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CAL BRE #01929564
Servicing San Diego with property management solutions

San Diego Property Management Services

Thank you for your interest in Good Life property management. We look forward to earning your business!

Full Service Property Management

Here is an overview of how our property management service works:

  1. Property Consultation
    • Initial property consultation – This is a no obligation meeting at the property to address your needs, goals, and concerns. We also make recommendations on what need to be done to the property to ensure it leases in a timely fashion.
    • Rental valuation – We research the most current comparable's in your market and provide you the current market price for your rental.
    • Establish a timeline – Based on our meeting, we will give you a timeline of when you can expect certain goals to be accomplished including property turnover, advertising, & leasing.
  2. Turnover
    • Based on our initial meeting with you, we then contract out our preferred vendors to bid and perform the work needed to make the home "rent ready".
    • We oversee that the work is performed in a timely fashion and professional manner.
    • Once work is complete, we will pay for the work from your property account and keep accurate accounting records.
  3. Marketing
    • Take professional looking photos
    • Create a video tour
    • Create professional looking online advertisement
    • Ad sent to owner for review
    • Syndicate ad to all our preferred online advertising sites
    • Professional signage
  4. Showings
    • Agent showings
    • Self service showings via our digital lockboxes means your home is shown more and rents faster
    • Regular property visits to spruce up vacant properties
  5. Tenant Screening
    • FICO Credit Score
    • Nationwide Eviction Search
    • Nationwide Criminal Search
    • Employment verification
    • Previous Landlord Reference Checks
    • All clients receive Eviction Protection. If we must evict a tenant approved by our company, we will pay for the cost of the eviction up to $1200. This usually covers all attorneys fees and court costs in a normal eviction.
  6. Lease Signing & Move In
    • Lease negotiations
    • Draft tailored lease agreement
    • Lease signing
    • Collect move in funds
    • Move in condition assessment
    • Move in condition photos
    • Post move in follow up with tenant
  7. Monthly Statements and Rent Deposit
    • Income/Expense Statements emailed each month
    • Monthly direct deposit of rents
    • 24/7 access to online owner portal
  8. Yearly Preventative Maintenance Walkthrough
    • Property report with photos shared with owner
    • Lease compliance evaluation
    • Coordinate needed maintenance
  9. Lease Renewal
    • Research market rent
    • Review tenant file
    • Execute renewal contract

Leasing Only Service

Do you have a vacancy you need filled fast? Let the professionals at Good Life PM work their magic! Our Leasing Only service provides the following:

  1. Initial property consultation – This is a no obligation meeting at the property to address your needs, goals, and concerns.
    • Positioning the property – We make recommendations on what needs to be done to the property to ensure it leases in a timely fashion and for top dollar.
    • Rental valuation – We research the most current comparable's and give you our opinion of rental value.
    • Set a leasing goal – We set a target date for when we expect to lease the property, based on the market price and current market conditions.
  2. Professional looking photos
  3. Advertising – We list your property on many of the top rental websites!
  4. Signage – Professional signage created to solicit calls from interested renters.
  5. Prospect call screening
  6. Showing of your unit – One of our qualified team members will set appointments with qualified prospects to show your unit.
  7. Bi-weekly updates – You will be updated on the progress every Tuesday and Friday. More often if warranted.
  8. Tenant Screening- Once an application is received we screen the applicants for:
    • FICO Credit Score
    • Nationwide Eviction Search
    • Nationwide Criminal Search
    • Employment verification
    • Rental Reference verification
  9. Lease negotiations
  10. Prepare lease and guide you and new tenant through the leasing contract.
  11. Create Electronic lease packet which includes:
    • Lease document
    • Applicable addendums
    • Applications with Photo ID's

Our Leasing Only service is just 50% of one month's rent (min $1250). No money is due upfront. We only get paid when you do!.

Services provided for the leasing fee

Leasing your property is a four step process:
Step #1- Property setup and make ready process

  • Account setup
  • Introduction call to owner with confirmation of next steps
  • Insurance confirmation and agent referrals
  • Utilities setup
  • HOA account setup (if applicable)
  • HOA rules compliance (if applicable)
  • Detailed property review
  • Property liability analysis
  • Create list of necessary repairs
  • Create Make Ready report with photos and video
  • Communicate needed repairs with owner
  • Request bids for needed work
  • Vendor negotiation
  • Hire vendors and sign contracts for service
  • Ensure work is completed properly
  • Client can ACH funds for repairs, for free
  • Payment of bills

Step #2- Property Marketing

  • Professional looking photos
  • Video walkthrough
  • Ad design
  • Syndication to many of the top rental websites
  • Showings 7 days a week via Agent showings and self service showings via digital lockbox
  • Inbound lead capture
  • Owner URL with live feed detailing number of calls, emails, showings, and tenant feedback
  • Regular property checks

Step #3- Application Screening

  • Applicants run through our screening matrix
  • Credit check
  • Credit report analysed
  • Eviction report
  • Criminal report
  • Income analysis
  • Current and previous landlords called and information verified
  • Applicant approval or denial letters sent

Step #4- Leasing

  • Lease negotiation
  • Lease creation
  • Lease signing
  • Mandated disclosures given to tenant
  • HOA move in coordination (if applicable)
  • Utility change confirmation
  • Lease shared on owner portal
  • Deposit of move in funds into trust account
  • Move in accounting completed and shared with owner
  • Owner funds direct deposited to owner’s account
  • Move in walkthrough completed with photos
  • Welcome email sent to tenant with important property information
  • Move in follow up call to tenant, to ensure all is well and answer questions

Services provided for the management fee

The monthly management fee includes the following services:

  • Our management systems, processes, and expertise
  • A dedicated, licensed property manager
  • Tenant’s questions answered and complaints resolved
  • Detailed notes kept on all tenant communication
  • 24/7 Maintenance coordination
  • 24/7 after hours emergency maintenance with a live person
  • Onsite property visits in emergency situations
  • Detailed notes kept on all repair issues
  • Before and after photos of repairs
  • Work orders and copies of invoices
  • Vendor management
  • Utilities management
  • FTB tax reporting (required for out of state owners)
  • Initial Property Evaluation with condition report (for occupied properties)
  • HOA communication and rules compliance (if applicable)
  • Lease violation enforcement
  • Tenant change management
  • Communication with neighbors
  • Posting of late rent and lease violation notices
  • Move in inspections
  • Move out inspections
  • Deposit disposition
  • Deposit dispute resolution
  • $1200 eviction protection guarantee (included free)
  • A dedicated property accountant handles all your accounting
  • Payment of recurring and non-recurring bills
  • Accurate monthly accounting
  • Monthly and year end property accounting
  • Year end statements for tax preparation
  • Direct deposit of your client funds
  • Access to owner portal; make payments, store leases, view inspection reports
  • Access to the best attorneys

Management fee 8% of collected rent, min $150 p/mo.

Services provided for the lease renewal fee

Renewing your tenant’s lease is a 3 step process:
Step #1- Preventative maintenance walkthrough and condition assessment

  • Visit property to confirm home is being cared for
  • Maintenance issues identified
  • Inspection report with photos created and shared with owner
  • Tenants charged for damage
  • Lease compliance evaluation
  • Pet evaluation (if applicable)
  • Vendors dispatched for repairs
  • Repair follow up

Step #2- Renewal Review

  • Contact owner to confirm lease can be renewed
  • Review tenant file for complaints, issues, & late payments
  • Complete a market survey of rents
  • Establish new rent rate offer and terms

Step #3- Offer and Contract Signing

  • Draft lease renewal offer and communicate offer to tenant
  • Answer tenant questions
  • Negotiate renewal and tenant follow up
  • Draft renewal contract
  • Execute renewal contract and share on owner and tenant portal
No Eviction Guarantee!
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