Owner Frequently Asked Questions
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 firstname.lastname@example.org.
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?
The PRANDI Property Management staff, led by Melissa Prandi, MPM, has more than 100 years of collective experience in the residential leasing and property management industry. We take your rental needs seriously, and aim to answer all of your questions and concerns as quickly as possible. Our staff also takes pride to stay up-to-date on all laws and legislation regarding your rental rights--making sure tenants have a smooth living experience in our PRANDI Properties. We assist with the move-in process, make sure you stay current with your monthly payments, help with all maintenance management concerns, and visit you for your annual evaluations. 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 rental property.
How Do You Advertise Vacancies? Who Pays the Advertising Costs?
Once we have a signed agreement for our new clients, or once we receive a 30-Day Notice to Vacate from residents of our existing managed clients, we begin marketing your property. We advertise rental listings in the following ways:
- Our user-friendly website—complete with detailed property descriptions, high-lighted amenities, wide-angle professional photos of your property and slideshow video or video walk-thru tours.
- Nightly feeds from our property management software pushes our listings out to 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 online classified listing service.
- The Bay Area Real Estate Information Services Multiple Listing Service (BAREIS MLS).
- PRANDI rental signs placed in front of your property.
- Every property manager and leasing agent in our office has a copy of our available rentals list for quick reference.
Coordinating and managing the advertising for your property is included in the PRANDI Property Management leasing fee. Property sign placement, BARIES MLS, as well as Marin IJ newspaper ads (by request only), are 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?
There are a number of variables involved in the tenant placement process. We pride ourselves on finding you the best tenant through a rigorous screening process. Other factors involved may also include: the size of your property, its location, the overall condition of the home, the asking price (relative to that of comparable properties in the surrounding neighborhood), as well as the time of year the property is on the advertising market. 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.
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 granted secure access to an online portal where they can easily review their account balance and itemized work order details 24/7 in real time. We also release official monthly statements after the bookkeeping cycle closes and post those on the owner portal as well. At this same time, ACH payments are transferred into a specified bank account. If the 25th falls on a weekend or holiday, ACH payments and monthly statements are finalized on the nearest business day prior to the 25th.
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 in Marin County. All PRANDI properties are non-smoking properties. This policy is stipulated in every lease. We work closely with each owner individually to help them understand the pros and cons of accepting pets at their property. Families are a protected class and we cannot ever 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, and we abide 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, PRANDI Property Management, Inc., CRMC collects all move-in monies on the owners’ 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 portion of utility charges, that will be disclosed to the tenant in advance of the lease signing. As stated in their Rental Lease Agreement, tenants are responsible for changing all billing information to their name and mailing address effective with their scheduled move-in date.
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 day of each month. If rent is not received by the 5th of the month, the tenant is contacted immediately and follow-up letter correspondence issued the same day. If rent is not received at the notification, we serve the tenant with a 3-Day Notice to Pay Rent or Quit. The final step is to begin the eviction process through the proper legal channels.
What Happens If My Tenant Breaks Their Lease?
When the tenant breaks their lease, their lease stipulates they are responsible for all expenses incurred to re-lease the property. Expenses include: the rent amount for the remainder of time until 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.
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 Call Center that is answered by a live person. 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.