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San Diego Full Service Property Management

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

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. Lease Renewal
    • Research market rent
    • Review tenant file
    • Execute renewal contract

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
  • Review tenant file for complaints, issues, & late payments
  • Complete a market survey of rents
  • Lease renewal review
  • Draft lease renewal offer and communicate offer to tenant
  • Execute renewal contract and share on owner and tenant portal
  • 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 monthly rent
  • 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.

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