CES Premier Property Management
Frequently Asked Questions
1.What kind of rental properties do you manage?
We provide superior management of single family homes, townhomes, condos, multi-plexes and apartment complexes up to 25 units.
2.What areas do you serve?
We have 3 offices and service: Contra Costa, Alameda, Solano and Sacramento counties.
3.What services do you provide?
We provide elaborate marketing campaigns to get your property maximum rental exposure. In addition, we run nationwide criminal and credit background checks as well as income/employment verification on every prospective tenant to make sure we are finding you a qualified renter. Beyond that, we sign the lease with the tenant, enforce the lease, collect rents, rapidly disburse rental proceeds to our owners via electronic transfer or check, and aggressively chase down rent when tenants don’t pay on time. We also inspect your property multiple times annually on an interior and exterior basis to ensure the property is being properly taken care of by the tenants. In addition, we have in-house maintenance solutions to address any maintenance issues that may arise and we are the only company that also allows our owners to coordinate their own maintenance if they choose.
.
4.How big is your staff?
Our team consists of 15 licensed Realtors, administrative staff and a core group of highly qualified vendors.
Our property management clients appreciate the small office atmosphere and personal service we deliver. We have none of the employee and personnel hassles that can plague larger property management companies. At the same time we are not a one person operation so when that one person leaves for the day, the entire company shuts down. We wouldn't be able to deliver the level of service you deserve without our staff. Your property manager is available to you.
5. Can you provide references?
Absolutely! We are confident in our level of services and have good relationships with our current clients. We also have client and tenant reviews on Facebook, YELP!, Zillow and Google+
6. Why should I choose CES Premier Property Management to manage my property/properties?
If you are looking for the best value in residential property management, you have found it! With a service offering that is as comprehensive as any in the market combined with the most cost-effective solution you will find anywhere, moving forward with CES Premier Property Management is a decision you, and your checkbook, will thank you for!
7. What do you charge for these services?
We have the most simplistic and cost-effective fee structure in the marketplace. For multi-plexes and multi-family units, please contact us so we can provide you a custom quote. Our monthly management fee to manage your property 24x7x365 is a flat rate of $99 a month for single family, condo and townhomes.
8. How much is the leasing/tenant placement fee?
The leasing commission is 45% of first gross month’s rent for new tenants, with a $500 minimum. We absorb other costs of leasing the property including MLS fees, internet marketing, for rent signs, lockboxes, etc
9. When do disburse the owner’s checks and statements?
Owners disbursements are electronically deposited on the 10th of each month. Statements are also emailed and should be received on the same day.
10. What will I receive with my monthly statement?
The monthly statement showing all income and expenses for the accounting period and the invoice for any repairs are all located inside your private landlord portal which you have access to 24/7.
11. How quickly will my rental property be leased?
We understand that a vacant property costs you money, and we specializes in faster rentals to rent-worthy tenants. We have aggressive advertising strategy, combining online and local ads with outdoor signs and other proven methods. We assist you by:
12. How much rent should I ask for?
Most owners new to property management may be tempted to set rent rates by their mortgage payment or what they have heard they can charge. However, this can directly impact vacancy rates and end up lowering your revenue long-term. Our local expertise in area rents can help you determine the best market rate for your property. You can rely on us to provide experienced guidance on the complex factors that will help you get the best return.
13. Who holds the tenant’s security deposit?
All security deposits are held in our interest bearing trust account. The owner also has the option of holding the security deposit.
14. How much security deposit do you charge the tenant?
As a general rule of thumb we usually get 1 month’s rent for deposit. Unless a pet is allowed and if so we charge an additional $1,000 pet deposit.
15. How can I ensure my property is cared for?
With our rigorous background and credit screening process, intentional damage is rare. Our tenant standards and responsive service creates tenants who are more likely to stay long-term and take care of the rental home. If there is damage to the property, we quickly act to return the unit to a "rent-ready" condition and lease to a new tenant. We also can assist you in assessing and collecting on the damage when necessary.
16. What do you do if they are not taking care of my property as they should or if they have unauthorized pets?
Your property manager gives the tenant an opportunity to correct the situation and usually they will. If a problem persists, we will make a decision based on that specific situation.
17. What happens if the tenant does not pay their rent?
Rent is due by the 5th on the month. On the 7th of each month, we send late notices to all tenants with unpaid rent. We will post an eviction notice about the 12th day of the month if payment is not received by then. Whether or not the property manager eventually proceeds with a formal eviction depends on the specific circumstances. It is always financially better for all involved if a solution can be worked out. If the tenant has experienced a one-time event which is causing them a financial hardship, and we have had no previous problems with them, it is better for you and the tenant if we give them a chance to catch up – if there is reason to believe they can do so. If the tenant has demonstrated an ongoing pattern of late payments, broken promises about payments and/or evasiveness, we know from experience that eviction is the best course of action.
Each case is unique and the property manager will make a decision based what is best for you and your home in the long run. That said, we always proceed with the legal notices required for eviction regardless of any other factors. We will simply postpone the actual filing of the eviction if the tenant is showing favorable effort toward resolution. Full evictions, when necessary, can often be completed by the fourth or fifth week of the month.
18. What if a tenant doesn't pay or needs to be evicted?
Even with careful tenant placement, late payments and even the need for an eviction can arise.. If an eviction is necessary, we manage the eviction process swiftly, professionally, and in compliance with state and local laws. The goal is always to get the property re-leased as soon as possible. Our eviction rate is less than 1%. We stand behind our tenant placement so much that we offer a 6 month tenant placement guarantee. If the tenant does not meet the terms of the lease at any point during the 6 month period we will pay the cost of the eviction and replace the tenant at no cost to you!
19. How do I keep maintenance costs down?
Maintenance is a necessary expense of owning rental properties. Proactively taking care of maintenance issues can help you reduce vacancies and save money long term. Our relationships with preferred vendors help you save on expenses, and our regular inspections can help you identify issues before they become problems. When maintenance is needed, we provide reliable, prompt and affordable service, and always clear all maintenance expenses with the owner in advance. Remember, before a property can be rented, carpets should be cleaned, walls should be cleaned/painted, the doors should be rekeyed and any safety issues must be addressed.
Whether you own one home or dozens, each property needs time and attention for maintenance, marketing, leasing, rent collection, legal compliance and meeting tenant requests. CES Premier Property Management has the knowledge, experience and professional team to make owning rental property easier—and more profitable.
We also a home warranty plan which covers: plumbing, electrical, heating, AC, and appliances approx cost is $260 a year with $50 service call. If something cannot be repaired then it will be replaced at no additional cost. Please ask for additional information on home warranty.
20. How do you handle maintenance requests?
Tenants can log on to the tenant portal and fill out an online form on our website. After we receive a repair request, the property manager may contact the tenant and ask them questions which will help us determine the exact nature of the problem before sending a service technician. We also make sure it is not something the tenant can fix themselves (ex: reset button on the disposal, tripped breaker) before your money is spent on a service call. After determining that it is a legitimate problem, we will send the appropriate service vendor to make the repair.
We tell our tenants that we are able to handle most repair requests within 24 to 48 hours including weekends, and in fact are usually able to do so. Comfort items such as Air conditioning, no hot water or heat, receive highest priority and are usually attended to the same or next business day.
21. Who pays for any maintenance that needs to be done on my property?
Unless the tenant is responsible for damage or is negligent with regards to property maintenance, then owners bear the financial responsibility of paying for repairs. Often times a reserve account is set up to cover the expenses for small repairs that may occur periodically.
22. How do I know your property manager won’t spend my money on large repairs without my approval?
This is a legitimate fear. We promise in writing not to do that. For ordinary maintenance and repairs of less than $300, the property manager will take care of it without notifying you. You will find out when you receive your monthly statement. If we think a repair might exceed $300, we will call you and let you know what is happening, what we think should be done, and what the estimated cost might be.
Sometimes expenses such as a replacing a bad water heater, a roof leak that needs patching or repair, or emergency A/C and furnace repairs are unavoidable. In those cases where 1) the health or safety of a tenant is an issue, or 2) in instances where there is only one option to consider or 3) the property will incur damage if immediate action is not taken, the property manager will initiate the repair work, even if it is higher that the $300 limit, and then let you know of the situation and what we are doing about it. Mainly, we don’t think important repairs should be delayed while we try to contact you for permission to do the obvious.
23. Does your property management agreement give you exclusive right to sell my property?
No. We can sell your property if you would like us to, but we don’t bind you to that in the management agreement. At the time you decide to eventually sell, you should be free to decide who the best listing agent will be for your property given its location and characteristics.
View our Tenant Standards
View Our 6 Month Guarantee
Frequently Asked Questions
1.What kind of rental properties do you manage?
We provide superior management of single family homes, townhomes, condos, multi-plexes and apartment complexes up to 25 units.
2.What areas do you serve?
We have 3 offices and service: Contra Costa, Alameda, Solano and Sacramento counties.
3.What services do you provide?
We provide elaborate marketing campaigns to get your property maximum rental exposure. In addition, we run nationwide criminal and credit background checks as well as income/employment verification on every prospective tenant to make sure we are finding you a qualified renter. Beyond that, we sign the lease with the tenant, enforce the lease, collect rents, rapidly disburse rental proceeds to our owners via electronic transfer or check, and aggressively chase down rent when tenants don’t pay on time. We also inspect your property multiple times annually on an interior and exterior basis to ensure the property is being properly taken care of by the tenants. In addition, we have in-house maintenance solutions to address any maintenance issues that may arise and we are the only company that also allows our owners to coordinate their own maintenance if they choose.
.
4.How big is your staff?
Our team consists of 15 licensed Realtors, administrative staff and a core group of highly qualified vendors.
Our property management clients appreciate the small office atmosphere and personal service we deliver. We have none of the employee and personnel hassles that can plague larger property management companies. At the same time we are not a one person operation so when that one person leaves for the day, the entire company shuts down. We wouldn't be able to deliver the level of service you deserve without our staff. Your property manager is available to you.
5. Can you provide references?
Absolutely! We are confident in our level of services and have good relationships with our current clients. We also have client and tenant reviews on Facebook, YELP!, Zillow and Google+
6. Why should I choose CES Premier Property Management to manage my property/properties?
If you are looking for the best value in residential property management, you have found it! With a service offering that is as comprehensive as any in the market combined with the most cost-effective solution you will find anywhere, moving forward with CES Premier Property Management is a decision you, and your checkbook, will thank you for!
7. What do you charge for these services?
We have the most simplistic and cost-effective fee structure in the marketplace. For multi-plexes and multi-family units, please contact us so we can provide you a custom quote. Our monthly management fee to manage your property 24x7x365 is a flat rate of $99 a month for single family, condo and townhomes.
8. How much is the leasing/tenant placement fee?
The leasing commission is 45% of first gross month’s rent for new tenants, with a $500 minimum. We absorb other costs of leasing the property including MLS fees, internet marketing, for rent signs, lockboxes, etc
9. When do disburse the owner’s checks and statements?
Owners disbursements are electronically deposited on the 10th of each month. Statements are also emailed and should be received on the same day.
10. What will I receive with my monthly statement?
The monthly statement showing all income and expenses for the accounting period and the invoice for any repairs are all located inside your private landlord portal which you have access to 24/7.
11. How quickly will my rental property be leased?
We understand that a vacant property costs you money, and we specializes in faster rentals to rent-worthy tenants. We have aggressive advertising strategy, combining online and local ads with outdoor signs and other proven methods. We assist you by:
- Advising you on a marketable rent rate
- Getting the unit in "rent-ready" condition
- Responding quickly to show the property when an inquiry is made
- Conducting a thorough background/credit check on each applicant
- Keeping tenants happy once they are placed
- The total time this process takes depends on the location, condition of property, amenities, season of the year, price, applicants' background/credit check quality, restrictions on pets/smoking, etc. We do everything within our control to expedite the process. Properties in great condition generally rent faster.
12. How much rent should I ask for?
Most owners new to property management may be tempted to set rent rates by their mortgage payment or what they have heard they can charge. However, this can directly impact vacancy rates and end up lowering your revenue long-term. Our local expertise in area rents can help you determine the best market rate for your property. You can rely on us to provide experienced guidance on the complex factors that will help you get the best return.
13. Who holds the tenant’s security deposit?
All security deposits are held in our interest bearing trust account. The owner also has the option of holding the security deposit.
14. How much security deposit do you charge the tenant?
As a general rule of thumb we usually get 1 month’s rent for deposit. Unless a pet is allowed and if so we charge an additional $1,000 pet deposit.
15. How can I ensure my property is cared for?
With our rigorous background and credit screening process, intentional damage is rare. Our tenant standards and responsive service creates tenants who are more likely to stay long-term and take care of the rental home. If there is damage to the property, we quickly act to return the unit to a "rent-ready" condition and lease to a new tenant. We also can assist you in assessing and collecting on the damage when necessary.
16. What do you do if they are not taking care of my property as they should or if they have unauthorized pets?
Your property manager gives the tenant an opportunity to correct the situation and usually they will. If a problem persists, we will make a decision based on that specific situation.
17. What happens if the tenant does not pay their rent?
Rent is due by the 5th on the month. On the 7th of each month, we send late notices to all tenants with unpaid rent. We will post an eviction notice about the 12th day of the month if payment is not received by then. Whether or not the property manager eventually proceeds with a formal eviction depends on the specific circumstances. It is always financially better for all involved if a solution can be worked out. If the tenant has experienced a one-time event which is causing them a financial hardship, and we have had no previous problems with them, it is better for you and the tenant if we give them a chance to catch up – if there is reason to believe they can do so. If the tenant has demonstrated an ongoing pattern of late payments, broken promises about payments and/or evasiveness, we know from experience that eviction is the best course of action.
Each case is unique and the property manager will make a decision based what is best for you and your home in the long run. That said, we always proceed with the legal notices required for eviction regardless of any other factors. We will simply postpone the actual filing of the eviction if the tenant is showing favorable effort toward resolution. Full evictions, when necessary, can often be completed by the fourth or fifth week of the month.
18. What if a tenant doesn't pay or needs to be evicted?
Even with careful tenant placement, late payments and even the need for an eviction can arise.. If an eviction is necessary, we manage the eviction process swiftly, professionally, and in compliance with state and local laws. The goal is always to get the property re-leased as soon as possible. Our eviction rate is less than 1%. We stand behind our tenant placement so much that we offer a 6 month tenant placement guarantee. If the tenant does not meet the terms of the lease at any point during the 6 month period we will pay the cost of the eviction and replace the tenant at no cost to you!
19. How do I keep maintenance costs down?
Maintenance is a necessary expense of owning rental properties. Proactively taking care of maintenance issues can help you reduce vacancies and save money long term. Our relationships with preferred vendors help you save on expenses, and our regular inspections can help you identify issues before they become problems. When maintenance is needed, we provide reliable, prompt and affordable service, and always clear all maintenance expenses with the owner in advance. Remember, before a property can be rented, carpets should be cleaned, walls should be cleaned/painted, the doors should be rekeyed and any safety issues must be addressed.
Whether you own one home or dozens, each property needs time and attention for maintenance, marketing, leasing, rent collection, legal compliance and meeting tenant requests. CES Premier Property Management has the knowledge, experience and professional team to make owning rental property easier—and more profitable.
We also a home warranty plan which covers: plumbing, electrical, heating, AC, and appliances approx cost is $260 a year with $50 service call. If something cannot be repaired then it will be replaced at no additional cost. Please ask for additional information on home warranty.
20. How do you handle maintenance requests?
Tenants can log on to the tenant portal and fill out an online form on our website. After we receive a repair request, the property manager may contact the tenant and ask them questions which will help us determine the exact nature of the problem before sending a service technician. We also make sure it is not something the tenant can fix themselves (ex: reset button on the disposal, tripped breaker) before your money is spent on a service call. After determining that it is a legitimate problem, we will send the appropriate service vendor to make the repair.
We tell our tenants that we are able to handle most repair requests within 24 to 48 hours including weekends, and in fact are usually able to do so. Comfort items such as Air conditioning, no hot water or heat, receive highest priority and are usually attended to the same or next business day.
21. Who pays for any maintenance that needs to be done on my property?
Unless the tenant is responsible for damage or is negligent with regards to property maintenance, then owners bear the financial responsibility of paying for repairs. Often times a reserve account is set up to cover the expenses for small repairs that may occur periodically.
22. How do I know your property manager won’t spend my money on large repairs without my approval?
This is a legitimate fear. We promise in writing not to do that. For ordinary maintenance and repairs of less than $300, the property manager will take care of it without notifying you. You will find out when you receive your monthly statement. If we think a repair might exceed $300, we will call you and let you know what is happening, what we think should be done, and what the estimated cost might be.
Sometimes expenses such as a replacing a bad water heater, a roof leak that needs patching or repair, or emergency A/C and furnace repairs are unavoidable. In those cases where 1) the health or safety of a tenant is an issue, or 2) in instances where there is only one option to consider or 3) the property will incur damage if immediate action is not taken, the property manager will initiate the repair work, even if it is higher that the $300 limit, and then let you know of the situation and what we are doing about it. Mainly, we don’t think important repairs should be delayed while we try to contact you for permission to do the obvious.
23. Does your property management agreement give you exclusive right to sell my property?
No. We can sell your property if you would like us to, but we don’t bind you to that in the management agreement. At the time you decide to eventually sell, you should be free to decide who the best listing agent will be for your property given its location and characteristics.
View our Tenant Standards
View Our 6 Month Guarantee
