Property Management FAQs
Choosing the right Los Angeles County or Orange County property management company is critical for your success as a real estate investor so it should raise a lot of questions. We’ve listed the most common questions and their answers below. If you have a particular residential property management question that we haven’t covered, please email us and we will get back to you within 24 hours.
What kind of property does Right Move Property Management handle? Our Los Angeles County and Orange County property management teams handles all types of Los Angeles County and Orange County real estate. Our property management services are catered towards single family homes, and small units, such as single-family rental homes, town homes, condos, duplexes, triplexes, four-plexes all the way up to 10 unit complexes. We have a separate commercial property management division for anything over 10 units. Back to top
What locations does your Los Angeles County and Orange County property management teams service? Right Move Property Management services locations all over the greater Los Angeles County and all of Orange County. Local knowledge is a crucial ingredient when leasing your Los Angele County or Orange County property, so you can rest assured our agents will use their expert local knowledge of the area surrounding your rental home when factoring your properties rental market value. Back to top
How quickly can Right Move property management lease my property? This is the most important and common question we get on a day to day basis. We can never say with certainty how long it will take our Los Angeles County or Orange County property management team to lease your rental home. There are simply far too many market variables that come into play including, but no limited to, your property’s location, season, price, as well as applicant quality. The Los Angeles County and Orange County property management service is a numbers game and for you, the homeowner to win, you have to have as many potential quality tenants looking at your home as possible. Tenants can’t look at your property it if they don’t know it’s available, and advertising it is the only way to let them know what we have for them. Rest assured that no other Los Angeles County or Orange County property management company is more effective with our advertising campaign and promotion of our clients rental properties than Right Move Property Management. Although vacancies are and will always be unsettling for property owners, we follow our own proven processes until we find the right tenant for your Los Angeles County and Orange County real estate investments. Back to top
For how much will my property rent? Often other Los Angeles County and Orange County property management companies will ask real estate investors how much they want to rent the property for and will set rents based on that number, with little to no actual market research about the real market rental value of the property. Many times property owners will tell their property management company how much they need to cover their mortgage, or how much they want, or on what they heard another rental home is renting for. These methods almost always create problems for the property owner and the property management company. Calculating and arriving at the appropriate rent level for your property can be a complex process that must take many factors into account. This is one of many areas where hands-on experience from Right Move Property Management makes all the difference. We will do the property market research and present you the actual data that supports our decision for the amount your property will rent for. If you are not happy with the number that we have calculated you are free to allow us to advertise and try to lease the property for a higher amount. Back to top
What are Right Move Property Management’s thoughts about the current LA County and Orange County Rental Market? The current Los Angeles County and Orange County housing market is getting a lot of publicity from the foreclosure crises, short sale real estate and mortgage meltdown, but the local Los Angeles County and Orange County economies are alive and thriving with record numbers of people being drawn to Los Angeles County and Orange County metro communities every month. Given the current uncertainty of home prices, many new arrivals are choosing to rent a home instead of jumping into a purchase, but many current homeowners are choosing to rent out their properties rather than try to sell or short sale; both parties waiting for the current real estate market to settle. There is a lot of competition in the market but there are also a lot of prospective tenants out there due to the foreclosure and mortgage crises. That’s why Right Move Property Management is the logical choice to handle your rental property. We have the experience that it takes to succeed in this market and in Los Angeles County and Orange County. Back to top
What steps does Right Move Property Management take to lease my rental property? Simply put: We know what works and what doesn’t! Exposure of your Los Angeles County and Orange County rental property is the main key. We’ve developed a comprehensive rental home marketing plan that utilizes various print media and online sources, (OC Register, Penny Saver etc.) bulletin board services, tenant and relocation referrals, various Internet sites, etc. We place ads in the Saturday and Sunday editions of the Orange County Register. We have found that prospective tenants will carry the newspaper with them all week when looking for homes. (Any in print property specific advertising costs will be passed on to the property owner) Right Move Property Management will place a professional yard sign(s) in the yard of your rental property. 100′s of Flyers will be also be distributed in the neighborhood surrounding our rental listings. Almost twenty percent of our inquires come from these yard signs and flyers. Our advertising does not stop there. We are also very active and aggressive with our Internet marketing strategies. In today’s competitive Orange County rental market, we find many of our renters are more comfortable with computers than newspapers and we actively cater to that segment of prospective clients. Right Move Orange County Property Management networks with several different web sources and that helps keep our website at the top of the search engine rankings, this allows prospective renters and interested parties to more easily find your rental property. Internet marketing costs are a part of the excellent service you receive from Right Move Property Management. Naturally, we also market to local Los Angeles and Orange County government housing programs, large LA and Orange County corporation’s housing departments, and national relocation departments. If prospective tenants don’t see your property, they have no way to know that it is available – so we take the time to make sure that they do! Back to top
When you find tenants for my property what steps does Right Move Property Management take to qualify them? We strive to provide you with the caliber of tenant that you want in your rental property. Our tenant verification process is diligent and precise. Our tenant application process includes: A complete credit application on each adult resident 18yrs and older. A complete credit report on each adult principal resident or cosigner on your property. A verification of each principal residents social security number. A court search to see if the applicants have ever been evicted in the past 7 years. A search of the 3 major credit bureaus to see if applicants have any outstanding collection accounts. Verification from their former landlords if available. Verification of their employment. Verification of their current income level In addition to the normal financial qualifications required of our tenants, we consistently try to accommodate the housing needs of our residents in order to ensure that the home they rent from Right Move Property Management is convenient to their work location, shopping interests and desired school district. This detailed step helps to ensure that your tenants will remain happy residents in your property and generally remain longer in your rental property. Back to top
How often does Right Move Orange County Property Management inspect my rental property? When and if your rental property is vacant, we will inspect the interior and exterior of it once per week on alternating days. In addition, a property inspection will be performed just prior to the new residents move in date. This is known as the “move in” inspection and is standard policy of Right Move Property Management, during this “Move In” inspection we will diligently detail the condition of your property on our move-in inspection form and with photos and videos. We perform more detailed inspections of the exterior of our rental properties on a periodic basis and we are also more than happy to conduct other inspections when requested by the owner, or if we have determined that an inspection of the rental property is warranted. Within approximately 90 days after the residents move in date, we will contact the residents to re-inspect your property and to ensure that all is well with the unit and the residents. Sometime Between the 10th and 11th month of your tenant’s lease, we will contact and discuss with the residents their intent to renew their lease for another year. If they are not planning renewing the lease with Right Move Property Management, then we will advise our leasing staff to begin marketing the property as to ensure that we are able to get the home re-rented quickly with little or no vacancy, saving you money! When the residents move out of your property we will then do another detailed interior inspection known as the “Move Out” inspection. The Move Out inspection is done to ensure that the residents returned the rental home back to us in the same condition as when they first rented it. If damage is found, and determined to be at the fault of the renter then we immediately impose a claim on the tenant’s security deposit as required by California Tenant/Landlord Laws, if no damage is found, then we promptly return the security deposit to the former residents. Back to top
What are the terms of Right Move Property Management contract with property owners? We are a 100% performance-based property management company. If your not happy with our services, then we are not happy and we have not earned your business. Thus we have an open and easy cancellation policy. If During the first 60 days either party to the contract is not happy for any reason they may cancel with a telephone call, anytime thereafter if Right Move Property Management does not perform to its claims or to the owners satisfaction, the property owner may cancel with a 30 day written notice. Back to top
What are Right Move Property Management services monthly fees? Our standard monthly property management service fee for a single-family rental home or unit is 6% of the collected rents. Thus if the property or unit is not rented we will not charge you for that property or unit. If the tenant fails to pay rent we will not charge you. Our fee policy is simple: We must have a tenant and we must collect rent from that tenant before we issue a fee for us to receive compensation for our services. We are 100% performance based property management company. We do not charge any set-up fees. We do not charge any lease up or acquisition fees.
When does Right Move Property Management send me my rental funds? We pride ourselves on quick turnaround of your rental funds and property activity statements. We offer “Electronic Direct Deposit” to your bank account where your Rent proceeds are deposited into your bank account on the 7th day of each month and a detailed rental property statement will be emailed to you, or if you prefer a check and hard copy statement we offer that option as well. Normally the majority of our tenant rent is due on the first of the month; tenants are given a grace period till the 3rd of each month, thereafter rent is considered late and a $50 late fee will be applied to the rent due. On the 4th and 5th of the month we begin to send out the owner checks (we do not wait for the tenants check to clear). Either directly to you via a hard copy check or an electronic deposit directly to your bank account. We will also send you a monthly statement detailing your account activity via email or US postal service, with any original receipts, work orders etc. Back to top
What actions does Right Move Property Management take is a tenant tears up or destroys my rental property? With our detailed tenant screening program, the actual chances of this happening are very slim. As we market only quality Orange County rental properties, we attract quality stable tenants. With our strict background checks and tenant screening this type of malicious damage is rarely a problem for our property owners. In the extremely rare event a tenant does commit damage to your property, we will make sure to get the house back in rent ready condition as quickly as possible and re-leased. Once we are clear about the cost of the damage we will assist you with obtaining judgments, filing complaints if necessary, and even collecting on the judgment against your tenant. Right Move Property management has an excellent system of tracking, logging and maintaining damage records and cleaning costs associated with our move-in and move-out inspections. We will charge residents or tenants for any damage or cleaning related directly to them; however we are very fair in our assessments and will not charge a resident without merit. Back to top
How does Right Move Property Management handle tenant evictions? Although an extremely rare occurrence, we will handle the eviction process for you through our legal resources. The California statutes provides the necessary framework that must be used to go through and pursue an eviction in the shortest time possible. Handling evictions is one of the most common areas where real estate investors get in trouble by trying to “save money”. Great property management doesn’t cost money, it pays, and in this case, not understanding the tenant’s rights can cost a small fortune to the owner. We do make an effort to keep the tenant if possible, we will evict if we can’t keep or get them current, and we will make sure to get the house vacant and rent ready as fast as the law allows us to do so. Back to top
Will Right Move Property Management get my approval before performing any maintenance work on my property? Your property management agreement will outline the necessary parameters for maintenance approvals. When or it the cost of a necessary repair is expected to exceed the stated or agreed upon dollar limit set forth by the owner, you will be contacted for your pre-approval. We always make every effort to negotiate the best prices and the best quality for all types of maintenance, repairs or remodel work for all our rental properties. Back to top
Is Right Move Property Management the cheapest company to manage my rental property? More than likely we are. Most property management companies charge a minimum of 8% of the gross rents collected as their monthly fee. Right Move charges 6% of the gross monthly rents collected. If your property rents for $1000 per month and you are paying 8%, then that is a total of $960.00 per 12 month period, if you bring your business to Right Move Property Management you will pay $720.00 per 12 month period. A minimum savings of $240.00 per 12 month period. So you save a great deal of money plus you get outstanding property management service! No other Los Angeles County or Orange County property management company will offer all of our combined services at our rates. Right Move Property Management’s Orange County and Los Angeles County teams offer: Developing personal relationships with our tenants. (happy renters stay longer) Cell phone dispatched leasing consultants. Photographed property inspections. Full time career property managers. Our extremely careful tenant selection process. Our leasing fee/tenant guarantee. Our fast rent processing policy. Bilingual, Bicultural Staff. We show properties by appointment 7 days a week. We employ some of the most qualified property managers in Southern California and when all fees are considered and calculated against benefits received, we are actually far and away less expensive than any Los Angeles or Orange County property management company operating today. Back to top
How will Right Move Property Management Services handle late night tenant issues or problems? Our experienced property managers take turns throughout the week being “On Call” to handle late night calls from our residents. Our 24-hour hot line will take the residents emergency calls and forward to the manager on call that night. Calls to our main number after 7 pm will be sent to voice mail where the caller will be given the option to reach the “On Call” representative. Many times we are able solve our tenant issue or problem right over the phone helping to avoid what may very well have been an additional maintenance expense for the owner. Back to top
Why should I choose Right Move Property Management Services? Simply put: “Dedication”. Our tenants and customers know that “Our people make the difference”. We believe that the key to our success is the personal relationships that we have nurtured and developed with our owners, tenants and vendors, and employees over the years. We are here to serve you and your residents. At Right Move Property Management: We take care of your property as if it were our own!
Call us today and learn why we should be handling your property management needs. 562-206-0703
Tips and Practices
LOCKS: We strongly recommend that all rental property door locks be changed after each new tenant has moved out to insure that all keys are accounted for. This will give the new tenants peace of mind and minimize your liability.
LANDSCAPING MAINTENANCE: For rental units of two or more, exterior maintenance in all common areas is the property owner’s sole responsibility. For single-family homes, yard maintenance is your option and is encouraged. As a suggestion, you may wish to pay for yard service and water if the landscaping is an important issue to you. Even though our rental lease agreement reads that the resident is to care for the yard, we cannot guarantee compliance from a tenant (or the residents’ gardening expertise). If during our monthly drive-by inspections it appears that attention is needed to a yard, we will remind the resident of their responsibilities. If the problem persists or continues, Right Move Property Management will correct it to the best of our capabilities and charge the resident for those services.
APPLIANCES: We suggest that you do furnish your rental unit or property with an appropriate stove and refrigerator. Moving large appliances in and out of a property can be hard on doorjambs, carpet, tile and vinyl floors and often times results in damages to the property, for which repairs will have to be made. If the laundry room is not located in the garage or near an outside door of the property we suggest you also install a washer and dryer. This is especially so, if the property may be desirable to first time renters, college students, newlyweds, corporate transfers, etc. Any damage to the appliances that was done by the resident will be charged to the resident. All appliances are inspected during the move in and move out inspections.
UTILITIES: We recommend that residents be required to pay for natural gas and electricity services. Water, trash and sewer are optional, however if you have nice landscaping you may consider and we suggest offering the home with the water paid as residents may not be willing to pay a high water bill for watering your rose bushes or lawn.
WINDOW TREATMENTS: A rental unit or home supplied without window treatments is an invitation to your resident to drill holes in the walls as well as leave those holes behind at move-out. It also encourages makeshift window coverings, such as sheets, blankets or worse. For these reasons, we do require property owners to ensure that your property has adequate window coverings before a resident takes occupancy of the home. Final Thought – As difficult as this may seem, we suggest you keep emotions about your rental property to a minimum. Think of the mortgage that is being paid off by renting it out! Normal wear and tear of a home is to be expected. All damage that may occur can be repaired and anything can be replaced. All of the above also applies to investment properties. A “return” on your investment is the key word; not the drape that got torn and can be replaced with resident’s deposit money. Our professional opinion on smoking in an investment property is that it be allowed. The important issue is keeping them rented. While it is wonderful to find the perfect, non-smoking, no pet and wishing a one-year lease type of resident; they are few and far between. Allowing pets, smoking and open lease lengths are a sure way of providing an open market and continued income. There are many considerations to make regarding an income producing property. If you have additional questions, please feel free to contact our office here.