Choose The Right Package For Your Rental Property
Explore our pricing options and find the perfect plan to suit your property management needs, ensuring you get the best value for your investment.
| Rent Up | Full Service Management | Gold Standard | |
|---|---|---|---|
| Ideal For… | Full Time Landlords | Most landlords, part-time landlords | Risk Adverse Property Owners (we take on most risk from you) |
| Tenant Placement Fee | First Month's Rent | 50% of one month's rent | 50% of one month's rent |
| Monthly Management Fee | No Monthly Fees | 8% to 10% of Rent Paid | 15% of Rent Paid |
| Rent Assessment We thoroughly research market rates to maximize the rent amount. We also recommend property improvements to increase asking rents. | ✔ | ✔ | ✔ |
| Marketing the Property We use a comprehensive advertising plan, including online avenues as well as traditional platforms, to reach all potential tenants. | ✔ | ✔ | ✔ |
| Finding Tenants We use in-house agents, in addition to state-of-the-art self-showing technology to gather as many applicants as possible. | ✔ | ✔ | ✔ |
| Tenant Screening We’ve set high qualification standards and have a detailed application process, which includes income verification, background checks, credit checks and even pet screening! | ✔ | ✔ | ✔ |
| Pet Screening All pets are screened by our third-party vendor to help eliminate 'fake' service animals and problem pets. | ✔ | ✔ | ✔ |
| Full Legal Compliance Our leasing agents and property managers are all licensed. And, we conduct all our activities in accordance with State and Federal law as well as the National Association of Residential Property Managers Code of Ethics. | ✔ | ✔ | ✔ |
| Convenient Rent Payments Multiple options for tenants to pay rent conveniently and on time. | ✔ | ✔ | ✔ |
| Accounting Detailed monthly statements, annual reports and IRS compliant reporting. | ✔ | ✔ | |
| Property Maintenance We have a dedicated maintenance team of qualified vendors to ensure prompt repairs and we are on-call 24/7/365 for emergencies. | ✔ | ✔ | |
| Rent Collection We manage all rent collections for your property. We have strict policies and standards in place to collect rent as effectively as possible. | ✔ | ✔ | |
| Eviction Process Handling We use an attorney to assist with the eviction process in the unlikely event that a tenant needs to be removed from the property. This enables us to win an overwhelming majority of our eviction cases. | ✔ | ✔ | |
| Property Accounting & Reporting We have an in-house accounting team who oversees all accounting and reporting functions. We use a cloud-based management software -- the leading, comprehensive, integrated accounting, maintenance, and advertising program available to the industry. | ✔ | ✔ | |
| Monthly Owner Statements We simplify your life by connecting you to our Owner Portal where you can view monthly owner statements. | ✔ | ✔ | |
| Property Evaluations Detailed, regular, on-sight evaluations of your property to review and report on property condition. | ✔ | ✔ | |
| Owner & Tenant Portals We give you real-time access to your properties via your Appfolio Owner Portal. Prospective residents can apply online with the click of a button, existing residents pay their rent online instead of sending rent checks by mail. | ✔ | ✔ | |
| Tenant Maintenance System From their mobile device, Tenants can conveniently place maintenance requests, schedule appointments and communicate with vendors, making life simple for our tenants. | ✔ | ✔ | |
| Leasing Guarantee Under California statute, tenants have the right to terminate a lease early by paying for all the owner's damages. We enforce this early termination clause in the lease by ensuring the tenant covers the landlord's costs by our administration of the process. | ✔ | ✔ | |
| Satisfaction Guarantee If you are not satisfied with our services, and we can’t make it right for you, you can cancel our management agreement without penalty. | ✔ | ✔ | |
| Capital Improvement Evaluation Annual visit and report on capital improvement needs for your rental property. | Upon Request | $250 | ✔ |
Rent Up
Tenant Placement Fee: First Month’s Rent
Monthly Management Fee:
(No Monthly Fees)
Rent Assessment
Marketing the Property
Finding Tenants
Tenant Screening
Pet Screening
Full Legal Compliance
Capital Improvement Evaluation
Full Service Management
Tenant Placement Fee: 50% of one month’s rent
Monthly Management Fee: 8% to 10% of Rent Paid
Rent Assessment
Marketing the Property
Finding Tenants
Tenant Screening
Pet Screening
Full Legal Compliance
Convenient Rent Payments
Accounting
Property Maintenance
Rent Collection
Eviction Process Handling
Property Accounting and Reporting
Monthly Owner Statements
Property Evaluations
Owner and Tenant Portals
Tenant Maintenance System
Leasing Guarantee
Satisfaction Guarantee
Capital Improvement Evaluation
Gold Standard
Tenant Placement Fee: 50% of one month’s rent
Monthly Management Fee: 15% of Rent Paid
Rent Assessment
Marketing the Property
Finding Tenants
Tenant Screening
Pet Screening
Full Legal Compliance
Convenient Rent Payments
Accounting
Property Maintenance
Rent Collection
Eviction Process Handling
Property Accounting and Reporting
Monthly Owner Statements
Property Evaluations
Owner and Tenant Portals
Tenant Maintenance System
Leasing Guarantee
Satisfaction Guarantee
Capital Improvement Evaluation
Frequently Asked Questions
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Q: What will my vacancy rent for?
A: Determining market rent is based on data compiled by us for you. We review current market conditions, comparable properties now being rented, comparable properties just rented in our portfolio and the overall condition of the property. We provide a rent range to you based on the above information. We make recommendations as to needed (or unneeded as the case may be) maintenance prior to marketing the property. We explain the fact that if the property is listed at the highest range, it attracts the lowest quality tenant (who is never accepted at the more competitively priced properties). If an owner chooses a reasonable asking rent and property is presented in its best condition, this generally leads to a long term, good tenancy in the shortest period of marketing time. Many of the large online real estate listing services do not have accurate data so it always better to consult a local professional who is more familiar with the ever-changing terms of the market place.
Q: How do you screen for good tenants?
A: First and foremost, we adhere to all fair housing regulations in protecting your investment and leading to a fair marketplace for tenants. We will advise you along the way as to how that affects your property. By published policy, all applicants within a rental group over the age of eighteen must complete an application and have a credit report run. The application process is simple and always available to prospects through our website. We check all past landlord history, confirm employment and income and review the application for past pet history as well as number of occupants. If an owner is allowing pets, we require pet owners to undergo an additional professional screening of their animals.
Q: What should I do to my property to prepare it for a new resident?
A: A good standard to use when making decisions about maintenance needed prior to marketing a rental property is to first consult a management professional. The second standard should be about how you want your property returned to you after a tenancy; the initial condition of property lets the tenant know what your standard of care is and leads to a better long-term tenancy. Your management professional will be able to deliver qualified maintenance personnel who may save you thousands of dollars of upfront costs.
Q: How long will it take to rent my property?
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Q: How is advertising handled?
A: As part of the professional service offered to you through our company, the property is photographed by us and sent out through our robust website to all the large online real estate listing services. Further, it appears on our website for any and all prospects looking in the rent range to consider.
Q: What length of lease do you recommend?
A: One year is our general recommendation. It eliminates any short-term tenants that you may get if you offer a month to month residency and it helps to eliminate additional make ready costs that occur with every turn over of tenants. We strive to achieve the longest tenancy possible for your property in the screening process. The average tenancy for the area is eighteen months.
“There has never been a doubt in my mind that I hired the best property management company in San Jose. I have been with them for over 15 years and they manage a number of my properties here in California. There has never been a discrepancy in their service to me. Even when things weren’t going smoothly with some of my properties, they handled the issues quickly and without complaint. Things are bound to come up when you are juggling many things at once, and I’m glad I’m with a company that can handle it all. When they met our dog for the first time, they were all so sweet! We love our house and really value how Portola helps make this our home! In my experience, they are by far the best property managers in all of Santa Cruz.”
2660 John Montgomery Dr. Suite 1
San Jose, CA 95148
