FAQ
Discover the answers to some of our most commonly asked questions.
Q&A For Property Owners
Q&A For Tenants
Getting Started
What happens after I sign the contract?
Once the management agreement is signed, our onboarding team immediately gets to work. We’ll begin setting up your property in our system, coordinate the management transition, schedule any inspections or needed rent-ready work, activate your owner portal, and prepare your listing (if the home is vacant). You’ll receive a clear timeline of each step so you always know what’s happening next.
Do I need to make the $1,000 owner contribution when I sign the management agreement?
No. You do not have to make the $1000 owner contribution when you sign the management agreement. Once your property is rented and your tenant pays the first month’s rent, we will take the $1,000 owner contribution out of the first rental payment. If your property will be undergoing a renovation before it is rent-ready, then we may ask for the contribution to be made in advance.
What kind of insurance do I need?
We require that all rental properties carry a minimum of $1,000,000 in liability coverage, with AllView Real Estate listed as an additionally insured. Most owners meet this requirement by using their current homeowner’s or landlord insurance policy, which is specifically designed for rental properties.
If this is your first time renting out your home, your insurance provider can easily adjust your existing policy to meet the required liability coverage. Our goal is to ensure your property is fully protected while keeping the process simple and straightforward.
What if my property is occupied?
If the property already has a tenant, we handle the entire transition. We contact the tenant, collect their existing lease and deposit information, onboard them into our system, and begin managing rent collection, maintenance, and communications immediately. We also review the lease for compliance and let you know if any updates are advised at renewal.
Should I deactivate any utilities if the property is vacant?
No – please keep essential utilities (water, gas, electricity) active during vacancy.
This allows us to show the property properly, complete any cleaning/repairs, and avoid issues such as leaks or system failures going unnoticed.
Do the new tenants pay utilities?
Yes. In most cases, tenants are responsible for utilities. Once they move in, utilities are transferred into their name. If the property is in a building where the owner pays certain utilities (HOA, RUBS, or shared meters), we’ll clarify that during onboarding and ensure proper billing.
Will the property be rekeyed?
Yes. For security and liability reasons, we always rekey the property before a new tenant moves in. This guarantees no previous tenant, vendor, or third party has access.
What happens once a qualified tenant is found for my property?
Once an applicant is approved, we:
- Send the lease for signature
- Collect move-in funds (rent + deposits)
- Schedule the move-in date
- Conduct a move-in inspection with detailed photos
- Transfer utilities and keys accordingly
- Deposit rent into your account on the next payout cycle
You’ll receive confirmation of the lease and all move-in documentation in your owner portal.
Leasing
Are there fees while my home is vacant and trying to find a tenant?
No. We do not charge any types of fees while your property is vacant. Once an application has been approved and a tenant has been placed, then our management fee will come out of the first month’s rental payment.
What criteria do you use in coming up with the rent amount for my property?
We look at comparable properties currently available in the area, as well as properties that have closed that are similar in size and have like amenities. Comps are pulled from multiple listing sites, the two most commonly analyzed are Zillow and the MLS.
How will you find tenants/market my property?
Upon listing a property, we syndicate all of our listings through the top rental sites. Your rental will be available on over 30+ rental sites, including Zillow, Trulia, Apartments.com, etc., and on our website. Apart from online marketing, we have a professional photographer that shoots all of our properties to give prospective tenants the best look at what your property has to offer. Our leasing agents schedule showings 7 days a week to make your property available at any time for those renters that may only be available for weekend showings. We also digitally stage the living space of each property and offer property tour videos for renters that may not be in the area yet but are looking to move as soon as possible.
How long does it take to fill a vacancy?
On average it takes us 15 days to secure a qualified tenant. However, there are many variables that come into play such as the time of year, location, type and condition of property, supply and demand, and price point. During the winter, vacancies can take longer to fill. And higher priced rentals can take longer to lease than more inexpensive entry-level apartments due to lower demand.
What is your screening process like for tenants?
Our comprehensive screening process starts from the first inquiry when we make sure we get to know who is viewing and applying for your rental. After viewing the rental, the application will apply on our website. Our tenant screening reports pull criminal, eviction, and credit history. We also ask for landlord and employer information to verify rental and employment history. Tenants must also attach PDFs: 2 months of bank statements, and a month’s worth of pay stubs, and a government-issued ID. Our qualifications for all of our properties can be found here.
Will I be involved in the approval/denial process for tenants?
AllView handles this process internally from start to finish. We have confidence in our rigorous screening and application process, backed by our Tenant Placement Guarantee.
Maintenance
Do you require that I use your vendors?
While the property is vacant, you are free to perform your own repairs or use your own vendors. Once leased, we use our own preferred vendors who are insured, vetted, and properly licensed. If you have a preferred vendor you’d like us to use, please feel free to put in contact and if they meet our criteria we’d be happy to add them to our preferred vendor list.
Can I perform repairs on my property if my tenant does not want me to?
It depends on the type of repair. Landlords are permitted to enter to “perform necessary repairs”. “Necessary” generally means it is needed to protect the property from damage, persons from injury, or as required by law.
Can I do my own maintenance repairs?
Yes, but only while the property is vacant. Our owners value their time and prefer to let us handle the maintenance on their property. Once leased or occupied, we do not allow owners to enter to perform repairs. This protects the owner from potential liability or awkward interactions with the tenant.
How do you pay vendors?
We pay vendors with rent or the reserve funds for your property. If additional funds are needed, the property manager will send you a request and you can make a contribution online or by mailing us a check.
How do you handle after-hours emergencies?
Our team members take turns responding to after-hours emergency calls. They are trained to troubleshoot, triage, and if needed dispatch emergency vendors.
What repairs are the tenants responsible for?
Tenants are responsible for damage caused by them, their pets, or guests.
Accounting
When are my management fees due?
Management fees are deducted from your monthly rental payments. Once your tenant pays rent, we will deduct your set monthly fee, and the remainder will be deposited into your account shortly after.
Is there a fee when the unit is vacant?
We do not charge a fee when the unit is vacant. We only charge our management fee when the unit has been leased, which aligns our interests with yours.
Why do you need my social security number as an owner?
As per state and Federal law, we need all property owners’ SSN for tax and reporting purposes.
How much security deposit do you require and how is it handled?
Per CA law, we require a security deposit equal to 1x one month’s rent. We are unable to charge additional security deposits for pets, etc. beyond the one month’s rent.
When can I expect to receive rent disbursement per month?
You can expect to receive your owner’s disbursement by the 15th of every month as long as rent is received on time, but we always strive to distribute your rent as quickly as possible. There is a possibility to receive this sooner if your tenant pays before the first of the month. A couple situations that would result in receiving your disbursement after the 15th of the month include 1) Your tenant pays rent late; or 2) The disbursement is processed over a bank holiday, which would cause a delay in receiving your payment.
What is included in the monthly owner’s statement?
We include an owner statement, income statement, tenant transaction summary, and any corresponding receipts and invoices.
I received my owner distribution; when do I get my statement?
All property owners will receive their monthly statement on the 15th of every month or the following business day if the 15th falls on a weekend or holiday.
Can I receive my distributions via ACH/direct deposit?
Yes, owners can provide their bank information for AllView to set up ACH/direct deposit in order to receive fast, secure deposits with no mailing delays.
Can you pay my HOA dues, property taxes, mortgage, etc. for me?
Yes, after updating your billing information to ensure we receive the monthly invoices, we can take care of these.
What is the FTB withholding?
California requires withholding of 7% of gross rent payments (minus property management fees) made to nonresident property owners when total annual payments exceed $1,500.
Do you provide 1099s for tax filing?
Yes, we issue an annual 1099-MISC after year end and post it in the Owner Portal. You’ll also receive an email notification when it’s ready.
Can I access property reports online?
Yes, these are available 24/7 in the Owner Portal. You can view cash inflow and outflow transactions, income and expense reports, and year-end summaries from any device.Other files can also be accessed through the Owner Portal.
General
What types of properties do you manage?
We manage all types of real estate. From studios to mansions, apartment buildings, and commercial buildings, AllView does it all.
How often will I hear from my property manager?
As your property management company, we pride ourselves on taking the stress and hassle out of being a property owner and landlord. You can expect to hear from your property manager anytime there is a maintenance issue that exceeds your contract repair threshold, in which we would need owner approval to move forward, or if your property is vacant for either a remodel or leasing, your property manager/ leasing agent will reach out to you weekly to give you updates and recommendations! You can always reach out to your property manager whenever you need or may have questions or concerns.
How often do you inspect the property?
Are there any hidden fees I should know about?
No. Our pricing is fully transparent—no add-ons for leasing, renewals, setup, advertising, maintenance coordination, or photography. View full pricing details.
Do you charge a pet fee?
Yes. We work with properties that allow pets and can implement pet fees in a way that aligns with your goals and local regulations. Typically, there are two types of charges:
- One-time pet fee (non-refundable): This is charged when a tenant first moves in with a pet. It helps cover any potential wear and tear caused by the pet.
- Monthly pet rent: This is an ongoing fee added to the tenant’s rent for the duration of the lease. It provides additional income to help offset maintenance or liability related to having a pet on the property.
We’ll recommend the appropriate structure based on your property type, market expectations, and lease terms. Our goal is to balance maximizing income while keeping your property attractive and compliant with local laws.
Do you offer rental guarantee programs?
Yes. Our 12-month Eviction Guarantee covers up to $1,000 in legal fees for tenants we place
What is the process if a tenant is not paying rent?
First, we reach out to the tenant and find out why they are not paying rent and if they need to be put on a payment plan. Our second step would be to serve a 3-day notice to pay rent or quit. The final step would be to start the eviction process and work with the tenants to regain possession of the property.
What are your management fees and the terms of your agreement?
We have straightforward and competitive pricing. We charge 8.9% of monthly rent for 1-4 unit portfolios and 6.9% of monthly rent for 5+ unit portfolios. We have custom pricing available for 15+ unit portfolios that will be discussed in your initial meeting with our management team.
Do you handle evictions?
Yes, we oversee the entire process including posting the notice, coordinating with the owner and sheriff’s department, and being present for the lockout.
Can I be completely hands-off if I choose?
Absolutely. Many owners prefer a fully passive experience. We manage marketing, screenings, maintenance, renewals, and compliance, and only loop you in for approvals or key decisions.
Will I be able to increase the rent every year?
Yes. We can evaluate and recommend a rent adjustment each year based on market data, property performance, and local laws. If the property is in an area with rent-control or specific notice requirements, we’ll ensure all increases comply with those regulations. Our goal is to help you maximize long-term rents while keeping the property competitively priced and legally compliant.
Can I visit the property while occupied?
Yes, you may visit the property while a tenant is living there; however, we are required by law to provide proper notice to the tenant before anyone enters. If you’d like to schedule a visit, just let us know and we’ll coordinate everything, ensuring it’s done professionally and respectfully. We’ll also provide recommendations on when visits are appropriate to maintain good tenant relations.
What if I need to sell the home?
If you decide to sell, we can handle that for you directly through our in-house real estate team. Our brokers specialize in working with investment properties and tenant-occupied homes, so you’ll benefit from a smooth, coordinated process from start to finish. We’ll advise you on timing, pricing, and strategy, communicate with the tenant, and handle all showings and logistics. You’re not required to use an outside agent—our team is fully equipped to represent you.
Frequent Questions from Tenants
How long after I move out should I expect to get my security deposit back?
Based on California state law, we have 21 days to mail a deposit check back to the tenant if there is a deposit to be returned after unit turnover. Please make sure you leave us your forwarding address upon move-out so we have you correct information to mail your deposit
Can I hang a TV on my wall?
In most cases, the answer is yes but please reach out to your property manager for verification. If you choose to mount or hang a TV, artwork, etc., please be aware that you will be financially responsible for removing and repairing any wall damage upon your move-out. If you choose not to fix these things on your own, our in-house maintenance team will repair the walls and it will be deducted from your security deposit.
Who do I call if I have a maintenance emergency on the weekend?
You can call our emergency line at 949-649-1171 for any urgent maintenance issues either during the week or on the weekends.
What do I do if there is a leak in my unit?
If there is a leak in your unit, please notify your property manager immediately by either their direct line or the emergency line. Please have pictures readily available as they will help your property manager access the damage and area of the leak. Depending on the property, if your unit is overseen by an HOA, then your property manager will coordinate with the HOA to address the leak. If not, our company will send our most trusted vendors out to access and fix the problem.
How do I go about turning on all my utilities?
New accounts must be created to turn on utilities at the property. This can be done through online utility service websites, and/or through the city. Service must start the day the lease starts.
Do I need renters insurance?
Yes, all of our tenants are required to have renters insurance. You can either upload your personal rental insurance plan to your tenant portal or purchase renter’s insurance through your tenant portal.
If I were to break my lease, what am I liable for?
If you choose to break your lease, you will be fully liable for your monthly rental payments and utilities until we place a new tenant and a lease is signed and in place. You will be financially responsible until the new lease start date. Please be mindful that when you choose to break your lease, we will need to schedule showings in order to place a new tenant. Your property manager and leasing agent will coordinate with you regarding showings, and updates on new tenant placement.
Where should I send my rent check?
You can mail rent checks to our headquarters in Newport Beach. Our office address is 1501 Westcliff Drive, Suite 270, Newport Beach, CA 92660. Please make checks payable to AllView Real Estate.
What is the $1.50 charge on my ledger?
The $1.50 charge on tenant ledgers is a convenience fee for online payments.
How fast will I know whether or not I am approved for a property?
Once an application is sent over to the owners or reviewed, it is out of our hands. We typically like to let you know whether or not you’re approved within 2-3 business days.
What is the soonest and/or latest I can move in?
The longest we hold a property after a lease is signed is 3 weeks but that number is subject to change per the owner’s wishes. You have 3 weeks to move in after signing your lease before rent will begin being prorated based on the time of the month you move in.
Can I paint the interior after I move in?
If you would like to repaint the interior of your unit you will need to get the owner’s approval via your property manager and the walls must be restored to their original colors and state that the property was when you moved in. If a tenant moves out and the unit needs to be painted, the tenant will be responsible for the cost of the repainting.
How do I put in a work order?
You can submit a work order by accessing your tenant portal. Under maintenance requests, please select “Request Maintenance.” This will take you to a “Create A New Maintenance Request” page where you can tell us about the issue(s) you are having, upload photos for us to better understand the issue, and give us times that work best for us to schedule with you. You should hear from your property manager within 24 hours to address getting your maintenance scheduled.
Can I use my security deposit for last month’s rent?
No. We do not allow security deposits to be used for last month’s rent. The security deposit is to be held to ensure the condition of the home is in the same if not better condition than when you moved in. The security deposit will be refunded to you within 21 days after your move-out.
How much is the pet deposit if the property accepts pets?
No. We do not allow security deposits to be used for last month’s rent. The security deposit is to be held to ensure the condition of the home is in the same if not better condition than when you moved in. The security deposit will be refunded to you within 21 days after your move-out.
How much notice do I need to give prior to vacating?
We ask that you give us at least 30 days’ notice prior to vacating your unit in order to schedule a move-out inspection time with you and to retrieve the keys.
How is the rental increase determined at the end of the lease term?
We pull rental comps of active and closed rental listings within close proximity to the subject property with similar amenities and justify where the current market rate is and what price point we would recommend to offer a lease renewal or re-lease the property.
What is the turnaround time of response after a maintenance request is submitted?
On average our response time is within 24 hours unless a request is submitted after hours, on the weekend, and is not an emergency. Emergency requests are dispatched immediately, standard repairs within 24-48 hours and more complex repair timeframes are discussed with tenants upfront, prior to starting the repair.
How do I check the status of a maintenance request?
Log into your Tenant Portal to track all maintenance requests, view updates, and communicate directly with your property manager.
What standard should the home be left in at move out to receive the full deposit back?
Our standard is that after move-out, your home should be left in the same condition if not better than the condition of the home when you moved in. We conduct in-depth pre-move-in, move-in and move-out inspections. Our move-out inspection will be able to tell us whether things have been damaged, and where repairs may need to be made in order to put the home back to its condition prior to your move-in.
Are utilities included in my rent?
Utility responsibilities vary by property. Your lease will specify whether utilities like water, trash, gas, and electricity are included or billed separately.
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