// full management
Rent, repairs, statements, renewals and every local filing, handled for a percentage of rent collected.
Full management means you stop being the person who answers the phone. We collect the rent, send you a statement each month, coordinate repairs with licensed vendors, run renewals, inspect the unit, and keep the property on the right side of whichever rent ordinance applies to it. The East Bay is not one rulebook. Oakland, Berkeley, Alameda, Richmond, Hayward, Concord and Antioch each run their own cap, registry and fee calendar, and San Leandro joins them on Jan 1, 2027. The job is knowing which one your unit lives under and never missing a date.
Rent comes in online on the first. Anything unpaid gets the notice the local ordinance allows, on the day it allows it. Repair requests come through our line, get triaged, and go to a vendor we have already vetted. You see every charge and every invoice in your owner portal before your statement closes. The statement itself arrives early in the month with rent received, expenses paid, our fee, and the net sent to your account. If a lease is coming up, we price the renewal against the cap that applies and send the increase notice with the right lead time. Twice a year we walk the unit and send you photos and a short list of what will need attention.
Most owners who hire us are not short on time. They are short on certainty. In Oakland an increase notice without a current business tax certificate attached is void, and an unregistered unit cannot take an increase at all. In Berkeley the registration fee is $397 per fully covered unit, due Jul 2, with a 100% penalty if late. In Richmond every increase notice has to be filed with the Rent Program within 10 business days. Each of these is simple on its own. There are a few dozen of them across the East Bay, they fall on different days, and one missed step can cost a year of increases or hand a tenant a defense. We keep the calendar so you do not have to.
We do not mark up repairs. You pay what the vendor charges and you see the invoice. We do not charge a management fee while the unit is vacant. If it is not producing rent, we are not producing a bill. We do not lock you into a long agreement. You can cancel with 30 days' written notice. These are the terms we think a fair manager should offer, and they are written into the management agreement, not just this page.
// questions
Our typical schedule is 7% of rent collected, half of one month's rent for tenant placement, and $195 for a lease renewal. There is no fee while the unit is vacant, no setup fee, and no markup on repairs. East Bay managers publish fees between 6 and 10% plus half to one month for leasing, so 7% is in the middle of the market. The signed agreement governs.
Both. Single-family homes and condos owned by an individual are often exempt from the state and local caps, but only if the lease carries the right exemption notice, and they are still covered by just-cause rules in Oakland, Berkeley, Alameda, Richmond, Hayward and other cities. A house is simpler than a fourplex, but it is not paperwork-free, and we treat it that way.
Every rent payment, invoice, inspection report and notice is in your owner portal as it happens. Your monthly statement summarizes it. We call you before anything that costs more than the approval threshold in your agreement or that changes the tenancy, such as a notice to terminate.
You give 30 days' written notice. We hand over the tenant file, the deposit accounting, the keys and the ledger, and we make sure any pending notice or registry filing is either completed or clearly flagged for whoever takes over.
// also
Rent, repairs, statements, renewals and every local filing, handled for a percentage of rent collected.
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.
Rent in online on the first, late notices under the local rules, and a statement you can hand to your CPA.
One written standard, applied in order, to every file. It is how you get a good tenant and stay out of court.
// 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.
// 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.