Please be sure to take a look at our Frequently Asked Questions below and let us know if we can answer any additional questions by emailing us at email@example.com.
We are well-versed in the leasing and property management industry in Marin County, and make many efforts to keep our staff fully educated. We follow all local, state, and federal Fair Housing laws and legislation. We do our best to educate our owners (and ourselves) as we manage your investment property for you.
Why Choose PRANDI Property Management, Inc., CRMC?
Melissa Prandi, MPM, is a Marin County native with over 30 years of residential leasing and property management experience. As owner of PRANDI Property Management here in Marin, co-owner of PropertyADVANTAGE in San Diego, Past National President for the National Association of Residential Property Managers (NARPM), sought-after speaker, and industry leader as only some of her many accomplishments, it is no wonder that Melissa has gained so much respect from other real estate professionals. Our full-time staff takes pride in staying up-to-date on all laws and legislation regarding your investment properties, as well as striving to expand their education while earning industry titles and educational degrees. We treat your property like it is our own, in order to relieve you of your worries as we handle all issues quickly and efficiently. We are the most trusted name in property management and offer unparalleled customer service by using effective communication, continued education, and modern technology while working with you and your property.
How Do You Advertise Vacancies? Who Pays the Advertising Costs?
Once we have a signed leasing document for our new clients, or once we receive the 30-Day Notice to Vacate from tenants of our full-time managed clients, we begin marketing your property. We advertise all rental listings in the following ways:
- Our user-friendly and continually maintained website, complete with detailed descriptions, high-lighted amenities and wide-angle professional photos of your property.
- Nightly feeds from our website also push our listings onto free-listing rental sites such as HotPads.com, Trulia, Vast, Yahoo, Google, and Tenant.com to only name a few.
- CraigsList (www.craigslist.org), an on-line classified listing service.
- BAREIS MLS, The Bay Area Real Estate Information Services Multiple Listing Service.
- Property signs placed in front of your home.
- Each property manager and leasing agent has a copy of our in-office available rentals list for reference.
Coordinating and managing the advertising for your property is included in the PRANDI Property Management leasing fee. Property sign placement, as well as Marin IJ newspaper ads (by request only), are the sources of advertising that have additional costs for the property owner and are not included in the leasing fee.
How Long Will It Take To Rent My Property?
It is not easy to say exactly how long it will take to find qualified tenants for your property. A number of factors are involved: the size of the property, the location, the overall condition of the home, the asking price relative to that of comparable properties in your neighborhood, as well as the time of year the property is going on the market. However, the average time for renting is generally much shorter than the time required to sell the same property, and landlords can usually expect to have tenants within 30 to 60 days. Pricing your property competitively, as well as making sure your property is in the best condition possible, are crucial factors.
Should I Allow Pets? Smokers? Children?
It is important to note that according to Fair Housing Laws and Regulations, pets and smokers are not protected classes here in Marin. All of our properties are non-smoking properties and we include this rule in every lease. We work with each owner individually on the possibility of accepting pets at their property on a case-by-case basis.
Families are a protected class and we do not discriminate based on family-structure.
PRANDI Property Management, Inc., CRMC is a fair and professional management company and we take pride in our knowledge and practices, abiding by all Federal, State and Local Fair Housing Laws.
What Is Your Screening Process For Prospective Applicants?
We have a very diligent screening process for our applicants before they become PRANDI Property Management, Inc., CRMC tenants. We encourage you to review our rental application, policies and procedures as provided to each prospective tenant that they are required to fill out.
Our professionally trained staff processes all applications in our office. We obtain a credit report for each applicant, contact current and previous landlords for rental references, and verify current employment.
Placing qualified residents in your property is one of our most important goals as your residential leasing and property management company.
How Much Do You Collect From the Tenant Prior To Their Move-In?
When an applicant is approved as a tenant, PRANDI Property Management, Inc., CRMC collects all move-in monies on your behalf. Our policy requires the payment of one month’s prorated rent, as well as the collection of the security deposit equal to one and one half times the monthly rent.
If pets are accepted at the property, a larger deposit (equal to two times the monthly rent) would be required at the time of the move-in in place of the standard deposit amount without a pet.
How Are Utilities Handled?
Tenants are responsible for all utility charges, unless otherwise agreed upon in advance between PRANDI Property Management and the property owner. If an owner is willing to pay any additional utility charges personally, it will be disclosed to the tenant. Tenants must change all billing information to their name and mailing address as of the move-in date, as stated in their Rental Lease Agreement.
What Happens When the Tenant Doesn’t Pay Rent On Time?
Rent from all residents is due in our PRANDI Property Management office on the 1st of the month. If rent is not received by the 5th of the month, the tenant is called immediately and a follow-up letter is sent the same day. If we still do not receive the rent, we will serve the tenant with a 3-Day Notice to Pay Rent or Quit. In the event rent is still not paid, legal action will begin to evict the tenant.
What Happens If My Tenant Breaks Their Lease?
When the tenant breaks their lease, they are responsible for all expenses incurred to re-lease the property. The expenses include: the rent amount for the remainder of time before the expiration of the lease, Real Estate commissions paid to PRANDI for a new lease, any additional advertising costs or costs directly relating to the re-leasing of the property.
When Should I Expect My Monthly Report and ACH Payment?
The closing cycle of our monthly bookkeeping takes place on the 25th of each month. All owners are given access to their online portal where they can view their account balance and itemized work order details 24/7 in live-time. However, we do release official monthly statements after the bookkeeping cycle closes and post those on your owner portal as well. At this same time, your ACH payment is also transferred into the specific bank account of your choice.
If the 25th falls on a weekend or holiday, your ACH payment and your monthly statement will be finalized on the nearest business day prior to the 25th.
How Should I Plan For My Insurance Coverage?
We advise all property owners to consult directly with their insurance agent to be certain they are carrying adequate insurance for their property needs. We require current proof of insurance to be on record in our office for all properties we manage. We also require PRANDI Property Management, Inc., CRMC to be named as additionally insured on your insurance policy. We encourage all tenants during the move-in process to obtain Renter’s Insurance. This is also noted in the lease that the Owner’s Liability Insurance does not cover the tenant’s personal belongings, or any loss they might have during their tenancy.
What Customer Service Is Extended To Tenants At Night Or On the Weekend?
Tenants can call the PRANDI Property Management, Inc., CRMC office Monday-Friday from 9AM-5PM to reach our staff live. Outside of normal office hours, we do have a 24/7 Emergency Cell Phone that is answered by an employee (not a call center). Each staff member rotates carrying this phone on a weekly basis. When an emergency call is received, we determine the severity of the problem and dispatch the needed service provider. An emergency is typically defined as a fire, flood, or any dangerous or hazardous situation to the resident. Tenants can also submit work orders via their online portal at any time (night or day) for all other non-emergency maintenance requests.