FAQ

What will my home rent for?
What will my home rent for?
How long will it take to rent my home?
How do you screen for tenants?
How will you market my rental?
How do I prepare my property for a new resident?
What kind of lease do you use?
What length of lease do you recommend?
How is maintenance handled?
Who handles problems during the night, on weekends, and holidays?
Can you help me if I already have a resident?
Who pays for repairs after a resident moves out?
Can you pay my bills associated with the property?
Do you hold funds in reserve?
Who holds the resident’s security deposit?
When will I receive my statements and money?
What liabilities do I have and how can I protect myself?
How often do you check on my property?
Why should I use your company vs. another?
How long do we sign an agreement for?
What do your services cost?

What will my home rent for?

There are a variety of factors that will determine how much you can rent your home for, but the most important is timing.

Most rentals in Davis are on a lease cycle that is in harmony with the UC Davis academic calendar. Regardless of who your potential tenant is (students, family, singles, retirees) demand is highest in spring for homes available the following September. The typical lease cycle is September 1 though August 31 of the following year. There is less demand in the summer and significantly less in the fall and winter.

Other factors include adequate bedroom to bathroom ratio, condition, location and amenities. You cannot simply look at Craigslist and price your rental the same as others with the same number of bedrooms and bathrooms. It is a much more complicated formula.

As a rule, however, the better the marketing, the more exposure the home receives to the greatest possible number of potential tenants = the best possible rental rate.

How long will it take to rent my home?

Our goal is to rent your property as quickly as possible for market rate. Our goal is 30 days. Generally speaking, nice properties at market rate will rent quickly. If your home has been exposed to the market for more than a week without multiple inquiries, it is overpriced. Lost time is lost rent.

Talking your property manager into a higher rent to better cover your costs will probably result in a longer vacancy. Unfortunately, the market, not your costs, determine rent.

How do you screen for tenants?

We require a detailed written application from each prospect. All applications are carefully screened for credit, rental and ownership references, employment history and income.

How will you market my rental?

    We do three things that will get your property rented within 30 days most of the time:

  • Place an ad on Craigslist with a detailed description of the property and multiple photos
  • Present your property on our website with the same description and photos
  • Place a “For Rent” sign in front of your rental.

These are the most effective ways to market a property as well as the most cost effective. Newspaper advertising is available at actual cost to be paid by the owner. In our experience this is not the most effective way to spend money.

One of the keys to getting any property rented is to return phone calls and e-mails from prospective tenants immediately.

Generally speaking, most tenants are looking at multiple properties at one time, and will rent one that meets their needs as soon as they find it, regardless of whether they’ve seen all that’s available or not. We are almost always able to answer calls or return them very quickly and schedule same day showings,  capturing the greatest number of potential tenants.

How do I prepare my property for a new resident?

Aside from price, the most important controllable factor in renting a property is condition. The interior should be freshly painted, the carpets/floor covering clean with no damage or stains, all appliances should clean and in working condition and the home should have clean functioning windows, screens and window coverings. Finally, the home’s exterior should be in good repair and the yard be well manicured in front and back.

We are happy to inspect the property for you to identify problem areas or those whose improvement would increase your property’s desirability and/or rental income. Our company is full service and can provide all resources necessary to get your property ready to rent quickly and for a great price.    top

What kind of lease do you use?

We use the Residential Lease Agreement written by the California Association of Realtors. We believe this is the most up to date and comprehensive lease available. We also provide all other disclosures mandated by law.    top

What length of lease do you recommend?

We recommend a one year lease unless the property is available on a different lease cycle than is typical for the area. In such a case, we recommend a lease that ends when all other leases in that area end.. Some owners prefer a shorter lease. Although we generally do not recommend that, we are happy to discuss your particular situation.    top

How is maintenance handled?

Residents are instructed to email repair requests, unless it is an emergency, in which case they should call. We have many resources for qualified maintenance and repair trades people. We generally assess the problem and dispatch one of them to make the repair. You will receive a detailed explanation of the repair as well as the original receipt from the contractor. We try to get your input as much as possible and as is practical. If you have preferred vendors that you wish to make repairs on your property, we are happy to work with them.    top

We do NOT have our own subsidiary companies for repairs. We feel financially benefitting from repairs to your rental puts us in a precarious position we would prefer not to be in.    top

Who handles problems during the night, on weekends, and holidays?

We are available to answer EMERGENCY calls 24 hours a day. We have trades people who are available to respond to these emergencies.    top

Can you help me if I already have a resident?

Yes we can. We are happy to pick up where you left off.    top

Who pays for repairs after a resident moves out?

After the move-out inspection, we will determine who is responsible to pay the bills to bring the property back to the condition it was in prior to the resident moving in. You are allowed by law to charge the resident’s deposit for rent, damages above normal wear and tear, and cleaning. We will charge the resident for everything that they should be charged for. We will compare the move in condition (we do a written move in condition report and include digital photos) to the current condition (we take digital photos to verify our written report upon move out). We want you to know that we consider this an important time in the management cycle, and we will protect your interests. We can use the resident’s security deposit to pay for all or part of the bills. If the resident’s deposit does not cover the costs, then you will have to pay the balance. In that event, we will bill the resident and turn them over to collection if the amount due is not paid promptly.    top

Can you pay my bills associated with the property?

We can pay bills associated with your property including maintenance and repair bills, utilities, taxes, insurance, and mortgages. There is a small additional fee for mortgages and taxes. All other bills are paid at no additional cost.    top

Do you hold funds in reserve?

All accounts are required to maintain a reserve amount. This is to cover any charges or maintenance bills that might be incurred when we do not have rents to cover those costs. The amount is determined by mutual agreement and is generally $300.00 or more.    top

Who holds the resident’s security deposit?

We hold the resident’s security deposit in our trust account until it is paid back to the resident or used for rent, cleaning, or repairs upon their move out.    top

When will I receive my statements and money?

All rents are due on the first and considered late if received after the 5th of the month. We receive rent through the 5th, then pay any bills associated with your account between the 6th and 10th of the month. We finalize your statements and direct deposit your funds no later than the 15th of each month.
Note: Weekends and holidays can delay owner proceeds checks to the next business day.    top

What liabilities do I have and how can I protect myself?

As the owner of the property you could be held liable for known and some unknown conditions at the property. In most cases your fire/liability insurance policy will cover you adequately. You should discuss with your insurance company the amount of recommended limits for your situation. Most companies will also willingly name the property manager as either additional insured or name the manager as an interested party to the policy at no extra cost. This is important to do as you want the insurance company to protect us both in the unlikely event of a lawsuit. In most cases, just acting with common sense and quick action will lessen the likelihood of a lawsuit.    top

How often do you check on my property?

During a vacancy we generally show your property 3-4 times per week. While rented, we schedule your property for a mid-lease inspection. We like to do this inspection with the tenant present so they can point out any potential issues that may have seemed too small to call in for repair.    top

Why should I use your company vs. another?

Paragon Properties is a great value for you and your property but the best way to be sure is to ask current clients how satisfied they are. We are happy to provide references.    top

How long do we sign an agreement for?

Our property management agreements start with a six month or one year term and is then renewable on a yearly basis.    top

What do your services cost?

Costs vary depending upon the type of property you have but our rates are competitive within the industry. Feel free to call us to discuss your needs.    top