We manage single family homes, condominiums, townhomes, and 2-4 unit residential properties.
Our average time on market is typically around 18-24 days depending on the price range of the property and a number of other factors. This is not to say that all our properties lease this quickly. If a property has a lack of showings in the first two weeks it almost always means it is priced too high and we need to approach a price reduction. Higher priced properties and unique homes typically take longer to lease. See our 28-day leasing guarantee!
One of the unique advantages of working with HomeShield Property Management is that you will always be working directly with our Broker/Owner Mike Mora. We are a smaller more personal property management company. We believe in delivering amazing customer service to all our clients. We know how frustrating it can be to have to deal with a junior manager or have your property manager constantly be changed due to turnover. When you work with HomeShield Property Management you will be in direct contact with Mike Mora who is the decision maker.
Tenants pay rent directly to HomeShield Property Management and the rent goes directly into our secure and insured TRUST bank account. We deduct or management fee and any other property expenses. We then deliver the remainder to your bank account by wire. Tenants can pay rent via our online portal with a bank transfer or credit card payment. There a no tenant fees associated with paying online unless they use a credit card.
Yes, we do and we are tech-savvy! All of our owners and tenants will have their own online portal they can log into and have access to all the information on their property. Need to see if rent came in yet? Check the online portal. Need to have an appliance serviced? Go directly to the tenant portal and request the appliance be fixed. We give all of our owner's access to the most requested services and put them online. Rent payments, maintenance requests, HOA rules, vendors lists, house rules, financial statements all online from your phone or computer.
We use a number of factors to determine market rents. We conduct our own professional market analysis based on recent rental comparables that have leased and we also use two different paid service providers that allow us to run detailed rental analysis reports. We cross compare all of these reports and come to a fair market rent starting price. Our pricing is a suggestion and not a requirement. If you feel we are being too aggressive we are open to working with your price opinion with the mutual agreement that the rent will be reduced if we have a lack of showings or interest.
Although this sounds like it could work we have found that doing this actually increases the likelihood of less than perfect tenants applying. Here is why. Above market rents typically increases your market time which brings unqualified tenant inquiries. Unqualified tenants seem to believe properties that have been on the market an extended period are more likely to negotiate and accept their circumstance than brand new rentals on the market.
Your rental property will be listed on all of the major rental portals and websites. Not only on Zillow, Trulia, Hotpads and Craigslist but over 200 of our local and national rental websites. Let’s face it, having a strong online presence is the #1 marketing tactic for your property. We have this down and we will implement our online marketing strategy on your rental property. As calls come in we take them immediately or they can schedule online a time to view the home.
We always select the tenants for our rental properties. This is in the best interest of the owner. There are very strict Fair Housing Laws in California with hefty fines and we have found that most owners have no idea how to stay clear of violating these laws. Maybe you want an older couple or a family without kids in your rental. Both of these examples are major Fair Housing Violations. Although you think you are doing the right thing you for your interest you could be putting yourself in a bad position potentially costing you thousands of dollars in costly legal fees. Our process of picking tenants is proven and keeps you clear of any Fair Housing Violations. It’s also best a best practice if you do not know who the tenant is. We can also operate effectively and quickly without needing your approval on all application and leases. Time is money when your rental property is on the market!
Screening our tenants is where we shine. We take a multifaceted approach when conducting our background and credit checks. We partnered with the best and most thorough background check and credit screening company in California. While most property managers look at application fees as a profit center and try to find the cheapest vendor we got the opposite route and pay 2x’s as much for our background and credit checks. Why? Because you do not want a basic screen and our screenings require much more than just pushing a button and receiving a limited credit report and criminal history report. Being in California we need to be extremely thorough as most screening companies only go one layer deep while we find issues that other screening companies would never uncover with their limited and basic searches.
The California Franchise Tax Board requires that all property managers withhold 7% of gross payments from rental property owners that live out of California. There is a chance you could be exempt from this withholding or even eligible for a reduced withholding. We will need you to provide us with an exemption certificate, nonresident withholding waiver, or nonresident reduced withholding request if this is the case.
We thoroughly vent all of our vendors to ensure they have the appropriate licensing and insurance that is currently active. We receive discounts from our vendors that we pass on to our clients.
No, it does not. We conduct an extremely thorough yearly walk thru condition reports typically the last 60-90 days of the lease term or sooner. This inspection includes photos and notes on the condition of the home. We also change out the batteries on all smoke and carbon monoxide detectors and replace the air filter if not already completed by the tenant. If you would like more than 1walk thru condition report yearly we are happy to do so within reason. We definitely do not want to upset the tenant by invading their privacy and conducting many interior walkthrough reports throughout the year. Additional reports will come at the cost of $75.
When a property is in need of maintenance we will typically receive a notice directly from the tenant via the tenants portal. We will dispatch one of our preferred vendors to complete the maintenance request. Once the maintenance has been completed we reach out to the tenant directly via a phone call to make sure everything went great and they are happy with the repair. We have found that our proactive approach to maintenance keeps our tenants happy and they end up leasing for longer terms.
We have a list of preferred vendors we have vetted and trust. They offer preferred pricing to our clients because we employ them for many jobs throughout the year. We take property maintenance very seriously. We teach our tenants how to spot a possible maintenance issue so that we can address it immediately. As you know maintenance issues left unattended tend to turn into much larger costly issues.
Possibly. If your rental property is vacant and you want to do some minor repairs that is not a problem. It is either an all or nothing approach though. If you want to do the maintenance to “make ready” the property then you will handle it from start to finish. If the property is occupied we do not allow the owners to do any work on the home. We have a strict policy of the landlord and tenant not communicating. It’s a layer of protection for you the property owner.
We start all tenants on a year lease. Two months before the lease expires we contact the tenant and offer them an option to renew their lease if they have been great tenants. We do this instead of just allowing the lease to go month to month. If you do this it allows the tenant to decide when he will vacate. We have found they usually end up vacating during the slow rental season and we are stuck trying to find a tenant at a poor time.
If a tenant fails to pay rent or needs to be evicted for a plethora of reason we employ one of the top eviction attorneys who handle the eviction process from start to finish. With our Eviction Protection Guarantee, we will cover the cost up to $1000 of the eviction and this usually covers all of the eviction costs.
To be honest we don’t. Even with the toughest screening process things can happen that we aren’t prepared for. We have an extremely vigorous tenant screening process but it is impossible to guarantee a tenant will take great care of your home. The good thing is our lease is very strong and should you have to collect above the security deposit you will need to sue the tenant in small claims court.
This is a personal decision that every owner must make. We recommend that owners do allow pets with restrictions of course. We do not allow dangerous dog breeds. San Diego is a very pet-friendly environment and city. Limiting your property to tenants without pets could hurt you financially since the demand for your rental will go down. We employ petscreening.com (http://petscreening.com) to screen all pets. We will require an increase in the deposit as well if we allow a pet. Again this is your decision if you would like to allow pets or not.
If the tenant wants to break the lease early they can but they will need to pay our leasing fee as well as pay rent until the property is re-rented. We go over this in detail during the lease signing.
We hold the tenant security deposit in our trust bank account. Deposits by law belong to the tenant, not the owner.
We are primarily a property management company. We do have a sister company, The Mora Team Real Estate, that handles all of our investment sales and real estate sales. We do provide a discount on the commission to our current property management clients. You can view the real estate sales company website at www.TheMoraTeam.com