Answers To Common Questions
Really, no long-term contract?
No one wants to be locked into a management company for six months or a year. So, we’re giving our Orange County landlords what they want. So, at any time if you don’t value our services, you can simply cancel. No other Orange County property management company offers “true” month-to-month service… So, we’ll work hard to earn your business every day to ensure that the three hundred plus rental properties we manage continues to grow.
More about our 100% money back guarantee?
We feel it’s important that if you choose us, you choose peace of mind. So, during the first sixty days if you are not completely satisfied, you can walk away and we’ll refund 100% of any fees you paid us. We are the only property manager in Orange County that has a money back guarantee (and not sure why?) We always have your best interest in mind.
What are your fees?
We’re not the most expensive nor cheapest, we’re simply the best value. Our simple, all-inclusive pricing includes almost everything for general management. We chose to eliminate all hidden fees that most Orange County management companies charge.
For example, excessive fees to create a repair request, marking up invoices, lease renewals, key copies, smoke alarm batteries, company credit card use, property showings, and many other charges that are not necessarily disclosed prior to signing a contract.
Our management fee is simply:
7% for single family residences
6.5% for two to four units
6% for five and more units
Ask for all possible fees and our value for superior service becomes very clear… Learn more on our Forms page.
What is your Deposit Free program?
There is a bill in place in Sacramento to ban security deposits due to the high barrier to entry. With this in mind, we found several companies offering security deposit insurance. A Deposit Free program offers qualified applicants the option to either pay the standard one month deposit or purchase a AAA rated deposit insurance policy valued at two months rent. The policy covers everything the deposit would such as lost rent, cleaning, excessive wear and tear, etc. Our deposit free program benefits everyone as properties rent 30% faster, renters keep cash in their pockets, landlords are far better protected, and we have less properties sitting vacant. A true win-win-win for everyone.
How do you know you’re the best value?
We do your homework for you. So, every year our owner, Marcel, visits over 125 property management websites to check out their pricing, services, features, benefits, photo quality, Yelp and Google reviews and other aspects of their operation – then he calls the owner for a friendly chat to discuss the marketplace. Doing the time (and it’s weeks) is the only way we can confidently say we are truly providing you the most services at the best value. We know that Genuine is by far the most innovative and value driven property management company in Orange County… and then suddenly we hear that sound of the popcorn going… POP!
Do you do everything from A to Z?
We do everything that you need on a day to day management basis – we got you covered administratively, educationally, financially and legally. Plus, we use the best rated property management software, called AppFolio, providing you complete transparency with all their features and benefits unlocked (costing about $3,500 a month alone).
Are there any costs paid upfront?
Nope. There are never any upfront document preparation, marketing, on-boarding costs or lease placement fees. We only get paid when we have the rent check and deposit in hand… Like a good, little Orange County property management company.
Can you help prepare my property to rent?
We only market homes that are safe, functional and clean as we want to attract the best tenants. We won’t manage dumps as they attract dumpy people. However, if the owner is determined to improve their property, we’re happy to help as the world needs better rentals! We ensure all properties are in “hotel room ready” condition and that all mechanical components are working as designed. If you take care of the property, the property (and tenants) will take care of you.
How do we determine what fair market rent is?
The biggest expenses are not paint, carpet or appliances, it’s the lost opportunity income of vacancy. So, we encourage providing spending a little more to provide a nice home at a fair price and it will rent faster and to a quality tenant who’ll stay longer. Rents are determined by a free detailed rental valuation report for you to compare your Orange County rental property to others.
What do you charge to find a tenant?
We do a thorough initial property inspection, coordinate repairs, advertise on over 30 websites, pre-qualify callers prior to scheduling showings, and screen applicants extremely well – all for just 35% of one month’s rent with no renewal fees. We get paid only when we have the rent and deposit checks in hand. There is never a vacancy management fee and if the tenant moves out before the lease ends, we’ll replace the tenant at no cost to you. We’re also the only management company in Orange County that produces an incredible 360-degree tour of every rental increasing interest and application rates.
How do you find quality tenants?
The national average is that 40% of applicants provide false information, so we do not accept any bank statements, paystubs, or credit reports directly from the applicants. We hired a third party financial reporting company that provides only correct data. They’ll ping two years bank statements for negative balances, NSF’s, current payroll auto-deposits, as well as, complete credit, eviction and criminal reports (this is the same kind of service banks use). To meet our criteria, the applicants net income must be three times rent, have a minimum credit score of 650 and we also confirm the landlord reference with extra verification steps. Plus, rental history must show occupancy of 2 years minimum and the lease start date is 15 days from approval. We do this all to help ensure we place only qualified residents who’ll care for your property and can pay rent on time. It’s far better to have a vacant property than a problem tenant.
Do you handle all legal issues and evictions?
Yes. To be a good, little Orange County property manager is a lot like being a real estate therapist… We practice calm and clear communications, common sense and fairness at all times which helps resolve most tenant challenges. However, if things escalate, our experienced legal team can handle matters in a cost effective and timely manner.
What about emotional support animals?
Like us humans, all pets are screened too. Applicants pay a third-party service provider who independently reviews and verifies the pets age, breed, and medical history. Since three out of four renters have a pet, we encourage pets as pets shorten the costly vacancy period increasing your income. Assistance animals are screened for free to ensure that we’re complying with all state and federal laws.
How do you process pets?
Yes. From painters to plumbers and landscapers to locksmiths, we have dozens of dependable service providers that take good care us. They are small companies that are honest, reliable, fairly priced with liability insurance and satisfaction guarantee. You can expect on average one month’s rent each year to cover basic repairs and will vary based on the property’s age, condition and any deferred maintenance.
How are repairs handled?
Tenants can either call our 24/7 repair center or submit requests from their tenant portal. For single item repairs under $500 we simply take care of it and won’t bother you. For any single item repairs over $500 (such as a new appliance, water heater, garage motor, etc.) we’ll contact you with the details and approval. For all safety or habitability matters such as a gas or water leak, broken water heater or refrigerator motor that cannot wait, we’ll take action fast to correct the issue and let you know how it was resolved. We do not charge for creating work orders nor markup invoices.
Do you do detailed property inspections?
Ninety days after the tenant moves in we’ll do property inspectin to ensure the new tenants are caring for your property. We look for signs of a pet, occupancy count, cleanliness, care, etc. Therafter, California law requires landlords or the property manager to inspect smoke and CO alarms every six months to ensure their sensors are present and they are less than five years old. Our detailed report includes dozens of photos noting wear-and-tear or excessive property damage of the inside and outside. We’ll take any corrective action needed to ensure your home is being well cared for. Our inspection report is just $200. * INSPECTIONS ARE PAUSED DUE TO COVID *
Do you provide monthly reports and year end statements?
Yes. We can provide variety of accounting reports to meet your needs. Plus, they are conveniently stored in your personal and secure online Owner Portal along with copies of all invoices and other important documents to review anytime. If you’re not a computer person, we’re happy to mail your monthly statement at no charge. At year end, a detailed cash flow statement and a 1099 form are provided listing all your tax deductions such as the management fee, maintenance and repairs, advertising, insurance and legal fees. Your tax preparer will calculate your property depreciation, vehicle travel expenses, and mortgage interest paid.
What forms do you use?
We retained California’s largest law firm who represent landlords to be our partners. We spend thousands of dollars each year on our agreements that are updated quarterly. All our property management leases and agreements comply with the most recent California court rulings to minimize liability – and favor the landlord as much as the law allows. California Realtor forms tend to favor residents and lack specifics.
Can you help me buy and sell properties?
Our sister company, Classic Realty of California, will get you the best deal when you buy or sell. When you’re a part of our Genuine family, we’ll credit you 20% of the seller-paid commission when you buy with us and list properties for sale at just 1.5% when you sell with us. Rest assured you’ll be in good hands with our team.