// maintenance · Orinda
State law only: 8.8% for Aug 2026 to Jul 2027 on the units AB 1482 covers. 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 full picture for owners is on the Orinda page; the service on its own is described under maintenance.
// questions
No. Orinda has no local cap, registry or just-cause ordinance. State law applies: 8.8% for Aug 2026 to Jul 2027 on covered units, and no cap on an individually owned house or condo if the lease carries the AB 1482 exemption notice. Without that notice your house is capped like an apartment.
We do not have a reliable Orinda-only figure. One listing service reports 14 to 21 days to lease in neighboring Lafayette at similar rents. At $5,545 a month that is $2,590 to $3,880 of lost rent per turnover, so we start marketing before the current tenant moves out, price from this month's comps, and have the house photographed and cleaned the week it empties.
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.
// 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.
// also
Priced to the market, screened to a written standard, leased with the notices your city requires.
The cap, the registry, the fee and the notice for your unit, each on its own calendar.
A 24-hour line, licensed vendors, your approval threshold, and the vendor's invoice with nothing added.
// nearby
// 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.