Property management
Own the property. Skip the phone calls.
The opposite intent to selling, and a genuinely separate business. If you want to keep the house and stop running it, we take over the tenants, the rent, the repairs and the paperwork — and you keep the asset.
Single-family homes · Condos and townhouses · Duplexes and small multi-family — across the East Bay, the wider Bay Area and the northern Central Valley.
What we take on
Everything that makes owning a rental feel like a job
Full management, not a letting service that hands the property back once someone moves in.
Finding and screening tenants
Listing the unit, handling the enquiries and the showings, then screening properly — income, employment, references and history. The tenant you place is the single biggest factor in how the next two years go, and it is where rushing costs the most.
The lease and the legal side
A current California lease with the disclosures that have to be attached, the deposit handled and accounted for correctly, and notices served properly when they are needed. Getting a notice wrong resets the clock, which is the expensive part.
Rent, arrears and accounting
Collection, chasing, and a statement you can hand to your accountant. If rent stops arriving you hear it from us early rather than at the end of the quarter.
Maintenance and repairs
Tenants call us instead of you. We handle the routine work and come to you before anything significant. Our background is buying houses that need work, so we know what things actually cost and how long they actually take.
Inspections and condition
Documented condition at move-in and move-out and periodic inspections in between, so a deposit dispute is settled by a record rather than an argument.
Compliance that changes
Just-cause and rent-cap rules under AB 1482, and the local ordinances in Oakland, Berkeley and Richmond that go further. These change, and the cost of missing a change lands on the owner.
What it costs
What the fee does not cover
Not included
- The cost of the repairs themselves — we coordinate the work, you pay for it, and you see the invoice
- Mortgage, insurance premiums and property tax, which stay with you
- Major capital work, which is always your call and never started without it
Fees depend on the property, how many units it has and what condition it is in. Ask and we will give you a straight number, and what it does and does not buy.
Not sure which you want
Keep it, or sell it?
Keep it
A property in a decent street, with a tenant who pays, held long enough to matter, is usually worth keeping. What makes people give up on it is rarely the asset — it is the admin, the calls and the rules that keep changing. That part is ours.
Talk to us about managing it →Sell it
Sometimes the honest answer is that you want out — the property needs more than it will ever return, or you simply do not want to be a landlord. We buy as-is, tenants included, and you do not have to empty it first.
We do both — and a third thing besides — which means we have no reason to push you toward any one of them. If you ask us which your property suits, you will get an actual opinion.
Questions
What owners ask first
Do I have to sell to you to use this?
No, and there is no connection between the two. Plenty of owners come to us about selling, work out that keeping the property is the better move, and end up here instead. We would rather manage a property well for years than talk someone into a sale they did not need.
Will you try to buy the property off me later?
Not unless you raise it. If you ever do want to sell, you already know what we do and you can ask — but a management client is a management client, and pestering you about selling would be a good way to lose one.
What if the property already has tenants?
That is normal and usually straightforward. The tenancy continues on its existing terms, the deposit transfers and is re-accounted for properly, and the tenants get told who to contact. Selling is not a reason to remove anyone, and neither is a change of manager.
What if the tenants are the problem?
Tell us what is happening before you sign anything. Arrears, damage and a tenancy that has broken down are all workable, but they change what the first few months look like and we would rather set that expectation honestly at the start than discover it in week three.
How much of it do I still have to do?
Approving anything above an agreed spending limit, and decisions that are genuinely yours — a rent increase, a lease renewal, major work. The rest is ours.
Can I get out of it?
Yes. Ask us for the notice period before you sign and hold us to it. A management company that makes leaving difficult is telling you how it plans to keep your business.
Get started
Tell us about the property
The other two
We do three things.
Which means when we tell you one of them is not right for your property, we have somewhere else to point you — and no reason to push you toward the wrong one.
Selling your house
You own a house and you want it sold
How it works →Selling your land
You own land that is going nowhere
What we need to know →For investors and wholesalers
You are in the trade — bringing us a deal, or wanting deal flow
See the buy box →Not sure which one you want? Call (925) 786-4066 and describe the property — you will get an actual opinion, including when it is neither.