Owner's FAQ

Discover the answers to some of our most commonly asked questions.

Getting Started

Within 1-2 business days, you’ll be assigned and contacted by one of our Leasing managers.

If your property is vacant or you are in the process of moving out, a Leasing Manager will be reaching out to review the specifics of your property, arrange to get the keys, and follow up on any needed items. Once they have visited the property, they’ll provide you a report of items needing to be addressed to get the property move-in ready.

If your property is occupied by a tenant, a Property Management Executive will be reaching out to review property details and arrange to get the keys, tenant information, and security deposits. Once all of the necessary items have been received, we’ll schedule our initial walkthrough with the tenant and provide you a copy of the report.

Within 30 days, or before the property is put on the market, we will need to receive your proof of insurance. Our contract requires you to maintain insurance on the dwelling, as well as liability coverage with a minimum of $500,000. Also, we require Good Life Property Management be listed on your policy as an Additional Insured.

Please note, having Good Life listed only as an Additional Interest does not meet our requirements as it affords no additional coverage to us. We recommend contacting your insurance agent or broker to let them know the property will no longer be your primary residence and will be used as a rental property. Often, a new policy will be needed. Your agent or broker can also assist you with our Additional Insured requirement.

Here is verbiage you can copy/paste to your insurance agent:

“We have retained a new property manager to manage our rental property. We need to make sure that we have $500,000 in liability coverage and our property manager is listed as an Additional Insured party (for liability coverage). You can list them as follows:

Good Life Property Management, Inc.
5252 Balboa Ave Suite 704
San Diego, CA 92117″

Please note that if you are having a hard time finding insurance, please reach out for help! We have insurance brokers who we can recommend you to.

We strongly recommend that previous occupants forward their mail to their new address. This helps prevent packages and mail from being sent to the old address. To facilitate this process, you can fill out a Change of Address form through USPS at https://www.usps.com/manage/forward.htm

Additionally, remember to update your mailing address on other accounts, such as Amazon.

No, we are unable to collect or forward mail and packages once the new tenant has taken occupancy of the property. It is crucial for previous occupants to manage the forwarding of their mail independently.

No, please refrain from deactivating any utilities, including trash service (if not provided by the City of San Diego). We require all utilities to remain active, as they are essential for vendor work and property marketing. If you’ve had a tenant move out, kindly contact the water and trash service providers to ensure the continuity of service in your name during the vacancy.

New tenants are responsible for transferring the utilities they are accountable for starting from their lease commencement date. It is important to coordinate the transfer to ensure a seamless transition and uninterrupted utility services.

Once a qualified tenant is identified, we will sign the lease on your behalf, and a copy will be shared with you through your owner portal for your records.

Yes, for safety and liability reasons, the property will be rekeyed by our locksmith using our key inventory once it is leased. It is imperative that Good Life manages the rekeying process, and it will be conducted between every occupancy.

Managing the rekeying process ensures the security of the property and complies with safety standards. It also helps us maintain control over the key inventory, providing an added layer of protection for both property owners and tenants.


Start by getting a free rent estimate here. Schedule a Virtual Property Consultation so we can learn more about your home. We can provide you with an rent estimate within a 10% range based on certain factors. Rental activity is strong year around in San Diego. However, prices usually soften 5%-10% during the holidays (November – December).
Remove all furniture and other personal belongings. Renting unfurnished is better unless you are doing AirBnB. If you want to handle any repairs yourself, follow these simple guideline: All walls professionally painted (trim painted as needed) All systems and fixtures checked for proper functionality Smoke alarms with a 10 year sealed lithium ion battery installed in each bedroom, living area, and each level. CO alarm installed on each level Landscaping should be well maintained Home should be professionally deep cleaned, including any carpets.
Our average days on market is less than 2 weeks.
Once per year we do a walkthrough of the property and prepare a report.
We provide peace of mind to our clients through what is called our Good Pet Guarantee. At no additional cost to the owner, Good Life will reimburse the cost of damages to the home (above normal wear and tear) resulting from pets approved to live at the home by Good Life that exceed the tenants’ security deposit, up to $3,500 total! This eliminates having to ask for a pet deposit, thus lowering tenants’ move-in costs and typically leasing your home faster in San Diego’s pet-friendly rental market. Tenants with pets also generally tend to stay longer in rental properties, so your chances of a costly vacancy are decreased by allowing pets. To implement the program, Good Life charges and retains a pet rent from the tenants. California law dictates service animals are legally inclined to stay with a tenant licensed to have such an animal so Good Life cannot prevent them from living at the home. The Good Pet Guarantee does not apply to damages caused by such service animals. To implement this program, the manager will charge and retain a pet rent from the tenant.


Vacant Properties

We create an inspection report and share it with you. You approve all maintenance costs over $500. Work under $500 we get underway ASAP so we can get your property on the market. We have relationships with professional 3rd party vendors who handle all maintenance work.

Occupied Properties

The tenant submits a maintenance request and you get notified. We troubleshoot common issues with the tenant If needed, we dispatch a preferred vendor who schedules a visit with tenant If the work is over $500 we contact you for approval. If under $500, we make the decision for you so it’s fixed fast.

It depends on the scope of the repairs needed. Often our team is able to give you an estimated range of cost for common repair items. If not, we can typically obtain a free estimate from our vendors within a couple of days.
We will utilize the funds that we have on hand for your property to pay vendors for any work performed. In the event we need additional funds, our clients will have access to a portal where they can deposit funds if needed.
If the property is vacant, yes. If the property is occupied, we only use our preferred vendor network in order to protect the tenant and ensure repairs are done right.
  • Plumbing blockages they cause
  • Damage they cause above normal wear and tear
  • Cleaning and carpet cleaning once they move out
We use a professional after hours maintenance service who is available 24/7/365. This company takes the call, troubleshoots, and dispatches emergency repairs based on our instructions. If warranted, they contact the property manager after hours to help manage the situation. The next business day, you will receive an update regarding what happened and the actions we took. It’s important to note, after-hours emergency maintenance is handled without prior notification so that your property and the tenant are protected (and so you can sleep:).


On the 1st of each month, we deposit the prior month’s rent into your bank account. We also send you an owner statement detailing income, expenses, invoices, and photos of any maintenance work that was performed that month.
Generally $25 less than one month’s rent. This is so the tenant does not confuse the deposit as last month’s rent. We are legally required to return the deposit within 21 days of getting possession back of the home. During that time period, we will conduct a move out walkthrough and coordinate any repairs needed. We will collect the receipts from the vendors and provide the departed tenant with the deposit, minus any deductions, as well as any invoices for deductions made.
No, we do not. However, if you would like us to take care of certain bills, then we would need a cash reserve.
If you are not a resident of California, the California Franchise Tax Board (FTB) requires property managers withhold 7% of the gross rent and submit it to them. If you are a California resident, you simply complete a Form 590 which we’ll send you with the management agreement. If you are not a California resident you can apply through the FTB for a Waiver or Reduction from the 7% withholding, more information will be provided in your management agreement. Additional information can be found here.
No, we do not charge a fee when the unit is vacant. We only collect a leasing fee once the home is rented and a commission each month that it stays rented.
If you would like us to take care of certain bills, then we will require a cash reserve. We can pay anything except for mortgage and insurance bills.

General Questions

To build trust and give you flexibility, our agreements are month-month and canceled at any time with 30 days notice.
Yes. Approximately 3-4 months prior to the lease expiration, we will contact you about renewing the lease. We generally recommend increases of 5-7% annually depending on the market.
It’s usually best to wait until the home is vacant to sell it. However, if a client needs to sell while it’s occupied, we will work with the tenant to make sure things go smoothly.
You can only visit the property when it is vacant. When it’s occupied, we ask owners not to visit the property. It breaks the buffer between you and the tenant and hurts our ability to effectively manage the property. To make owners feel confident the home is being cared for, we do an annual inspection and take photos of the property.

We make owning rental property easy

Renting your property shouldn’t be a hassle. It should give you a greater abundance of time, money, and energy. We’ve developed a team of A-Players who have made this a reality for over 1,000 San Diego property owners.
We can do the same for you.
rental home

Good Life Blogs

We believe that education is empowering.

Service Animals & Emotional Support Animals: What Landlords Need to Know

There is a lot of confusion surrounding service animals, emotional support animals, and housing regulations. We’re here to explain how these support animals affect your rental property.

What to do When Your Tenant Doesn't Pay Rent

Landlords are unsure of what to do when their tenant is late on a rent payment. These are the steps you should take if you don’t receive rent on time.

5 Helpful Tips for First-Time Landlords

Renting out your home can be a big challenge if you aren’t prepared. These tips will help you become a great landlord.