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FAQ

General Information

Why should I hire a professional property management company to manage my rental property?
Unless you’ve stumbled a few times like we have, you probably want an experienced veteran at the helm. Increasing returns, minimizing expenses, monitoring the rental and sales market, negotiating leases, screening tenants, tinkering with improved technologies requires laser focus. A good manager challenges you to increase the value of your asset.

What are North San Diego Property Management hours of operation?
We’re up before 6 AM and playing with our kids at 6 PM. Field emergencies 24/7. Please text and/or call 760.726.4682. We can be reached at support@nsdpm.com.

Where does North San Diego Property Management manage?
North County coastal and inland communities of Carlsbad, Oceanside, La Costa, Cardiff By The Sea, Encinitas, Del Mar, Solana Beach, Rancho Santa Fe, Vista, San Elijo Hills, and San Marcos.

Is North San Diego Property Management Licensed?
Yes of course. North San Diego Property Management holds and maintains a DRE broker license at the Department of Consumer affairs Bureau of Real Estate.

Is North San Diego Property Management Insured?
Yes.
How long has North San Diego Property Management been managing properties?
Since 1998.

How many employees does North San Diego Property Management employ?
4.

What kind of rental properties does North San Diego Property Management manage?
Commercial and Residential. If we can’t manage your asset, we’ll recommend another manager.

What are North San Diego Property Management’s experience and credentials?
Managing, brokering, and owning properties since 1998. Over $450 Million in sales, lease and management transactions.

Why should I hire North San Diego Property Management to manage your rental property?
Experience, wisdom, creativity, clarity, sure, but mostly because we’re a pleasure to deal with. We keep it simple. Our approach isn’t for everyone. We know what we’re good at and we focus on that. Some people want more sizzle, a large management team and a big office. That’s not us.

I’m managing my own property, the tenants are paying later. Can you help?
Yes, it becomes more difficult to collect rent and enforce the contract the longer you have a cordial or even friendly tenant relationship. We can help you manage your property. You can enjoy the friendship.

Tenant Placement, Advertising & Vacancy Policies

When does North San Diego Property Management notify an owner of a vacancy?
Most tenants are respectful with a verbal notification which we pass along to the owner immediately.
Our process is simple:

    1) send owner a copy of the 30 day written notice from tenant
    2) rent recommendation
    3) new tenant marketing campaign
    4) send tenant packet that simplifies their move-out
    5) return tenant security deposit
    6) move-in packet delivered to pre-screened replacement tenant

What steps does North San Diego Property Management take to lease my rental home property?

    1) We utilize a number of tools to market your property (i.e. sign calls, websites, ads, virtual tours, brochures).
    2) We make recommendations on price and the condition of your property. As real estate professionals, we’re big believers in Uncle Mo’. We answer every call, email and text immediately lest we lose the momentum of that most qualified tenant’s pursuit. If you’re interested in knowing the sites that we advertise on, please email us and we’ll send you the list.

Does North San Diego Property Management charge prospective tenants an application fee?
Yes $25.

 How can I help you rent my property?
Color on the outside, clean on the inside. We’ll recommend a landscaper. We’ll recommend a handyman. We’ll recommend a cleaning service. And we’ll recommend a painter for touch up.

When you find residents for my rental home, how do you qualify them?
Please see the tenant screening feature on our site. The reason we rarely have evictions is that we take tenant screening very seriously. It’s the most thorough qualification and screening process we’re aware of in this market.

How do you determine market rent?
We use a number of comp services and our own proprietary property value system. We’ll make a recommendation based on how long you can afford to wait for the most qualified tenant. You may need to sacrifice top dollar for the best tenant or sacrifice the best candidate for top dollar. For our properties, we’re happy to leave a little money on the table for the right tenant and a swift lease negotiation. Owners should expect a 1-2 month vacancy in this market.

Does North San Diego Property Management collect fees while a property is vacant?
No.

How does North San Diego Property Management show a property?
Prospective tenants can set up a tour directly on our site. We like to respond and tour the same day.

I already have a leasing agent, can I just use North San Diego Property Management for property management and not leasing?
Of course.

 I would like to manage my property myself. Can you help me find a tenant?
Yes. We have the forms on the site. We charge 50% of first month’s rent.

Tenant Policies

What happens if the tenant does not pay rent on time?
Rent is due on the 1st of each month, and is considered late if not received by the 5th of each month. If payment is not received by the 5th, a “3 Day Notice to Pay or Quit” will be served , and a late fee will be added to the total amount due.

How can the tenant pay their rent?
NSDPM collects rent payments through our website. Each tenant will be given a log-in to pay its rent. Automatic payments and cash payments are acceptable.

What does North San Diego Property Management do if the tenant is not taking care of my property, clearly violates the lease or I discover unauthorized pets?
Please reference Notice of Violation form on our website.

How does North San Diego Property Management handle utilities?
Prior to lease signing, we will collect utility company information and instruct prospective tenants to replace the previous tenant’s name with their own. We recommend that tenants pay gas and electricity. We usually advocate that owners pay water and trash. The Tenant will be in default of the lease if they fail to respond in a timely manner.

Prices, Payments, Fees & Money

What are North San Diego Property Management fees?

    1 Unit – 8% of the monthly rent ($150 minimum monthly fee).
    2 to 3 Units – 7% of the monthly rent ($125 minimum monthly fee).
    4 or more units – 6% of the monthly rent ($100 minimum monthly fee).
    Leasing fee is 50% of the first months rent.

Is there a reserve escrow account required for repairs?
Yes, we will require a $300 maintenance deposit for emergency repairs and small incidentals. When used, the owner will be required to replenish the account against rental income.The statement will show a debit to earnings and credit to reserve account.

Does North San Diego Property Management get owners approval before doing any maintenance work?
Typically, NSDPM will seek approval for all work above $250 per month. We can adjust this amount if requested by owner.

How and when does North San Diego Property Management send the income payment to the owner?
Typically, rent is collected and disbursed by the 15th of each month. The tenant will be given a login through our website to receive income.

Does North San Diego Property Management charge any fees while my property is vacant?
No.

Who holds the tenant’s security deposit?
All security deposits must be held in our trust account at Chase Bank.

Services Provided

Does North San Diego Property Management provide any Service Guaranty?

    We provide the following guaranty for each client and their property.

Leasing Guaranty: If we lease your property to a tenant who vacates the unit prior to lease execution, we will waive our commissions for the duration of the initial term.

Eviction Guaranty: No eviction charges above and beyond attorney fees provided we leased the unit to evicted tenant.

Is North San Diego Property Management available for emergencies?
NSDPM is available 24/7 x 365 to handle emergencies. Common emergencies: busted pipes, leaky roofs, flooded floors.
After hour emergencies include:

1. HVAC

    No heat in the property and the outside temperature (or forecast) is below 45 degrees.
    No air conditioning in the property and the outside temperature (or forecast) is above 85 degrees.

2. ELECTRICAL

    No electricity to major appliances such as a refrigerator, stove, or HVAC units.
    No electricity to over 50% of the unit.

3. PLUMBING

    No usable bathroom in the property.
    -Busted water supply lines.

4. APPLIANCE REPAIR

    Refrigerator stopped cooling.

5. STRUCTURAL

    Storm damage to roof: tree limbs through roof, etc.
    Community entrance blocked.

6. SECURITY

    Actual fire on property.
    Fire Systems: Smoke alarm continuously sounding, sprinklers running, etc.
    Break In/ Burglary.
    Broken lock/ window that is easily accessible (i.e. first floor).

 How often does North San Diego Property Management perform interior and exterior inspections?

  • 3 months following the initial term, we perform an interior and exterior inspection.
  • A follow up interior inspection once every 12 months.
  • A follow up interior inspection once every 12 months.
  • If at any time, we do not believe the tenant is maintaining the property, the frequency of inspections will be adjusted.
  • How does North San Diego Property Management handle maintenance requests?
    Please reference the maintenance request in the tenant portal. Please login to your tenant portal and follow the prompts.

    Utilities

    Why is it customary for owners to pay water, sewer, trash, and gardener?

    It’s more likely an owner will be attentive to landscaping and trash.

    Do I need to keep my utilities on in between tenants?
    Yes. Landscaping and electricity are essential to marketing your property. Please switch power in your name during the vacancy.

    Management Agreement

    Is the Property Management Agreement you use a standard, widely used form?
    Yes. We use the California Association of Realtors Property Management Agreement.

    How long does an owner contract run with North San Diego Property Management?
    Typically a 6 months to 1 year, but we have no desire to hold you hostage. If you’re no longer happy with the quality of service, please send us a 30 day notice.

    What is the procedure for terminating the Leasing Agreement with North San Diego Property Management?

      The necessary form is on our website.
      Please Submit the “Leasing Agreement Termination Notice” to us. Note: if you terminate the contract prior to us obtaining a tenant, a security deposit, and first months rent on your behalf, a termination fee of $250 will apply.

    Does North San Diego Property Management require home insurance for the homeowner/landlord?
    Yes, we require $500,000 liability. Please submit a copy of your declaration policy page from your insurer. You will also be required to add North San Diego Property Management, LLC as an additionally insured party to your policy.

     Does North San Diego Property Management require tenants to carry renters insurance?
    No, however we strongly recommend it.

    Should I rent my property to tenants with pets?
    At our properties, we encourage them. Many owners disagree. We believe the pool of prospective tenants is larger and that renters with pets are more likely to overlook a unit’s minor flaws.

    What is the best time of year to rent my property?
    School year is typically the busiest time of the year. Holidays are typically slower.

    Recordkeeping & Bookkeeping

    Does North San Diego Property Management provide itemized statements?
    Yes.

    Are your fees tax deductible?
    Consult your tax preparer or accountant. Typically management fees are tax deductible. We will email you a year end report.

    Does North San Diego Property Management provide an IRS-1099 and a summary profit and loss statement for tax purposes?
    Yes

    Evictions

    Does North San Diego Property Management handle evictions?
    We asked our ex-manager once “why are we paying you commissions a third time when both of the tenants you heartily recommended bailed prior to their lease expiration? And now you’re charging us administrative fees to handle the eviction?” Basta.

    If we did not oversee the leasing of the tenant in your property, then we charge $350 plus attorney fees. If, however, we placed the tenant in the property and we have to evict them, we do not charge anything over and above what the attorney charges.

    Can North San Diego Property Management facilitate the selling of my home?
    Yes absolutely.

    Hire Us!

    How do I get started?
    Please go to the ‘Contact Us’ tab. We’ll take it from there. We Promise. You won’t feel a thing.

    I’m in a hurry, what do I need to prepare for our first call?

  • Existing Lease
  • Current management agreement
  • Please fill out the Owner Information Sheet under the tenant portal