// maintenance
A 24-hour line, licensed vendors, your approval threshold, and the vendor's invoice with nothing added.
Repairs are where owner money leaks and tenant goodwill is won or lost. We run a 24-hour maintenance line, send licensed and insured vendors, and bill you exactly what the vendor billed us. You set a dollar threshold in the management agreement; below it we fix the problem, above it we call you with a quote. Habitability issues, no heat, no hot water, water coming in, go first, because in the East Bay a habitability complaint is also an eviction defense and in Oakland grounds for a tenant petition to the Rent Adjustment Program.
The tenant reports it through the portal or the line. We ask the questions that tell us whether it is urgent, whether it is a tenant-caused problem, and whether a photo settles it. Anything that affects health, safety or the ability to live in the unit is dispatched the same day. Everything else is scheduled with the tenant within a few days. The vendor reports back with photos and an invoice, we check the work against the request, and the invoice posts to your ledger as the vendor wrote it. You see the request, the dispatch and the close-out in the portal.
Your agreement sets an approval threshold, and you choose the number. Below it, we handle the repair and you see it on the statement. Above it, we send you the vendor's quote and wait for your yes, except where waiting would leave the unit uninhabitable or cause more damage, in which case we act and call you at the same time. Recurring items like smoke detector batteries, filter changes and gutter clearing go on a schedule so they stop generating calls. We do not add a percentage to any invoice, and we do not take referral fees from vendors.
A turnover is the one time the unit is empty and every trade can work at once. We walk the unit against the move-in report the day the keys come back, send you a scope with photos and the deposit deductions it supports, and get paint, cleaning, flooring and small repairs done in parallel. The goal is a listing-ready unit in days, not weeks, because at $2,500 to $3,400 a month in most East Bay cities, each idle week is a real number on your statement. The deposit accounting goes out within the time the law requires, itemized, with receipts.
// questions
Yes, if they are licensed where the law requires it and carry insurance. We will add them to the vendor list for your property and dispatch to them first. If they do not respond within the window a repair needs, we send our vendor and tell you.
The line is answered around the clock. Loss of heat, hot water or water service, an active leak, a lockout, a sewer backup and a safety hazard are dispatched the same day, usually within hours. We tell you by text or email as soon as a vendor is assigned.
The tenant, where the lease and the facts support it. We document the cause with photos and the vendor's report, bill the tenant, and if it is unpaid at move-out it comes from the deposit with an itemized statement. Ordinary wear is the owner's cost under California law and we will tell you when something is wear rather than damage.
// where we work
The rule that applies in each city, and what we do about it there.
// 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.