When will I receive the rent?

We process owner statements on or around the 10th of each month, with slight variations due to weekends or holidays. Payments are made via direct deposit (ACH) to your bank account, typically appearing within 1-3 days, depending on your bank’s policy for releasing funds.

Am I required to allow pets in my property?

The decision is yours, but we strongly encourage allowing pets, as over 60% of U.S. households own them. Excluding pets could reduce your potential tenant pool by more than half. Contact us to learn about our pet screening process and the extra protections we offer. We require additional security deposits for pets and will keep you involved throughout the process.

If I allow pets, can I insist they stay outdoors?

While we can request this, enforcing it is not practical, as we cannot monitor the property around the clock. We recommend expecting that pets may also be indoors if you choose to permit them.

Am I required to allow service animals in my rental property?

Under federal law, if an applicant provides valid documentation proving the need for a service animal, it is not considered a pet and must be permitted. All residents, including those with service animals, must complete our pet application, which includes specific requirements that service animals must also meet.

What happens if my tenant fails to pay rent on time?
Rent is due on the 1st of the month and considered late after the 3rd, provided the 3rd is a business day; otherwise, it’s due by the next business day. If payment isn’t received by 5:00 p.m. on the 3rd, we issue a “3-Day Notice to Pay or Quit” on the 4th, which is personally delivered and posted, marking the start of the eviction process. This notice typically prompts most tenants to pay promptly. If payment is still not received, we proceed with eviction. Before COVID-19, we hadn’t needed to go to court for an eviction in over five years for tenants we placed. Since COVID-19, we’ve only had to file for eviction three times for non-paying tenants.

How long does an eviction usually take?

We diligently monitor unpaid rent by generating daily reports during the first three days of each month. Unfortunately, evicting a tenant for non-payment of rent in California is a complex process. Before COVID-19, it typically took 30–45 days. Since COVID-19, the process has extended to 4–6 months in Sacramento and El Dorado Counties, as we are subject to court schedules, new tenant protections, and attorney workloads.

What should I do if a tenant contacts me directly?

This should not occur, but if it does, please redirect the tenant to us. We will address their concerns and ensure it doesn’t happen again.

Im receiving HOA violations for my rental property. Is the tenant damaging my home, and who will pay the fine/s?

In nearly all cases, the tenant is responsible for paying any fines. HOA rules and enforcement vary widely, ranging from courtesy notices to immediate fines. The most common violations include issues with lawn maintenance, trash cans, items in the front yard or on the door, and parking restrictions. Often, these are minor infractions, especially with stricter HOAs. Any fines resulting from the tenant’s actions are their responsibility to pay promptly.

My rental property is currently vacant. Are we getting inquiries and scheduling showings?
When a property is vacant, we actively track the number of inquiries via phone calls, emails, and showings. We market the property on over 30 websites, with most inquiries typically coming in during the first few weeks. If inquiry levels are lower than expected, we may suggest adjusting the rental rate or share other recommendations. We’ll reach out to update you and discuss next steps as needed.

What happens if my tenant moves out and causes damage exceeding the security deposit?
If this occurs, we’ll contact you to review your options. Our priority is to restore the property to rent-ready condition. Then, we’ll decide whether to pursue a court judgment or send the tenant directly to collections. In most cases, we recommend the latter.

Will you provide me with a 1099 for taxes?
Yes, we will mail you a 1099 each year by the end of January for the previous tax year. Additionally, you’ll receive a 12-month Cash Flow Statement to share with your tax advisor.

I haven’t visited my rental property in a few years. How can I arrange a visit?
We’d be happy to coordinate your visit. Please note that we must provide tenants with at least 24 hours’ written notice, and it may take a few days to arrange. The more advance notice you can give, the better.

How are utility transfers managed?
Please keep all utilities active and in your name until the tenant moves in. We verify that electric and gas utilities (e.g., SMUD or PG&E) are transferred to the tenant’s name before they receive keys. We recommend maintaining water, sewer, and trash services in your name, sending us the bills, and we’ll bill the tenant accordingly. Upon tenant move-out, you’ll need to transfer all utilities back to your name.