Owner FAQs

Property management involves overseeing the daily operations of rental properties, including tenant placement, rent collection, maintenance, and ensuring compliance with local laws.

No. Many property management companies only provide limited services for discounted pricing; some firms are designed for owners who like to be very involved in the day-to-day management of their homes; and some firms like us, are Full Service firms designed to give owner-clients a full service, stress-free, hands-off experience, where we handle ALL aspects of the property management cycle with professionalism and expertise.

Property Management in California is legally complex, and you want a professional overseeing what may be your most valuable asset. As you consider partnering with a property management company, be sure to ask them the following questions:

1. Is each individual property manager licensed? All of our property managers are fully licensed and go through a detailed internal and ongoing training process.
2. What "other" fees could you charge me? Many property management companies have hidden fees for things like paying bills, eviction services, dealing with HOAs, or property inspections. Rancho Coastal Properties, Inc. does not charge for any of those services; they are part of our full service management service. Click here to view what is included in our full service property management offering.

A property manager saves you time by handling day-to-day operations, ensures legal compliance, and maximizes property income through professional tenant management.

Our custom in-house screening combines personalized processing and advanced data search technology to minimize the risk of placing a difficult tenant. We have processed thousands of rental applications and have a 99.5% rent collection rate.

One of the most important aspects of property management is the selection of a tenant. We realize that if we place a high-quality, long-term resident who pays their rent on time and takes care of the property, everyone benefits. The results of our industry-leading screening process speak for themselves.

• Our 12-point applicant screening process + TransUNION Resident Score Model 4.0:
• Income / Employment / Credit / Pre-qualifications
• Eviction Check
• Landlord Verification (if required)
• Sex Offender Check
• Public Records
• Criminal Check
• Bankruptcy Check
• Pet Verification
• Collections History

Provide written notice, adhere to California rent control laws, and ensure the increase is justified by market conditions or property improvements. Watch a short video here.

Under California’s AB 1482 (Tenant Protection Act), rent increases are capped at 5% plus the local CPI, not exceeding 10% in a 12-month period for most properties. Watch a short video here.

No, single-family homes and condos (owned by individuals or entities not owning multiple units) may be exempt, but local ordinances might impose additional rules.

No, we do not charge any type of minimum management fee during the vacancy of a property. We only charge our management fee as a percentage of actual rent collected. So when your property is vacant, you do not pay any management fees.

Issue a written warning or notice to correct the violation. If unresolved, you may need to serve an official notice (e.g., 3-day notice to cure or quit).

Common reasons include nonpayment of rent, lease violations, or property damage. California law also requires 'just cause' for eviction under certain conditions.

Yes, we call it our Risk Mitigation Guarantee. In the rare event we place a tenant who does not pay their rent and has to be evicted, we will pay 100% of the legal costs associated with the eviction process (to a maximum of $1,000.00).

It typically takes 30-45 days if uncontested but may take longer if the tenant contests the case.

We perform an annual property inspection (at no cost to you). The purpose of this inspection is to ensure the property is being well cared for, there are no lease violations, and to look for potential deferred maintenance issues before they become a problem.

We are committed to providing safe, clean, and properly maintained homes to our residents. In order to comply with California law and Rancho Coastal Properties, Inc. standards, the following items must be completed before we will advertise and rent a property:

• Property professionally cleaned and free of trash and debris, inside and outside
• HVAC system to be in good operating condition, with a new filter installed
• All mechanical elements, including appliances, operating as designed
• Caulking in kitchen and bathrooms shall be clean and free of mildew
• Doors and locks all functioning properly
• Windows must open, close, and lock properly; window screens in good condition

Full Rent-Ready Requirements

In order to comply with both internal and state rental housing requirements, including the California Habitability Requirements, every property must meet the below list in order to be fully advertised and be ‘Rent-Ready’.

Requirements:

• Professionally cleaned
• Carpet professionally cleaned and looking fresh
• All painted surfaces fresh with no mis-match touch-up areas and repainting must be done corner to corner.
• All bedroom windows must have vertical or mini-blinds
• No personal property or items in the unit. This includes furniture, knickknacks, toiletries, shower curtains, Kleenex boxes, kitchen or bathroom items, soap dispenser, pictures, etc.
• No lawn equipment including mowers, tools, etc.
• Garage cleaned out and floor swept
• No exterior debris
• Lawn cut and trimmed
• Landscaping fresh and clean
• Carbon monoxide detectors installed within 15 feet of each bedroom. ONLY wall mounted, NO plug-in units.
• Smoke detector on each floor
• Smoke detector in each bedroom
• Back sliding door must have vertical blinds
• All light bulbs working
• Doors open & close smoothly and doorstops installed on all doors
• Bathroom caulking must be fresh and free of any mildew
• All mechanical components working as designed. Includes HVAC, plumbing and electrical systems, kitchen appliances, laundry appliances, sump pumps, water softeners, sprinkler systems, swamp coolers, gas fireplaces, water filtration systems, etc.
• Safety railings secure
• Exterior window wells require covers
• Wood-burning fireplace(s), if operational, shall be clean of any debris and have a fireplace screen or heat-proof glass doors installed. If non-operational, the fireplace opening on the interior of the home shall be permanently sealed with an aesthetically pleasing material.

Landlords are responsible for maintaining the property in habitable condition, which includes plumbing, heating, and structural repairs.

In California, the maximum is two months’ rent for unfurnished units and three months’ rent for furnished units.

You must return the deposit within 21 days of the tenant vacating the property, along with an itemized list of deductions, if applicable. Watch a short video here.

Unpaid rent, repair costs beyond normal wear and tear, and cleaning to restore the unit to its original condition (excluding upgrades).

Disclosures include lead-based paint information, mold, bedbug notices, and any applicable local ordinances.

You may face fines, lawsuits, or be required to pay damages to tenants.

We close out the monthly accounting cycle and do a direct deposit of your funds on the 10th day of each month. Owners can track tenant payment via our secure owner's portal. We use Hemlane as our property management software.

Yes, landlords can deduct expenses such as mortgage interest, property taxes, repairs, and management fees on their taxes.

Comprehensive Financial Reporting:

• We track your financials and report to you monthly through our secure, online web-based accounting systems. With our detailed financial reporting tools, you’re always a few clicks away from checking-in on your investment.
• As a Rancho Coastal Properties, Inc. owner-client you will have an online secure portal access which contains all of your related property documents, including inspections of the property and downloadable copies of the management agreement, the lease, paid vendor invoices, and monthly and annual financial reports – all available for download.
• Tracking payments, expenses, and all other property related finances can be time consuming and confusing. Our team uses Hemlane management software to track and manage these for you, so they can be organized clearly and available to you 24/7.
• You are paid your rent money each month by direct deposit to your bank account of choice by the 10th of every month.
• You receive a statement of management fees, repairs (if any), reserves balance, and year-end summary statement of account for tax preparation.

Depreciation allows you to deduct the cost of the property (excluding land) over its useful life, reducing taxable income.

Maintain the property well, price it competitively, and offer incentives like flexible move-in dates or free utilities.

Use online platforms, social media, local classifieds, and signage. High-quality photos and detailed descriptions attract more tenants.

Under AB 1482, landlords must provide a valid reason for evictions, such as nonpayment or lease violations, for tenants occupying the unit for 12+ months.

Yes, with at least 24 hours’ written notice, landlords can inspect the property to ensure it’s being maintained.

This involves offering a tenant money to voluntarily vacate, avoiding legal eviction procedures.

The Ellis Act allows landlords to exit the rental market, but restrictions may apply, including relocation assistance for tenants.

Offer payment plans or seek state rental assistance programs to avoid prolonged nonpayment.

Short-term rentals are regulated locally, with some cities imposing bans or requiring special permits.

Maintain thorough records, comply with laws, address tenant concerns promptly, and obtain liability insurance.

Landlords must comply with fair housing laws and accept Section 8 vouchers where applicable, subject to unit approval by the housing authority.

Landlords must address habitability issues promptly. Tenants may be entitled to relocation assistance if the unit becomes uninhabitable.

They provide consistent cash flow, tax advantages, and economies of scale for maintenance and management.

Calculate metrics like cap rate, cash-on-cash return, and net operating income.

A 1031 exchange allows property investors to defer capital gains taxes by reinvesting proceeds into a similar property.

Yes, if the lease term ends and the property is not under rent control. Proper notice is required.

Follow California’s abandonment procedures, including proper notice and handling personal property left behind.

California law allows landlords to prohibit subletting in the lease agreement.

No, but landlords must accommodate service animals and emotional support animals under fair housing laws. Watch a short video here.

Ensure tenants receive a copy of the HOA regulations and comply with all HOA rules, as landlords remain ultimately responsible.

Pros include higher rent; cons include greater wear and tear on furnishings.