Your Complete Guide to Property Management
This handbook provides comprehensive information about our policies, procedures, and best practices. Keep this as a reference guide throughout our partnership.
Main Office: (760) 651-2271
Email: optionspropertymgmnt@gmail.com
Address: 28588 Cole Grade Rd #1353, Valley Center, CA 92082
Office Hours: Monday-Friday, 9:00 AM - 5:00 PM
Emergency After Hours: 24/7 emergency hotline for urgent property issues
Statements are posted to your owner portal and emailed by the 15th of each month, detailing all income and expenses for the previous month.
Distributions are processed by the 10th of each month via:
We recommend maintaining a reserve balance of 1-2 months' expenses to cover:
Emergency Repairs (Under $500): Authorized immediately to protect property and tenant safety. You'll be notified within 24 hours.
Non-Emergency Repairs (Over $500): We contact you for approval with estimates and recommendations before proceeding.
Preventive Maintenance: Scheduled services (HVAC, landscaping) are pre-approved per management agreement.
We maintain a network of licensed, insured contractors providing quality service at competitive prices. You may request specific vendors, subject to our licensing and insurance requirements.
All inspection reports include photos and detailed condition notes, accessible through your owner portal within 48 hours of completion.
All applicants must meet our screening criteria:
Standard residential leases are 12 months with options for shorter or longer terms based on market conditions and owner preference.
Rent is due on the 1st of each month with a grace period through the 3rd. Late fees apply after the grace period per lease terms and California law.
We contact tenants 90 days before lease expiration to gauge renewal interest and discuss any rent adjustments needed to maintain market rates.
Vacant properties are typically marketed 30-45 days before availability for optimal exposure and tenant quality.
We conduct comparative market analysis to determine optimal rent pricing that balances maximum income with minimal vacancy time.
We strictly comply with all federal and California fair housing laws, treating all applicants and tenants fairly and equally.
All leases include required California disclosures including lead paint, mold, water conservation, and property-specific disclosures.
For properties subject to California's rent cap law, we ensure annual rent increases don't exceed allowable limits (5% + CPI, max 10%).
As the property owner, you're responsible for:
Options Property Management commits to:
For situations threatening safety, security, or habitability (flooding, fire, gas leaks, break-ins), we respond immediately 24/7 and coordinate necessary repairs.
In case of earthquakes, fires, or other natural disasters, we'll inspect your property as soon as safe and coordinate with your insurance company.
Yes, as the owner you have the right to inspect your property with 24 hours notice to the tenant (per California law). Contact us to schedule a visit.
Our agreement can be terminated with proper notice. We'll cooperate fully with showings and provide documentation to facilitate the sale.
Yes, with prior approval. Your contractors must be licensed, insured, and provide competitive pricing. We coordinate all work to ensure quality and proper documentation.
You don't pay monthly management fees during vacancy. We handle all marketing, showings, and tenant placement at no additional monthly cost.
This handbook covers our most common policies and procedures. If you have questions about anything not addressed here, please contact your property manager directly. We're here to help!