Frequently Asked Questions
Property Management
Property management fees can vary depending on the location, size of the property, and level of service provided. Common fees include:
- Monthly management fee: Typically ranges from 8% to 10% of the monthly rental income.
- Leasing fee: A one-time fee for finding and placing tenants, often equal to one month’s rent or a percentage of the first month’s rent.
- Maintenance and repair fees: Some property managers charge extra for overseeing maintenance or repairs, though many include this in the management fee.
- Other fees: These may include eviction fees, late payment fees, or lease renewal fees.
8% is the standard, however we do have a Premium Plus service available with the 10% fee. See the pricing chart here: Property Management – The Landlord Toolbox.
Property managers handle both routine and emergency maintenance requests. They typically:
- Ensure regular property inspections to identify maintenance issues before they become major problems.
- Coordinate repairs with trusted contractors or in-house maintenance staff.
- Manage the cost of repairs, ensuring they stay within budget while providing quality service.
- Handle emergency repairs, often with 24/7 availability, ensuring the property remains habitable and safe for tenants.
- Pass on maintenance costs to the property owner, often deducting them from the rental income or billing them separately.
The typical time is 4-6 to six weeks. There are several factors that will change those numbers such as upgrades, pets, amenities offered, appliances you get the pictures.
If a tenant fails to pay rent on time, a property manager typically follows these steps:
- Late fee: The property manager may impose a late fee as outlined in the lease agreement.
- Notice: A formal 3-Day Notice to Pay Rent or Quit is issued to inform the tenant of their obligation to pay or vacate the property.
- Legal action: If the tenant doesn’t pay after receiving the notice, the property manager may initiate an eviction process (unlawful detainer lawsuit) in court.
- Communication: A property manager may also work with the tenant to arrange a payment plan or explore other options to avoid eviction.
Property managers typically conduct a thorough tenant screening process, which includes:
- Background check: Checking for criminal history or any prior evictions.
- Credit report: Evaluating the tenant’s financial responsibility and creditworthiness.
- Income verification: Ensuring the tenant has the financial capacity to pay rent.
- Rental history: Contacting previous landlords for references and information about the tenant’s behavior, payment history, and property condition.
- Interview: A personal interview may be conducted to assess the tenant’s suitability.
Property management refers to the operation, control, and oversight of real estate properties, typically on behalf of the property owner. A property manager’s duties may include:
- Marketing and advertising rental properties
- Screening and selecting tenants
- Collecting rent payments
- Handling maintenance and repair issues
- Enforcing lease agreements
- Managing tenant communications and concerns
- Ensuring compliance with local laws and regulations
Hiring a property manager offers several advantages:
- Expertise: Property managers are knowledgeable about local market conditions, rental laws, and property maintenance.
- Time savings: Property management can be time-consuming, and hiring a professional frees up your time to focus on other matters.
- Tenant relations: Property managers handle tenant issues, complaints, and communications, which can reduce the stress for property owners.
- Tenant screening: A property manager can effectively screen tenants, reducing the risk of problematic tenants or rent non-payment.
- Efficient handling of maintenance: Property managers have reliable vendors and maintenance personnel, which can lead to quicker repairs and higher tenant satisfaction.
Eviction Services
- Nonpayment of rent
- Violation of the rental agreement or lease terms (e.g., unauthorized pets or guests)
- Criminal activity or illegal behavior on the property
- Failure to maintain the property in good condition
- The landlord’s intent to use the property for personal use or redevelopment (with specific requirements and notice)
- Notice: The landlord must provide the tenant with a written notice, such as a 3-Day Notice to Pay Rent or Quit or a 30-Day or 60-Day Notice to Terminate Tenancy (depending on the situation).
- Filing a Lawsuit: If the tenant does not comply with the notice, the landlord may file an unlawful detainer lawsuit (eviction lawsuit) in court.
- Court Hearing: If the case goes to court, both parties will present their evidence. If the landlord wins, the court will issue a judgment for eviction.
- Writ of Possession: If the tenant does not move out voluntarily, the landlord can request a Writ of Possession, which allows the sheriff to remove the tenant from the property.
No, a landlord cannot evict a tenant without going through the legal process. Even if the tenant has violated the lease or not paid rent, the landlord must follow the proper procedure of providing notice and, if necessary, filing an eviction lawsuit (unlawful detainer) in court. Self-help evictions (e.g., changing locks or shutting off utilities) are illegal in California.
There are many things landlords and tenants can do to avoid problems:
- Make sure the lease or rental agreement is clear for both landlord and tenant.
- Conduct a walk-through of the property before moving in and again when moving out.
- Complete a checklist of any defective items and have both the landlord and tenant sign the list.
- Take pictures of the condition of the premises when you move in and when you move out.
- Communicate professionally and openly. If there is a problem, try to talk it out.
- Confirm all verbal agreements in writing.
- Keep copies of all letters between you.
- Keep notes about conversations you have about repairs or other problems and the dates of the conversations.
- The landlord should keep a record of all repairs, including the date repairs were requested and completed.
The court process of an unlawful detainer (eviction) usually takes about 30 days. The tenant has five days to file a response after being served with the landlord’s lawsuit. Then the court clerk will schedule a trial within 20 days of the landlord’s request. The trial usually takes less than an hour (but it could take longer).
If the landlord wins, the tenant usually has about five days to move out. It depends on how fast the sheriff posts the property with the lock-out order. The lock-out order will allow the sheriff to lock the tenant out if they do not leave the premises with their belongings within five days of the posting.
Unlawful detainers should not be used when:
- A tenant wants the landlord to fix something in the apartment.
- A tenant moved out but still owes the landlord for unpaid rent or damages.
- There are disputes about fraud in the property’s ownership.
- There is a dispute about the security deposit after the tenant moves out.
First, the landlord gives the tenant written notice. Suppose the notice allows the tenant to correct the problem—such as to pay the back rent or to remove a pet. The landlord can only evict if the tenant does not do what the notice asks. If the notice is not correctable—such as a 30 or 60-day notice to move out in a month-to-month tenancy—the landlord can file an unlawful detainer case in court when the notice period ends. An unlawful detainer is a legal name for eviction.
If the landlord has followed all the proper procedures, and the tenant either does not answer the court papers or the tenant answers, but the court decides in favor of the landlord, the court will order the sheriff to evict the tenant. If the court decides for the tenant, the tenant will get to stay.
It is against the law for landlords to evict tenants independently without going to court AND getting a court order directing the tenant to move out.
Even if the tenant is months behind on the rent, without a court order, the landlord cannot:
- Physically remove the tenant.
- Get rid of the tenant’s personal property.
- Lock the tenant out.
- Cut off the utilities, like water or electricity.
- Remove outside windows or doors.
- Change the locks.
In California, a landlord may evict a tenant if the tenant:
- Fails to pay the rent on time.
- Breaks the lease or rental agreement and will not fix the problem (like keeping when pets are not allowed).
- Damages the property bringing down the value (commits “waste”).
- Becomes a serious nuisance by disturbing other tenants and neighbors even after being asked to stop.
- Uses the property to do something illegal.
60-Day Notice – On January 1, 2007, for tenants who have resided in the premises for one year or more, landlords who wish to terminate that tenancy are required to give 60-days notice.
Civil Code section 1946.1 requires the 60-day notice for tenancies of a year or more unless ALL of the following are true:
- The dwelling or unit is alienable separate from the title to any other dwelling unit.
- The owner has contracted to sell the dwelling or unit to a bona fide purchaser for value and has established an escrow with a licensed escrow agent.
- The purchaser is a natural person or persons.
- The notice is given no more than 120 days after the escrow has been established.
- Notice was not previously given to the tenant pursuant to CC 1946.1.
- The purchaser, in good faith, intends to reside in the property for at least one full year after the termination of the tenancy.
30-day Notice – A landlord who wants to terminate (end) a month-to-month tenancy can do so by properly serving a written 30-day notice on the tenant. Generally, a 30-day notice doesn’t have to state the landlord’s reason for ending the tenancy.
90-day Notice for Section 8 – The California Supreme Court has ruled that landlords who participate in government-subsidized tenancies (most commonly, Section 8 tenancies) must give tenants 90 days’ notice when terminating tenancies without cause. (Wasatch Property Management v. Degrate, 35 Cal.4th 1111 (2005).)
3-day Notices – A landlord can use a written 3-day notice (eviction notice) if the tenant has done any of the following:
- Failed to pay the rent.
- Violated any provision of the lease or rental agreement.
- Materially damaged the rental property (“committed waste”).
- Substantially interfered with other tenants (“committed a nuisance”).
- Used the rental property for an unlawful purpose, such as selling illegal drugs.
Landlords must make sure:
- The outside walls, windows, and doors protect tenants against water or weather.
- The plumbing and gas fittings work properly.*
- There is hot and cold running water, appropriate fixtures, an approved sewage system, and the water supply is not contaminated.*
- There is a working heater.
- There is adequate lighting and electrical wiring that meets safety standards.*
- The premises and common areas must be clean and free from pests.
- There are adequate garbage containers.
- The floors, stairways, and railings are not broken.
*The landlord must meet the standards in effect when installed and current building and house code standards. For more information, read California Civil Code section 1941.
The landlord must also promptly repair problems related to the habitability items listed above. If the tenant gives notice of a problem and the landlord fails to fix it, the tenant may be able to pay for the repair and deduct the cost from the rent. This only applies if the cost is not more than one month’s rent. Read Civil Code section 1942.
The landlord must give reasonable notice to the tenant before gaining entrance to the rental unit unless there is an emergency that requires immediate entry (such as fixing a broken pipe).
Landlords also have other responsibilities, and you can read about them in the materials from the California Department of Consumer Affairs.
Property Sales
We serve Simi Valley, San Fernando Valley, and Conejo Valley, offering deep expertise in the Southern California market.
We use a combination of market analysis, recent sales data, and property condition assessments to provide an accurate valuation.
We recommend decluttering, staging, making minor repairs, and enhancing curb appeal. Our team provides personalized advice to maximize your home’s value.
The timeline depends on market conditions, pricing, and property type, but homes in our service areas often sell within 30-60 days.
Absolutely! We guide first-time buyers through the entire process, from securing financing to closing the deal, ensuring a smooth experience.
Southern California real estate trends vary by region, but we keep you updated on local pricing, inventory levels, and buyer demand to help you make informed decisions.
Yes, we leverage our extensive network to locate off-market opportunities that may not be listed publicly.
The process includes securing financing, searching for properties, making offers, completing inspections, and closing. We’ll guide you every step of the way
Yes, we work with investors to identify high-potential properties, whether for rental income or resale, and offer advice on maximizing returns.
Our licensed California Realtors and Broker bring local expertise, personalized service, and a proven track record to help buyers and sellers achieve their real estate goals efficiently.
Absolutely! We assess your home’s value through a Comparative Market Analysis (CMA), which evaluates recent sales of similar properties in your area, current market trends, and your home’s unique features. Visit https://homevalue.realestatetoolboxpro.com or call us at 805-424-6226 or 805-316-5001
We offer a free sellers seminar that will explain the process of selling a home and what to expect. sellerseminar.realestatetoolboxpro.com
