Frequent Questions from Property Owners
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.
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 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.
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.
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.
Why do you need my social security number as an owner?
As per state and federal law, we need all property owner’s SSN for tax and reporting purposes.
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, and you can also expect to receive your disbursement later if 1) Your tenant pays rent late or 2) If the disbursement is processed over a bank holiday, which would cause a delay in receiving your payment.
Do you require that I use your vendors?
No, we do not require that owners use our vendors. We know that owners may have prior vendors that they prefer, and we are more than happy to work with them. We offer our preferred vendors to our clients as we have long-lasting relationships that result in lower pricing than industry averages.
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.
What types of properties do you manage?
We manage all types of real estate. From studios to mansions, apartment buildings, commercial buildings, and even hotels, AllView does it all.
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.
Will I be involved in the approval/denial process for tenants?
Yes. As an owner, you will have the final say in the approval or denial of tenant applications. We will put together each application and give you our advice and recommendations, but we always leave the final decision-making to the owner.
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 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 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.
Can I perform repairs on my property if my tenant does not want me to?
Yes, it is written into their lease that they must let the landlord make necessary repairs to the property or they will be held liable for any extensive damages that are caused by the repairs that they are delaying.
Can I do my own maintenance repairs?
Yes, but for certain repairs we would highly recommend using a licensed or qualified vendor.
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 handle all of the evictions in properties that we manage. If it is a tenant that we have placed, we have a 12 mo eviction guarantee that covers up to $1000 in legal fees. We handle everything posting the notice, coordinating with the owner and sheriff’s department, and we are present for the lockout. We oversee the entire process from start to finish.
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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?
If the property accepts pets, pets under 20 pounds will require a $500 deposit. For pets over 20 pounds, a $1000 deposit is required. If there is more than one pet, a $1000 deposit per pet after the first pet will be required.
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.
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.