// maintenance · Castro Valley
State law only: 8.8% for Aug 1, 2026 to Jul 31, 2027 (AB 1482). No county or local cap. A 24-hour line, licensed vendors, your approval threshold, and the vendor's invoice with nothing added.
Repairs are where owner money leaks and tenant goodwill is won or lost. We run a 24-hour maintenance line, send licensed and insured vendors, and bill you exactly what the vendor billed us. You set a dollar threshold in the management agreement; below it we fix the problem, above it we call you with a quote. Habitability issues, no heat, no hot water, water coming in, go first, because in the East Bay a habitability complaint is also an eviction defense and in Oakland grounds for a tenant petition to the Rent Adjustment Program.
The full picture for owners is on the Castro Valley page; the service on its own is described under maintenance.
// questions
There is no local cap. On an AB 1482-covered unit the state limit is 8.8% through Jul 31, 2027. On an exempt house there is no cap, but any increase over 10% needs 90 days' notice, and on a property of three or more units an increase of $75 or 10% lets the tenant request county mediation.
Not if you own it as an individual and the lease carries the AB 1482 exemption notice. A home owned by an LLC with a corporate member, a REIT or a corporation is covered at 8.8%. County just cause reaches your house only if you own five or more rental units in the unincorporated area.
Yes, if they are licensed where the law requires it and carry insurance. We will add them to the vendor list for your property and dispatch to them first. If they do not respond within the window a repair needs, we send our vendor and tell you.
The line is answered around the clock. Loss of heat, hot water or water service, an active leak, a lockout, a sewer backup and a safety hazard are dispatched the same day, usually within hours. We tell you by text or email as soon as a vendor is assigned.
The tenant, where the lease and the facts support it. We document the cause with photos and the vendor's report, bill the tenant, and if it is unpaid at move-out it comes from the deposit with an itemized statement. Ordinary wear is the owner's cost under California law and we will tell you when something is wear rather than damage.
// start here
What your place should rent for, what the city will let you charge next year, and what we would do first. Written, within one business day.
// also
Priced to the market, screened to a written standard, leased with the notices your city requires.
The cap, the registry, the fee and the notice for your unit, each on its own calendar.
A 24-hour line, licensed vendors, your approval threshold, and the vendor's invoice with nothing added.
// nearby
// next step
A written rental analysis for your property, free, within one business day. No obligation and no sales call unless you ask for one.