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8% Monthly Management Fee – Our 8% monthly management fee covers all the essential day-to-day operations of managing your property, including:

• Tenant communication and support :
  We handle all tenant interactions — from general inquiries to maintenance requests and issue resolution — ensuring smooth communication and tenant satisfaction.
  
• Owner communication and updates :
  We keep you informed with regular updates, detailed reports, and financial summaries so you always know how your property is performing.
  
• Handling maintenance requests and dispatching vendors :
  When a maintenance request comes in, we assess the issue, coordinate with the appropriate vendor, and ensure the work is completed efficiently and professionally.
  
• Vendor coordination and follow-ups :
  We manage relationships with trusted, vetted vendors — assigning tasks, scheduling service, and following up to guarantee quality and timely completion.
  
• Managing tenant issues and disputes :
  We step in to manage tenant concerns or disputes, providing mediation and solutions to maintain positive relationships and protect your property.
  
• Serving legal notices as needed :
  When necessary, we prepare and deliver legal notices in compliance with local laws (for issues such as late rent, lease violations, or evictions).
  
• Ensuring lease compliance and enforcement :
  We ensure that all lease terms are followed — including rent payments, property upkeep, and other tenant obligations — and take prompt action in case of violations.

We handle everything involved in managing your property — from communication and maintenance to legal compliance and reporting — so you can enjoy a truly stress-free ownership experience knowing your investment is in capable hands.

Disclaimer: Our standard 8% monthly management fee applies to most residential properties; however, pricing may vary based on property size, complexity, location, number of units, tenant profile, or specific client needs. All fees will be clearly outlined and confirmed in your customized management agreement.

We start with an initial property inspection and provide clear recommendations to ensure your property is move-in ready. This typically includes painting, addressing any repairs, cleaning carpets, cleaning up landscaping, ensuring smoke and CO alarms are compliant, and changing the air filter.

After the property is leased, we rekey the locks for a fresh set of keys, typically costing around $195. This step not only provides peace of mind to the tenant but also protects you from potential liabilities related to security issues like break-ins or theft. Our goal is to make the process as smooth and efficient as possible, ensuring your property is ready to rent quickly.

We offer two types of showings: in-person and self-access through a secure digital lockbox system. Self-access showings are available daily from 8 a.m. to 8 p.m., making it easier for prospective renters to view your property on their own schedule, which typically leads to faster leasing times. This approach also allows renters to take their time in the property, providing a better experience.

We understand concerns about property security, but after six years of using this system, we’ve had no major incidents of theft or damage. Renters must provide ID, go through pre-screening, and are required to secure the property after their viewing. We stand behind the system and are confident it helps get your property leased faster while maintaining security.

Palomar Oaks is solely responsible for tenant selection to ensure compliance with strict fair housing laws at the state, local, and federal levels. These laws require that everyone is treated equally during the screening process, so we follow a uniform system to avoid any legal risks. As a result, we don’t involve the owner in tenant approval to prevent any potential issues of discrimination.

This approach benefits owners by making the process more hands-off, allowing you to focus on sound investment decisions without becoming overly involved in tenant relationships. We stand behind our tenant choices with our eviction guarantee, ensuring you don’t face unnecessary stress. Our team works diligently to select the best tenants because, frankly, picking a bad tenant creates headaches for everyone involved.

While your property is vacant, you’re welcome to use your own vendors. However, once the property is occupied, we are selective about which vendors we allow on-site for safety and reliability reasons. We have a trusted network of vendors that we’ve built strong relationships with, and we hold them to high standards for performance and accountability.

Working with outside vendors can present challenges, such as ensuring timely communication and follow-through, which is why we typically don’t work with them once a property is occupied. That said, we do consider exceptions on a case-by-case basis to ensure the best outcome for your property.

It is entirely up to you, as it is your property. However, we highly recommend allowing pets, as over 50% of renters have pets. If you do not allow pets, you will eliminate a large pool of potential renters from leasing your home. Additionally, you would be covered under our Good Pet Guarantee*. If you do not allow pets but a renter has an ESA or service animal, which is both state and federally protected, you are required to accept the pet.

You’ll want to contact your insurance agent and let them know that you are going to be renting out your property. Discuss coverage options with them and make sure you have coverage you feel comfortable with.

Palomar Oaks may require that you have at least $500,000 in liability coverage, and that we are listed as an additional insured party. This is a common requirement of all management companies.

Rental payments will be disbursed within one week of Palomar Oaks receiving payment from tenant. Palomar Oaks typically requires trust accounts to maintain certain reserve levels for maintenance, repairs, etc. You will receive quarterly accounting reports detailing all income and expenses.

We work with a trusted network of licensed and insured vendors who provide high-quality repairs and maintenance. If a repair is under $500, we take care of it promptly without needing to notify you, ensuring issues are resolved quickly. For repairs exceeding $500, we will seek your approval in advance (unless it’s an emergency). This maintenance limit allows us to address problems swiftly while minimizing disruption for you.

All maintenance expenses, along with invoices, are detailed in your monthly owner statement. We ensure our vendors offer fair pricing and stand behind their work. If any issues arise, we are committed to working with the vendor to make it right.

We will assist with the eviction process by serving notices and coordinating the chain of events in accordance with California law.

Including pool service is an excellent idea to ensure proper maintenance, as poor pool maintenance can become costly. If your landscaping is fairly extensive, it is a good idea to provide a landscaper as well. If your landscaping is minimal, it can become a tenant responsibility.