We’re different from other Alameda and Contra Costa County property management companies. Contact a property manager from our team, and find out why.
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415 Boulder Ct. STE 300, Pleasanton, CA 94566
Pleasanton Office Hours:
9am-12pm, 1pm-4pm, Friday: 9am-12pm
Saturday: By appointment only
732 Hayes Ave. Livermore, CA 94550
Livermore Office Hours:
By appointment only
Phone: (925) 273-9865
Frequently Asked Questions
What type of Property Management experience do you offer?
Advantage Property Management Services (APMS) delivers a unique real estate investing experience to our clients. Unlike traditional property management companies who co-manage properties with you, we won’t ask you to make decisions on topics that are outside your expertise. Enjoy your life because APMS does ALL the work for you.
Are you a licensed Property Manager?
We are licensed real estate brokers through the California Department of Real Estate. Our company’s license number is 01764298. Verify real estate licenses online at https://www2.dre.ca.gov/PublicASP/pplinfo.asp
How do you determine the market rent for each property?
A professional property manager should use real data and have a process to determine market rent. The asking rent shouldn’t be determined on a hunch or a feeling. Warning: Do not choose a property manager based on the promise of higher rent! Many use this bait-and-switch method to attract clients.
What will you do to rent my house?
We are experts at renting properties. APMS’ Enhanced Vacancy Marketing process is designed to reduce vacancy time and attract the ideal resident. There’s so much to share–contact us to learn more.
What specifically do you do to qualify a Renter after they have applied to rent my house?
This is one of the most important aspects of successful property management, yet is riddled with fair housing liability. To be compliant with the myriad California and Federal Fair Housing Laws and ensure we only lease to qualified tenants, APMS has created a 5-point, risk-based model for application processing. Learn more at our Rental Criteria page or contact us.
How do you make sure the Renter is taking good care of my home?
There are several ways we monitor the condition of your property during tenancy. Above all, careful tenant selection from the outset protects your property from being rented to irresponsible people. During the lease term, we may enter the property for repair or maintenance reasons and will use that opportunity to identify any lease violations or other maintenance issues. If we are fortunate enough not to have any repairs or maintenance at your property over an extended period of time, your property manager will schedule a Safety Survey. During Safety Surveys, a property manager tours the inside of the property, testing smoke and carbon monoxide detectors, checking the furnace filter and for unreported plumbing leaks. If any lease violations are identified during the Safety Survey, they will be addressed with the tenant.
What do you do if they are not taking care of my property as they should or you discover unauthorized pets?
Your property manager gives the tenant an opportunity to correct the situation and usually the resident will. If a problem persists, we will make a decision based on that specific situation. If an agreement cannot be reached, then we have the option of evicting the tenant.
How do you handle maintenance requests?
Residents submit maintenance requests using an online form in the Tenant Portal. When a request is submitted, the system instantly notifies you via email. Our Maintenance Coordinator will contact the resident to better understand the problem. We also make sure it is not something the resident can fix themselves before your money is spent on a service call (exs: reset button on the disposal, tripped breaker.) After determining that it is a legitimate problem, we will dispatch the appropriate vendor to make the repair.
Do you use the cheapest maintenance people you can find?
No. We prefer to work with reliable vendors. Price is certainly important, and we feel that our preferred pricing is very competitive, but there’s always someone who could be cheaper. Often, you sacrifice reliability and quality with low prices. We believe we have developed a very sensible approach to handling maintenance and repairs and that you will realize cost savings that other property managers simply can’t deliver.
How do I know your property manager won't spend my money on large repairs without my approval?
Our Property Management Agreement includes a spending limit to protect you. Sometimes expenses such as replacing a water heater, repairing a roof leak, or emergency furnace repairs are unavoidable. In emergencies where 1) the health or safety of a tenant is at risk, 2) there is only one option to consider, or 3) the property will incur damage if immediate action is not taken, the property manager will initiate the repair work even if it is higher than the pre-authorized spending limit and then will let you know of the situation and what we are doing about it.
Do you hold some of my money for repairs? How much?
We will reserve some money in your account so that we may distribute funds to you earlier in the month. For most single-property portfolios, the reserve is $600. For larger portfolios, the reserve will be higher.
When do you distribute an Owner’s funds and send statements?
Owner distributions are sent via ACH to your bank account on or about the 10-15th of each month. Statements, showing all income and expenses, are posted to the Owner Portal at the beginning of the next month. For example, March’s Owner Statement will be published at the beginning of April. All invoices/receipts are scanned and saved to the Owner Portal in real time.
What if I want you to use my plumber, A/C company, etc?
If you would like to nominate a service company to be added to our preferred vendor list, they can contact us. We will interview them and let them know the documentation and references we need, what our invoicing and payment policy is, etc. We cannot guarantee, however, that your favorite company will be sent on all service calls to your home.
Are your property management fees negotiable?
No. We don’t think price should be the key factor in deciding which property manager you hire to manage your home. We don’t try to compete against lower priced property management companies or Realtors who practice property management as a side business. Frankly, we know you can find a cheaper property management company. Companies that offer low rates have to cut corners or limit service levels. We are not willing to compromise our high service level to compete with the low cost providers out there. Our focus is on value — delivering the very best property management service at a fair price.
Does your property management agreement give you exclusive rights to sell my property?
No. However, we do offer brokerage services to our existing clients to help them grow their portfolio or sell to another investor.
Is the Property Management Agreement a standard, widely used form?
Yes. We use the California Association of Realtors Property Management Agreement.
How soon can you start managing my home?
We can start the process immediately. We will start by obtaining some information about you and your property. Contact us online or call us today at (925) 273-9865 x1
How much security deposit do you charge the tenant?
We collect 1.25-2 times the monthly rental amount for the security deposit, depending on an applicant’s qualifications.
Are you a full-service property manager or a co-manager?
This seemingly minor difference is actually a major consideration when choosing a property manager. Most property managers are co-managers that will ask you to make decisions that are outside your area of expertise; they do this because it transfers all liability to you. Full-service managers, on the other hand, are experts that rely on their experience to make the best decisions for you and accept responsibility for their decisions. A property manager should be confident enough in their expertise to make the best decisions on your behalf. If a property manager is going to rely on you to make critical decisions, like which applicant is best, run the other way!
Do you have an online Portal?
Yes! We have a great online portal to give you access to critical information you need to know.
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Advantage Property Management Services (APMS) has been serving real estate investors in Alameda County and Contra Costa County since 2010.