Frequently asked questions
The answers, without the runaround.
Pricing, contract terms, what an HOA analysis covers, how financing and brokerage work together, and what happens when you own from a different time zone. If your question is not here, call and ask.
Pricing
What does property management cost?
Single-family property management is a flat 6% of collected monthly rent. That one rate covers full-service management of the whole tenancy, from advertising and screening through move-out. There are no tiers and no add-on service packages.
Pricing
What does HOA management cost?
HOA management is 4% of the association's total monthly dues. It is a single rate for association management, with no setup, onboarding, marketing or technology fees added on top.
Pricing
Are there setup fees, onboarding fees or maintenance markups?
No. There are no setup fees, onboarding fees, marketing fees, technology surcharges, maintenance markups or early-termination penalties. Vendor invoices are passed through at cost.
Agreement
How long am I locked into a management agreement?
The initial management agreement runs 90 days, which is long enough to lease the property and prove the service. After that it converts to month-to-month.
Agreement
How do I cancel if it is not working?
Either side can end the agreement with 30 days' written notice once it has converted to month-to-month. There is no annual lock-in, no auto-renewing year and no termination penalty.
HOA
What does an HOA analysis actually review?
We review the association's financials and operating budget, the reserve study and reserve balance, the CC&Rs, bylaws and rules, current dues and the history of increases, special assessments levied or looming, leasing caps and other restrictions, and board meeting minutes and records.
HOA
Can I get an HOA analysis if you are not my broker?
Yes. The same review is available on its own to buyers and to real estate agents who only want the HOA read, even when we are not the broker on the deal. Bring us the community and the documents and we deliver an independent assessment.
Services
Why does having financing and brokerage under one roof matter?
We hold both a California real estate broker license, CA DRE #01768153, and a mortgage origination registration, NMLS #336657. That means the purchase and the loan are handled by the same team, so the numbers are quoted by people who already know the property and nothing gets re-explained to an outside lender.
Services
Do you handle renovations and construction as well?
Yes. Project management covers remodels and construction with contractors, permits and inspections coordinated for you. It is the middle step between buying a property and leasing the finished asset.
Investors
I live out of state or outside the United States. Can you still manage my property?
Yes, and that is much of our practice. We act as your eyes and ears on the ground, with someone standing in the property, checking the work and reporting back. Financing options include private money and Foreign National scenarios, and rent reaches your account within a few days of collection.
Investors
How does a free valuation or rent estimate work?
Tell us about the property through the valuation request and we come back with a no-obligation read on value or market rent, plus what full-service management at 6% would actually net you. There is no charge and no commitment to list or to sign a management agreement.
Coverage
Where do you work?
Orange County, California. Our office is at 1968 South Coast Hwy, Suite 3111, Laguna Beach, CA 92651, and we are asked about Laguna Beach, Newport Beach, Irvine, Costa Mesa, Huntington Beach and Anaheim most often.
Coverage
Can I search MLS listings on your site?
IDX listing search is coming online through an authorized CRMLS IDX vendor integration. Until it is live, tell us what you are looking for and we will run the search from the broker side and send you what fits.
Coverage
How do I get started?
Call 949.887.9535 or send an investor inquiry with the property details. One conversation covers the property, the financing and what it would take to run it.
Keep reading
The long version of each answer.
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