Property Management Services

Advertise on our website at no cost to you & on our free rental list at no cost to you.

Advertise & syndicate your property to Realtor.com, Zillow Network, Hotpads, Trulia, Yahoo Classifieds, and other similar rental property websites. We’ll respond to inquiries with specific instructions on showing the property, along with our criteria, qualifications and an application.

Potential residents are required to complete a written application, pay processing fees, provide written verification of Income, and grant permission to contact prior residences for references. Application(s) are processed by obtaining Credit reports, along with searching the public records for unlawful detainer actions and criminal records.

Typically, it takes 2-4 weeks to rent a property to a fully qualified tenant depending upon market conditions. Our office will continue to show a property while application(s) are being processed. Application(s) are processed as submitted until we have collected a deposit from an approved applicant(s). If two or more separate applicant(s) are being considered, the most qualified applicant(s) will be selected based upon our criteria. If your property doesn’t rent within 3 weeks, we take additional steps in making recommendations to you for your action.

If applicants meet the qualifications and are approved, we collect the deposit within 24 hours. We prepare the contracts and disclosures for their signatures. Contracts are then signed and uploaded into the online portals.

If applicants are rejected, we send the required notice along with a copy of their credit report.

Interior and exterior photographs are taken showing the condition of the property just prior to resident’s move-in, with an email link sent to the new resident & property owner as well.

Rents are due on the 1st of each month, payable by the 5th at our office location. Residents pay by money-order/cashier’s check, or using our FREE ACH service with rents withdrawn from their accounts on the 5th day of the month. Late Fees are posted to delinquent accounts on the 7th of each month (and reviewed & waivable by management). Clients are required to keep a $500 “reserve” in their account at our office.

Interior inspections are performed on a periodic basis and is a provision in the rental agreement. When inspections are performed (if permission is granted by resident) pictures will be taken and sent to you in a separate report.

We provide instructions to the residents when a notice to vacate is initiated or received.

After residents vacate, we will report to you and coordinate with you any necessary work. We will prepare and send the Deposit Disposition Report to the former residents.

In those rare instances when rent is not paid or they fail to vacate; there is no recourse other than an eviction. We will coordinate the entire process: serve the initial notices to start the process, hire an attorney on your behalf to file the necessary court documents, appear at the hearing if necessary, and retake possession of the property when the sheriff performs the lock-out.

When residents vacate that owe you money, we can report their status and non-payment to the credit agencies.

Our reports are easy to read and understand. We have an online “cloud-based” accounting software program with an owner portal for the review of your financial reports, rental agreements and other related documents available 24/7.

When available, your proceeds are deposited on or before the 15th of each month into your bank account that you designate (via ACH).

Work orders are generated thru the online portal from the resident, or when a service call is received. Work orders are viewable in your owner portal. You can either have our office respond and have our vendors perform the service, or you can direct us to send all work orders to you directly for the service requested.

We’ve developed excellent relationships over the years with our vendors & licensed contractors that appreciate our business–and give us a great response time & also “commercial” rates which SAVES YOU MONEY. We provide the actual invoice they present as a scanned pdf file attached to the actual ledger entry in your online report. There are no “hidden fee’s or additional charges” added. In the management contract you authorize us to contract for work up to $350 per occurrence for non-emergency related work orders.

 The term of our management agreement is NOT related to any lease term or month to month agreement being offered to residents.

There are TWO OPTIONS we offer to our clients:

1)  With an initial annual contract, our fee is 8% of the gross rents collected monthly, renewing monthly thereafter. We do collect 8% of late fees, tenant charges, etc.

2) Without an annual contract: our fee has an initial $795 set up charge per account, thereafter 8% of gross rents collected monthly. We do collect 8% of late fees, tenant charges, etc.

A unit which has been marketed and shown and remains vacant after a 60 day period is charged a $50 per month fee.

If your property is currently occupied, we will need a copy of the rental agreement, along with the residents contact information. If your property is located within a Homeowner’s Association, we will also need the CC&R’s, along with the HOA documents and “House Rules & Registration forms” required by the HOA.

Contact me directly to discuss any questions you have regarding our services and the management of your property.  References are available upon request.

Some Further Comments:

Our management fees are very competitive and we certainly are not the most expensive in the area. On the other hand, we charge a fair fee for tremendous service. We don’t charge extra for the online portal, serving notices, or making your deposit to your bank.   We do have a local office open Monday-Friday, appointments for our rental property clients on the weekend when necessary, and 24/7 access on my cell phone.

Keep Rockin!

Norbert G. Huston, Broker/Realtor
Huston Associates Real Estate Inc (DRE#01059682)
3138 Pacific Ave, Stockton CA 95204
Office: 209-464-9441 Cell/Text: 209-992-1301