Rent Collection

1. Rents are collected, recorded and deposited in our bank trust account before the 10^th of every month. Rent income balance is disbursed to owner with a check or direct deposit into owner’s bank account around 10^th of every month.
2. Rent Increase: we conduct an annual rent review on each tenant before the lease anniversary date. Rent increase notices are issued on timely manner.
3. Rent Delinquency: phone calls are initially made to tenants who are delinquent on rent payment while late notices are served. We have long-term relationship with landlord legal assistance which handles our eviction procedure.

Residential and Commercial Leasing

We lease both residential and commercial vacancies in San Francisco and the Bay Area. To minimize loss of rent for owners, we would inspect a unit before it becomes vacant to decide whether any repair work is needed before marketing for a new tenant.

1.  Marketing: besides using traditional advertising media (newspaper, rental guide, for lease signs etc), we find the internet has become the most effective marketing media. Ninety-five per cent of our new tenants are secured through advertising on the internet.
2.  Tenant Screening: we’ve found from our experience that tenant screening is crucial in minimizing tenant maintenance cost and enhancing investment values for property owners. Besides running a credit report on each applicant, we need to verify the applicant’s source of income and current employment. In addition, we would call tenant’s current and previous landlords to verify his/her rental history.
3. Lease Preparation – both of our residential and commercial lease forms have been reviewed by our attorney, yet each individual lease is prepared and tailored to the specific conditions and restrictions of the rental property.

Bookkeeping

Integrity is the cornerstone of our business. We maintain a meticulous bookkeeping system. Besides tracking rent collection, our bookkeeping services also include:

1. Payment of bills on behalf of owners: utility bills (water, garbage, PG&E), bills from maintenance vendors, insurance, property taxes, and mortgages.
2. Annual payment of interest on security deposits collected from tenants
3. Monthly income and expense statements are issued to owners together with copies of invoices paid on behalf of owners.
4. Year end 1099 forms are issued to owners and tenants (who receive interest payments on security deposits) for tax return purposes.

 Maintenance

1. Handling building maintenance is an important part of our management services. As property management professionals, we know how to be proactive and resolve maintenance issues when they are small in order to minimize maintenance cost while enhancing property values for owners.
2. We hire experienced contractors who would often offer discounts on their services due to our mass purchasing power and many years work relationship with them. Maintenance requests from tenants are prioritized before work orders are issued by property managers. Significant repair/remodeling projects are always discussed and approved by owners before work orders are issued.
3. Planning with owners for big improvement projects (re-roofing, exterior painting, electrical or plumbing updates etc.).
4. We offer 24 hour call service for evening and weekend emergencies.