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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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Locations

Pleasanton Office:

415 Boulder Ct. STE 300, Pleasanton, CA 94566

Pleasanton Office Hours:

Mon-Thurs:
9am-12pm, 1pm-4pm, Friday: 9am-12pm
Saturday: By appointment only

Livermore Office:

732 Hayes Ave. Livermore, CA 94550

Livermore Office Hours:

By appointment only

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.

We Offer Property Management Services in These Cities

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4.9/5
4.9 /5
106 Reviews

Google
5.0/5
Nov 18, 2021
Google Dan
Great team. Expedient on service requests.
Google
5.0/5
Nov 16, 2021
Google Shantel
We had issues with our microwave turning itself on. The property management contacted the vendor to have it fixed. The technician Caleb was able to come replace the microwave a week later. He worked us into his busy schedule and was very friendly and knowledgeable.
Google
5.0/5
Nov 12, 2021
Google Rifka
APM handles all service issues so quickly and professionally! A leaky water heater was replaced the next day by a wonderful plumbing company that left the project so neat and clean. And APM always follows up on all requests before and after to make sure that you are satisfied.
Survey
5.0/5
Nov 10, 2021
Cheryl
I have rented an apartment through Advantage Property Management Services for two years and have recently renewed my commitment for another year. I am very pleased with my unit, the grounds & facilities, as well as the company's commitment to make any needed repairs & how fairly I am treated. I hope to be here for a long time.
Survey
5.0/5
Nov 10, 2021
Kim
Francisco is great about providing communication on when to expect calls from vendors. The Vendors that have been sent to my home have been professional, courteous and efficient.
Survey
5.0/5
Nov 10, 2021
Sheila
Really happy with all the help I received when my dishwasher broke. It’s nice to speak to people on the phone!
Google
5.0/5
Nov 7, 2021
Google Han
Love the non-contact showing and clear and concise instructions. Made it very easy to schedule an appointment quickly with flexible times available.
Google
5.0/5
Oct 21, 2021
Google Emily
I did alot of research on property management teams and finally selected Advantage Property Management Services (APMS). It's important to me that the management team focus on tenants, keep current with state and local laws, an expert in the real estate market and leverage technology to improve efficiencies. APMS is all of that and more. They've been able to quickly rent out my house even during COVID and when my tenants submit a work order, I'm notified and Paige is on it right away. Another advantage to using APMS is they manage allot of properties and thus have good relationships with service providers to get a good price and be moved up on the priority list... reasonable prices and urgency that I couldn't get had I managed the property myself. With APMS looking after my rental, I know my tenants will be happy and I don't need to worry.
Google
5.0/5
Oct 17, 2021
Google Vikas
Our experience working with Advantage Property Management has been very smooth. As a renter, there is a dedicated point of contact from APMS to reach out to. The team has listened to all our concerns and questions and have addressed them in a very responsive manner. The real estate expert from APMS who worked with us was very professional and helped with a very smooth transition before and after the move. Thank you APMS.
Survey
5.0/5
Oct 15, 2021
Jan
Unfortunately the home had numerous issues when we moved in but Advantage has stayed on top of them and gotten them resolved in a timely manner. Good communication through their user friendly portal.
Google
5.0/5
Oct 15, 2021
Google G
We are very happy with our new property managers. They take care of every detail. We have received excellent service from Sam, Michelle and everyone in the office. We will be with them for a long time!
Google
5.0/5
Oct 12, 2021
Google Fernando
When I have a question I am able to call and get an answer usually right away
Survey
5.0/5
Oct 11, 2021
Jim
Advantage is responsive to our needs!
Survey
5.0/5
Oct 11, 2021
Rifka
The plumber did a wonderful job replacing the water heater! All was done so professionally, and cleanly as well. Advantage Property Management has such good repair professionals, schedules them quickly, and keeps in touch throughout the entire process. Thanks so much!
Survey
5.0/5
Oct 11, 2021
Shaun
APMS made the move in process very streamlined and thorough. They really make the application and move-in process as easy as it could be. They are quick to respond and in the off chance you get forwarded to their call center, a property manager is quick to call you back. One thing besides the move-in process, the maintenance team is quick to respond to any issues that happen after the move. Within a few minutes of putting in a request, I will typically receive some quick pointers on how I can troubleshoot the issue myself or if it needs to be escalated to have a professional come out. They take care of contacting the vendors and they'll take care of the problems; all I need to do is confirm my availability.
Google
5.0/5
Oct 11, 2021
Google Brahmaiah
Brahmaiah & Usha T. We interviewed 4 property management companies. We chose to hire Russ Cowley to manage our property in San Ramon. Russ and Michelle are very prompt in replying to the e mails/ telephone calls. They have good knowledge. They show professionalism. We are very pleased with their services. we have no hesitation in recommending them for property Management.
Survey
5.0/5
Sep 11, 2021
Shantel
We really like the apartment and how clean the property is. Just not a fan of having to walk to the other side of the apartments to throw away my trash. Also, the laundry room keeps stealing my coins.
Google
5.0/5
Sep 8, 2021
Google Danka
From the very first day I met Paige C. I felt I was in good and trusted hands. The most important thing for every renter is responsiveness of the property management team. No issues was ever too small for the APMS team. Their attention to details and customer service is superb. They always follow all the safety protocol, especially during the pandemic.
Survey
5.0/5
Sep 7, 2021
Teresa
Great repair if we can get a copy of receipt for the water dept to get usage back..
Survey
5.0/5
Sep 7, 2021
Danka
Paige Cassero is great.

About Us

An image of Advantage PMS Logo

Advantage Property Management Services (APMS) has been serving real estate investors in Alameda County and Contra Costa County since 2010.

CONNECT WITH US

Pleasanton Office:
415 Boulder Ct. STE 300 Pleasanton, CA 94566

Livermore Office:
732 Hayes Ave. Livermore, CA 94550

info@advantagepms.com
Phone: (925) 273-9865

CA DRE #01764298