Leasing and renewals included
You won’t pay a separate leasing or renewal fee. Outside vendor bills are passed through without a markup. Repair costs and our own maintenance work are billed separately.
How our fees workHere’s how we would manage your property
Leasing and renewals are included in our management fee. We inspect the exterior each month and send you notes explaining how the property is doing and what needs attention.
Fees, property oversight, and owner reporting
Monthly exterior inspections
We visit each month to check the exterior, grounds, and common areas. We document what we find and follow up on anything that needs attention.
How we look after the propertyMonthly notes and financials
We explain the rent and expenses, any vacancies or repairs, what’s still open, and whether we need anything from you.
Read a sample updateWhat kind of property do you own?
We manage rental homes, small portfolios, and apartment communities. Here’s what that looks like for each.
Apartment communities & portfolios
Multifamily
We handle leasing, rent collection, resident questions, repairs, and the accounting for your apartment property. Our monthly reports cover how it’s doing and the items we’re working on.
- Vacancies, asking rents, leasing activity, and renewals
- Resident communication and delinquency follow-up
- Repairs, unit turns, vendor coordination, and property oversight
- Monthly financials, property updates, and decisions that need your input
Rental homes & small portfolios
Single-family
If you own one rental home or several, we can handle the leasing, residents, repairs, and accounting. We’ll keep you informed and call when something needs your input.
- Marketing, showings, screening, leases, and move-in coordination
- Rent collection, resident questions, and lease renewals
- Repair coordination and approvals under your agreement
- Monthly financial reporting and a recap of items that need explanation
How the work gets done
What we handle
Leasing & residents
We review the asking rent, advertise vacancies, arrange showings, screen applications, and handle leases and move-ins. Once a resident moves in, we handle their questions, rent collection, and renewals.
Maintenance & condition
We review repair requests, arrange the work, and follow up on completion. During monthly exterior inspections, we check things like landscaping, debris, lighting, and visible maintenance problems. What we find is documented for follow-up.
Accounting & reporting
We record rent and expenses, pay property bills, and prepare your monthly reports and owner payment. Rent collected, bills due, and the money held for upcoming expenses all affect how much we can send you.
Communication
You can call us.
If something needs a conversation, we pick up the phone. We use email and text too, and put important decisions in writing so there’s a record of what was agreed.
Brad stays involved with owners and larger decisions. The team handles the daily work. If you’re not sure who to ask for, call the office and tell us which property you’re calling about.
Call (530) 342-2214Monday–Friday · 9:00 a.m.–4:30 p.m.Owner reporting
Here’s what our monthly notes look like.
Along with the financials, we send notes about leasing, collections, repairs, and property condition. They explain what happened during the month and what we’re doing next.
Sample owner update
From our monthly reports
These excerpts come from our owner reports. We’ve shortened them and removed property details, unit numbers, dates, and dollar amounts.
General recap
The month benefited from full rent collections and limited turnover spending. Some recurring vendor invoices remain unpaid, so those expenses are not reflected in the cash results. Cash will decline when those invoices are paid.
Occupancy & leasing
All units were occupied at month end. Two upcoming vacancies are advertised, and one has applications. Another unit on notice is already rented.
Delinquency
There are small positive resident balances. The rent roll has a net credit balance because many residents paid ahead; those credits are not delinquency.
Expenses & completed work
Water expense increased above its recent range. We are reviewing the invoice and property usage. Completed work included a refrigerator replacement, a refrigerator repair, and a smoke detector installation. A light connection still needs follow-up because access was unavailable.
Property condition & pending items
Several vehicles were posted after the exterior inspection. Tree clearance and a sidewalk obstruction remain documented findings. No additional exterior work is scheduled.
Need anything from you?
None this month. We have the open items covered and will report back next month.
General recap
A steady month: the home stayed occupied, rent is current, and no maintenance work orders were completed. Our follow-up is the yard condition documented during the exterior inspection.
Occupancy & delinquency
The home is occupied, with no rent past due. The negative balance on the rent roll is prepaid rent—a resident credit, not delinquency.
Notable expenses
The month’s expenses were management and pest control. There was no unusual repair expense.
Property condition
The exterior inspection documented dry or possibly dead grass, visible weeds, and a front tree that appears dead. The inspection did not establish whether the tree belongs to this home or the neighboring property.
Pending items
We are contacting the resident about the grass and weeds. We will confirm tree ownership before recommending any work.
Need anything from you?
No owner decision is needed at this time.
The full report also includes financials and the expected next owner payment. Depending on the property, it includes inspection photos, completed work, and bill details. You can find your statements and shared documents in AppFolio.
More about owner reportingFee approach
What does management cost?
Tell us about the property and we’ll give you a proposal. Before you sign, we’ll go over what’s included, what costs extra, how much money the property needs to keep on hand, and which expenses need your approval.
Leasing and renewals are included
Leasing and lease renewals are part of the management fee. There’s no separate fee when we place a resident or renew a lease.
Property expenses are separate
The cost of repairs, maintenance, and improvements is separate from the management fee. We pass outside vendor bills through without a markup. Work done by our maintenance team is billed separately.
We put the details in the agreement
The fee depends on the property and the work involved. Your proposal and management agreement will spell out the rate, services, and other charges.
Switching managers
Already have a manager?
We’ll work with you and the outgoing manager to gather the records, arrange the handoff, and tell residents what’s changing.
Set the start date
We’ll go over the property and your current arrangement, confirm any notice requirements, and agree on when we’ll take over.
Gather the records
We’ll request leases, resident records, account balances, deposits, keys, vendor details, and information about unfinished work.
Let residents know
We’ll arrange notices explaining how to reach us and where to pay rent. We’ll also check on work already underway and any existing vendor arrangements.
Start managing the property
We’ll begin managing on the agreed date, review the property and records, and follow up on missing information or work that needs attention.
Timing depends on your existing agreement, required notices, and the availability of records and funds. We’ll work through that with you.
Get in touch
Tell us a little about your property.
Let us know where it is, how many units you have, and what you’d like help with. Or just give Brad a call.
Prefer another email app? Email Brad