.

Yes, we deliver a Schedule E export by January 31, formatted to drop directly into TurboTax or your CPA's software. We also issue 1099s to your vendors on your behalf. For Premier-tier clients, we coordinate directly with your CPA throughout the year.

We've worked alongside dozens of 1031 exchanges. We can produce rent rolls, vacancy reports, and verified income letters within 48 hours for your lender or QI. Bring your CPA and we'll loop them into reporting directly.

The Peninsula and South Bay, exclusively, 28 cities from Burlingame down through Gilroy. See our service area grid for the full list with live rent benchmarks.

We'd rather know two markets deeply than spread across the entire Bay Area. The East Bay and SF have different rent ordinances, different vendor networks, and different tenant profiles. Several quality firms cover those markets well, we'll refer you to them.

We specialize in single-family residences and small multi-family (2-4 units). For apartment buildings over 5 units, we have referral relationships with firms that focus on that asset class.

No. We exclusively manage long-term residential leases (12-month minimum). Different business, different operational model, different tenant relationship. For short-term rental cohosting, there are several Bay Area specialists we can refer you to.