Investor FAQs

Contact us at 951-225-4020 today and we can start the process immediately. We will need to find out more about your property to see if we are a good match for each other. We can discuss your needs and expectations regarding management service. We begin the process very quickly.

The most important part of listing a property is getting the correct rental price. We use statistical data to make sure your property is priced at market value. When properties are overpriced, they will not give many search results and they will sit on the market longer. We do a comparative market analysis to determine the correct rental rate. We actively monitor viewings and interest levels to ensure we are at the right price.
After properties have been exposed to the market for one week without renting, we will then consider lowering the rent so the property will not sit vacantly. When properties are vacant, it is more costly than lowering the rent and getting it rented quickly. For example, you probably should list at $1950, but instead, you decide $2000. At $1950, you could have the property rented in one week and very little downtime. At $2000, it could take five weeks to get it rented and get a resident in the property.

We will place a For Rent sign 30 days prior to the resident moving out, unless the client requests no sign. For a new property, the sign is placed on the date the unit first comes under our management or, if necessary, when the property is in a showing condition. (Unless restricted by Neighborhood)

We discuss with the client at the listing appointment which factors the client requires from their residents. This would include if the client will allow pets, how many, what type etc. Once these factors are determined and agreed upon, PURE Property Management will approve the resident for the client, without the client’s involvement, as it is in the client’s best interest due to Fair Housing Laws. Fair Housing laws in California are very strict and a client might violate these laws unknowingly. A client may have a preference for an older couple and discriminate against families with children. This is a Fair Housing violation and it carries large monetary penalties. All it takes is one Fair Housing complaint and you could be spending thousands of dollars having to defend yourself in court. While your intentions might be good, most of our clients are not up to date on the specifics of Fair Housing laws. The best way to reduce the risk of a Fair Housing violation is for us to have clear, non-discriminatory, and written rental criteria. We follow our policies and cannot work with clients who ask us to change our rental criteria. We are seasoned pros at picking residents and have a great track record. Picking a resident should be a business decision to get the best-qualified resident in the property. We understand the urgency of getting back to qualified applicants quickly. Some of the great residents may have applications into several properties and will get approved elsewhere if we are not efficient. We process applications right away and work hard to get good residents approved for the property so that they do not decide to rent another home. For more information on Fair Housing laws San Diego Housing & Community Development Services http://www.sandiegocounty.gov/content/sdc/sdhcd/fair-housing.html California Department of Fair Employment & Housing https://www.dfeh.ca.gov/housing/

We require a minimum of a one-year lease unless instructed differently by the client. Sometimes a resident will offer a client more money for a shorter lease. Any lease under one year will only be given to a resident with client approval. All leases are in writing. Longer leases are approved after discussion with the property client. At renewal, we may on occasion elect to place a resident on a month-to-month or 6-month rental lease to accommodate the sale of the property by the client, a resident’s pending departure, or moving the property into a more active rental period such as the summer. Lease length is always determined through consultation with you, the client.

Resident screening is a vital part of the leasing process. A thorough resident screening is one of the best tools a landlord has to protect their investment. By effectively screening prospective residents you will protect your investment, the property, and the local community. Quality residents are the key to long-term profitability. At PURE Property Management every application we receive is carefully reviewed.

Between days 90 – 75 we need an answer from you. If we do not get a response, we are going to assume you are re-renting the property and continue the lease renewal process.

Between days 120 – 60 we are going to be doing interior property assessments. If we see red flags we will stop the renewal process and contact you. The interior property evaluation is free for the gold, platinum & multi-property client plans. If you are on the silver plan you will need to email us if you would like to pay to get the evaluation done.

At day 60 we will be sending the lease to the resident. The lease won’t be sent to the resident if there are red flags on the interior property evaluation or if they owe money. The resident has 30 days to sign the lease. From day 60 to day 30. If the resident signs the lease after day 30 there will be a fee. If they decide to go month to month there will be a rate increase. Once the lease is signed we will be uploading it to your client portal. If the resident wants to move out will receive an email.

We specialize in Single-Family homes with over 90% of our inventory being single-family homes. We also work with duplexes, townhomes, and small apartment complexes.

Clients are responsible for all pest control in the first 60 days of a new tenancy. If the resident has any pests, clients will pay to have the house treated. After the first 60 days, the resident is responsible for some pest control. This would include ants, fleas, roaches, spiders, and small mice. The client is responsible for maintaining the residence in a reasonable rodent-proof condition and rectifying any condition that would allow squirrels, birds, etc… to enter and nest. Infestations of squirrels, skunks, rats, and other vermin, as they can cause damage to a property and can be a health risk to people. Infestations of this type are treated at the client’s expense. This does not release the resident from their obligation to keep the property in a clean and sanitary condition so as not to promote the attraction of rodents and or pests.

The eviction procedures are initiated against the resident if they have not paid their rent on time or have not remediated a lease violation after being given notice like an illegal pet on the property. On all leases that we create, rent is due on the 1st and late on the 2nd. We do not initiate late charges until the 3rd of each month and will post three-day notices on the door on the 4th. If a three-day notice is given to the resident, they must pay the full amount of rent or if the notice is given for a violation of the lease they must fix that violation. For example, the illegal pet must be removed from the premises. After the three-day notice has been posted, if the resident still has not fixed the problem, then we will hire an eviction company involved which will file an unlawful detainer and continue the process. Legal fees and filing fees for an eviction usually cost between $700-1500. This is dependent on how far the eviction goes and if you have to have a lawyer represent you in court.

If there is something needing maintenance at a home, the resident can enter a repair request in their online portal (also where they pay rent). In an emergency, they have our direct cell phones where they can text. PURE Property Management will contact the resident to determine the exact nature of the problem, see if it is something they can repair themselves, (Ex. Reset button on the garbage disposal) before spending your money on a service call. After determining that it is a legitimate problem, we will send a service vendor to make the repair. The vendor will contact the resident and coordinate a date and time to perform the repair. If the repairs exceed a preset dollar amount, (typically $250) we will notify the client prior to the repair being done for approval. We confirm with the resident that the repair has been completed prior to paying the bill. Most repairs are scheduled within 1-2 business days. Comfort items such as air conditioning , no hot water or heat, receive the highest priority and are attended to as soon as possible.

Rent payments are due on the 1st day of each month and are considered late on the 2nd. If a resident moves into a property during the middle of the month, the resident will owe a full month’s rent for the first month, and the rent for the second month will be prorated. The second month’s rent is the one prorated, never the first month.

With our company, should a resident not pay rent by the end of the 2nd day, we will call, text, and email them on the 3rd. On the 4th of each month, if it falls on a work day, we will post a three day notice on their door. If we have not received any response back from them and they have not paid rent by the 7th we’ll call you and discuss continuing the eviction process. Whether or not we eventually have to proceed with a formal eviction depends on the specific circumstances. It is usually financially better, for all involved, if a solution can be worked out. If the resident has experienced a one-time financial hardship, and we have had no previous problems with them, we will normally give them a chance to catch up if there is reason to believe they can do so. If the resident has demonstrated an ongoing pattern of late payments, broken promises and/or evasiveness, eviction or lease non-renewal is usually the best course of action. Each case is unique, and we make our decisions based on what is best for you and the property in the long run. We always proceed with the legal notices required for eviction regardless of any other factors. We will simply postpone the actual filing of the eviction if the resident is showing favorable effort toward resolution. Evictions in California are a complex legal matter and we need to make sure if we do go forward with an eviction, we do everything correctly to minimize the time. A full eviction if done properly can be done in six to eight weeks. There have been cases where residents have fought the eviction and steps were not followed correctly that have taken six months to evict. The best scenario is to avoid accepting problematic residents from the beginning. As of 2018, when this was written, we have not had an eviction on a resident we placed in four years.

PURE Property Management Inc. will hold the security deposit in a Trust Account in accordance with State and California Department of Real Estate Commission guidelines. At the end of the lease agreement, the security deposit will be itemized and refunded back to the outgoing resident. If there are damages that the resident is liable for, that portion of the security deposit will be transferred to the client after move out.