Property Owner FAQ
Everything you’ve wondered about working with a property management company — answered clearly and honestly. 20 questions across 7 categories.
Getting Started
Getting started is simple. Request a free rental analysis through our website or call us at (209) 465-5000. We’ll research your property and market, then schedule a call to discuss our findings and the management agreement. Once signed, we handle the transition — including taking over any existing tenancy or beginning the leasing process for a vacant property.
We manage the transition professionally and thoroughly. For occupied properties, we introduce ourselves to your current tenants, transfer all security deposits to our trust account, collect all existing lease documentation, and begin managing the property immediately. For properties transitioning from another management company, we handle all the coordination so the process is seamless for you.
Our management agreements are typically structured on an ongoing basis with reasonable notice provisions — we don’t believe in locking owners into long contracts. We earn your business through performance, not contractual obligation. Contact us to discuss the specific terms of our management agreement.
Fees & Pricing
PME’s management fees are competitive and transparent — typically a percentage of monthly rent collected, plus a leasing fee for new tenant placement. We don’t charge hidden fees or unnecessary add-ons. Contact us for a specific quote based on your property type, location, and number of units.
Please contact us directly to discuss our specific fee structure. We’re happy to provide a complete breakdown of all fees — management, leasing, and any other charges — so you can make a fully informed decision.
No — we do not add a markup to vendor invoices. You pay the vendor’s rate, and our management fee is charged separately and transparently. All invoices are provided to you with full documentation.
Tenants & Leasing
Most properties are placed within 30 days of listing. Properties that are competitively priced, well-maintained, and professionally presented often receive applications within days. We’ll give you a realistic timeline based on current market conditions during your free rental analysis.
We screen for stable employment, verifiable income of at least 2.5–3x the monthly rent, positive credit history, clean background, and positive rental references from previous landlords. We apply consistent standards to every applicant in full compliance with California and federal Fair Housing law.
Owner preferences vary. Some owners prefer to be involved in tenant selection; others prefer to rely entirely on PME’s professional screening. We discuss your preferences during onboarding and structure the process accordingly — always within the bounds of California Fair Housing law.
Maintenance
Tenants submit requests through our online portal or call our emergency line for urgent issues. We triage each request, dispatch the appropriate vetted vendor, oversee the work, and document everything with photos and invoices. You receive notification and full documentation for all completed work.
Emergencies include active water leaks, complete heating failure in cold weather, gas leaks, electrical hazards, and security breaches (broken locks/doors). For fire or gas emergencies, tenants are instructed to call 911 first. We maintain a 24/7 emergency line for urgent maintenance situations.
We recommend using vendors from our vetted network to ensure quality, proper insurance, and competitive pricing. However, if you have established relationships with specific contractors you prefer, we can discuss incorporating them into the management process. All vendors must be licensed and insured.
Financial
Owner disbursements are processed monthly, typically mid-month for the prior month’s collected rent. Disbursements are made via ACH direct deposit to your designated bank account, accompanied by a detailed statement showing all income, expenses, and fees.
Security deposits are collected from tenants and held in a separate California-compliant trust account — never commingled with PME operating funds, as required by California law. At tenancy end, we conduct a move-out inspection, prepare the itemized security deposit disposition within the 21-day California requirement, and return any balance owed to the tenant.
We provide annual 1099-MISC forms for all rental income as required by the IRS. We also provide year-end summary statements showing total income, expenses, and management fees for the calendar year — making your Schedule E or rental income tax preparation significantly easier.
California Law
AB 1482 applies to most California rental properties built before 2004, limiting annual rent increases to 5% + local CPI (maximum 10%). Exemptions include single-family homes and condos where proper notice has been given, properties built after 2004, and certain other categories. PME evaluates every property to determine applicability and calculates allowable increases correctly.
California evictions typically begin with a legally required notice (3-Day Notice to Pay or Quit for non-payment, 3-Day Notice to Cure or Quit for lease violations). If the tenant fails to comply, an unlawful detainer lawsuit is filed. Uncontested evictions typically take 4–8 weeks from initial notice to possession. PME manages the entire process in compliance with California law.
We provide annual 1099-MISC forms for all rental income as required by the IRS. We also provide year-end summary statements showing total income, expenses, and management fees for the calendar year — making your Schedule E or rental income tax preparation significantly easier.
Commercial
Yes — PME manages both residential and commercial investment properties in Stockton, Tracy, Modesto, and the surrounding San Joaquin Valley. Commercial management includes lease administration, tenant relations, maintenance oversight, and full financial reporting. Contact us to discuss your specific commercial property.
Yes — we manage single-family homes, duplexes, triplexes, fourplexes, and larger multi-family properties. Our systems are designed to handle properties of any size efficiently. Portfolio owners with multiple properties benefit from consolidated reporting and streamlined management across their entire holdings.
Fees & Pricing
PME’s management fees are competitive and transparent — typically a percentage of monthly rent collected, plus a leasing fee for new tenant placement. We don’t charge hidden fees or unnecessary add-ons. Contact us for a specific quote based on your property type, location, and number of units.
Please contact us directly to discuss our specific fee structure. We’re happy to provide a complete breakdown of all fees — management, leasing, and any other charges — so you can make a fully informed decision.
No — we do not add a markup to vendor invoices. You pay the vendor’s rate, and our management fee is charged separately and transparently. All invoices are provided to you with full documentation.
Tenants & Leasing
Most properties are placed within 30 days of listing. Properties that are competitively priced, well-maintained, and professionally presented often receive applications within days. We’ll give you a realistic timeline based on current market conditions during your free rental analysis.
We screen for stable employment, verifiable income of at least 2.5–3x the monthly rent, positive credit history, clean background, and positive rental references from previous landlords. We apply consistent standards to every applicant in full compliance with California and federal Fair Housing law.
Owner preferences vary. Some owners prefer to be involved in tenant selection; others prefer to rely entirely on PME’s professional screening. We discuss your preferences during onboarding and structure the process accordingly — always within the bounds of California Fair Housing law.
Maintenance
Tenants submit requests through our online portal or call our emergency line for urgent issues. We triage each request, dispatch the appropriate vetted vendor, oversee the work, and document everything with photos and invoices. You receive notification and full documentation for all completed work.
Emergencies include active water leaks, complete heating failure in cold weather, gas leaks, electrical hazards, and security breaches (broken locks/doors). For fire or gas emergencies, tenants are instructed to call 911 first. We maintain a 24/7 emergency line for urgent maintenance situations.
We recommend using vendors from our vetted network to ensure quality, proper insurance, and competitive pricing. However, if you have established relationships with specific contractors you prefer, we can discuss incorporating them into the management process. All vendors must be licensed and insured.
California Law
AB 1482 applies to most California rental properties built before 2004, limiting annual rent increases to 5% + local CPI (maximum 10%). Exemptions include single-family homes and condos where proper notice has been given, properties built after 2004, and certain other categories. PME evaluates every property to determine applicability and calculates allowable increases correctly.
California evictions typically begin with a legally required notice (3-Day Notice to Pay or Quit for non-payment, 3-Day Notice to Cure or Quit for lease violations). If the tenant fails to comply, an unlawful detainer lawsuit is filed. Uncontested evictions typically take 4–8 weeks from initial notice to possession. PME manages the entire process in compliance with California law.
We provide annual 1099-MISC forms for all rental income as required by the IRS. We also provide year-end summary statements showing total income, expenses, and management fees for the calendar year — making your Schedule E or rental income tax preparation significantly easier.
California Law
AB 1482 applies to most California rental properties built before 2004, limiting annual rent increases to 5% + local CPI (maximum 10%). Exemptions include single-family homes and condos where proper notice has been given, properties built after 2004, and certain other categories. PME evaluates every property to determine applicability and calculates allowable increases correctly.
California evictions typically begin with a legally required notice (3-Day Notice to Pay or Quit for non-payment, 3-Day Notice to Cure or Quit for lease violations). If the tenant fails to comply, an unlawful detainer lawsuit is filed. Uncontested evictions typically take 4–8 weeks from initial notice to possession. PME manages the entire process in compliance with California law.
We provide annual 1099-MISC forms for all rental income as required by the IRS. We also provide year-end summary statements showing total income, expenses, and management fees for the calendar year — making your Schedule E or rental income tax preparation significantly easier.
Commercial
Yes — PME manages both residential and commercial investment properties in Stockton, Tracy, Modesto, and the surrounding San Joaquin Valley. Commercial management includes lease administration, tenant relations, maintenance oversight, and full financial reporting. Contact us to discuss your specific commercial property.
Yes — we manage single-family homes, duplexes, triplexes, fourplexes, and larger multi-family properties. Our systems are designed to handle properties of any size efficiently. Portfolio owners with multiple properties benefit from consolidated reporting and streamlined management across their entire holdings.
Still Have Questions?
Our team is happy to walk you through anything not covered above. Call us during business hours or request a free rental analysis to start the conversation.
