SoCo Management Inc. was founded in 2012

We are a small, boutique style management company.  We prefer to keep our management portfolio under 100 properties to provide the best service for our clients.  Although we rarely loss a client unless they sell, our exact # would depend when you are inquiring - call us for the current amount. 

We manage single-family homes, condos, and multifamily dwellings up to 4 units.  The majority of our properties are SFRs with individual owners.

SoCo Management Inc. DRE License #01932482.  Broker: Jerome "Cliff" Odette III DRE License #01914357 and General Contractors License #936930

We offer full service property management for just $115.00/month with no additional fees.  There is no sign up fee, processing fee, listing fee, MLS fee, renewal fee, or any other fee at all.  For this price we handle all the showings, move ins and outs, monthly rent collections, maintenance calls, HOA notices, annual inspections and anything else that might arise from owning a rental property.  

The only additional fee is our optional Eviction Protection Program for $25/month

Our management fee is flat rate at $115.00/month*.  This way we treat every property the same no matter if it is our highest priced or lowest priced rental property.  Everyone gets the same, great service.

* $140.00/month if you opt for the optional Eviction Protection Program.

Like we said before - we have no surprise fees.  $115/month or $140/month with our optional EPP (Eviction Protection Program) is all you will pay.  No additional sign-up fees, inspection fees, listing fees, property prep fees, renewal fees or any other fee those larger management companies like to tack on.

Since our fees are so low and we charge nothing extra to list, show or oversee any repairs or maitenance to get the home ready for a new tenant, we do charge your monthly management fee while it is vacant.  With this comes regular security checks on the property, arranging and overseeing any and all maintenance needing to be done, and listing and showing the property as often as needed to find the perfect tenant fast so you are back earning money.

First, we require all interested come and view the property and meet the broker before applying.  We will not process any applications for people wanting to apply site unseen.  If they are out of area, we will allow a designated person to view the property and do a video walk thru with the interested party before applying. Next, they fill out our online application.  Once we have all the items required (copies of IDS, proof of income, reference information, ect) we will run their application with a complete background and credit check, reach out to current and prior landlords for references, and verify income.   We require there to be no evictions or judgements on their credit reports and have acombined gross income of no less than 3 times month rent.  For obvious reasons the higher the credit score the better.  All application packets that pass our minimal standards are forwarded to the owner to review and make the decision.

We establish the rental rate with the owner.  We will review recent and current comparable listings in the area and present a Market Rent Analysis to the owner to review and set the best price to get a great tenant. Ever year a new Market Rent Analysis is sent to our owners to see if they wish to make any adjsutments. 

With our property management software, Appfolio, we alist your property on almost 30 listing sites.  All inquires are answered and showings are scheduled often. For our properties that are market-ready and priced at market rates, our average days on market is typically between 7-21 days.

That depends. Right now - our area has a limited supply of reasonably priced homes for rent. For our properties that are market-ready and priced at market rates, our average days on market is typically between 7-21 days. For homes that are not in market-ready condition and/or priced above market conditions, then it can take considerably longer to rent.

Tenant's are able to post maintenance requests 24 hrs a day via their online portal, email or text message.  They may also call the office during office hours and will can submit one for them or, if it is an emergence, we have an after hours emergency line they can call. Residents are required to do basic maintenance on your property. They must replace burned-out light bulbs, change air filters, fill water softeners, change smoke alarm batteries, or any other small maintenance items under $100. Additionally, if a maintenace item is deem not normal wear and tear, they will be given the option to correct or we will correct and present them the bill.  For all other items, it would depend on what our owners request as their maintenance cost threshold.  If the repair is under their thresholds, we will have it repaired, pay the invoice, and post it to our owner's portal.  If it is above the threshold, approval will requested before we proceed.  Some of our owners prefer to be notified of all work orders before proceeding which we are capable of offering as well.

We do have an in-house maintenance team that is can be used for most repairs and maintenace items.  We also have a network of very reliable and competitively priced 3rd party vendors that we work with on a routine base.  We do not charge any additional service fee to use them or any other vendor our owners request. 

Tenants are able to get ahold of us 24 hrs a day / 7 days a week for an emergency maitenance issue. For repairs of an emergency nature such as water heaters flooding, furnaces going out in the middle of the winter, or anything which would leave the tenant without a vital utility will be handled by us. If the repair is under our owners maitenance threshold we will send someone out immediately.  If it is over our owner's thresholld we will notify the owners immediately, and if unable to contact the owner for approval, will go forward with the necessary repairs in a way which will lessen any further damage to the property and allow the tenant the continued, uninterrupted use of the dwelling.

Our broker, Cliff Odette, is a licensed general contractor and has experience doing maintainence on every thing in and outside a home.  He knows what it takes and how much it should cost.  With this knowledge he can ensure all estimates are reasonably priced.

Majority of our tenants take advantage of our online payment option in their tenant portals.  They have the option to pay either via ACH for no additional fee or credit card with an small additional fee charged by the merchant account.  In their portal they can also set up automatic payments to pay any amount, any # of times of month.  

In addition to online, we do accept checks or money orders as well as deposits can be made directly in our Chase bank account.

Majority of our leases give a 3 day grace period per California Law before a 6% late fee is assessed.  This can be adjusted depending on owner and tenant requests.

Our standard protocal can be adjusted as well but generally this is what steps we follow - Tenants that have not paid their rent by the 3rd are reminded of the late fee being assessed via email.  If we do not have any communication from the tenant about the late rent by 4th, they are given a notice to contact us immediately to avoid a 3 Day Notice.  If we do not hear from the tenant by the 5th a final attempt is made to reach them for the status.  If nothing is communicated by the 6th we issue a 3 day pay or quit.

Our owners are notified before the 3 day pay or quit goes out.  We also notify our owners if the tenant has communicated they will be paying their rent later then our standard owner disbursement by date of the 10th.

Our owners have an online portal where they can view their property's financial standings at anytime along with past statements, transactions, inspection reports, and other pertinent documents shared for the property.  Monthly statements are sent out every month with disbursement as well as Year-End statements in January for taxes.

Obviously this would depend on the dispute or complaint.  It is our policy to try and get everything in writing, either via text or email, so there is a proper record of it.  If they prefer to speak one on one, notes are made in the tenant's profile.  

We are members of Inland Valleys Association of Realtors.  They keep us informed of any new laws or ordiances. Our broker also maintains his license by completing all continuing education requirements on a regular basis.

Luckily we have only had 2 eviction proceedings continue all the way to decision to date.  And both were found in our favor.  We do offer an optional Eviction Protection Program for $25/month that will cover all costs for an eviction up to a jury trial. 

The steps in an eviction are roughly as follows - First, a 3 day pay or quit is served.  If they ignore it an unlawful detainer is filed and then the tenant is served notice. The tenant is given a limited time to respond and if they do it will go to a court hearing.  If the judges rules in homeowner's favor a write possession is issued and the sheriff is contacted to arrange a lock out. The time between each steps varies and depends greatly on tenant's responses and sheriff's work load.  

In our business, no news is good news.  We will send out monthly statements along with your disbursement. Annually we do full interior inspection and the reports with photos are shared in your owner portal. We will also send you a market rent analysis to review and see if you wish to make any adjustments on your tenants' current lease. Besides that, communication will depend on what is going on with the property.  Maintenance items are communciated based on the threshold you set.  If a tenant moves out, we will discuss with you any items needing to addressed before a new tenant moves in and get your approval for all listing terms before listing it.  Rental applications are reviewed with you and your decision. 

No matter what - you are able to contact us 24/7 via text or email with any questions you may have. 

Yes we offer both.

For our owners - it offers all propety statements sent out, property ledger of all transactions in and out, copies of inspection reports with photos, all pertinent documents shared for the property (ie, PMA, leases, notices, etc.), Cash flow reports, Owner contribution, and maintenance approval review.

For our tenants - it offers online payments, ability to schedule payments, maintenance request forms, pertinent documents shared for the tenants (ie. leases, notices, etc.) proof of Renters insurance submission, and contact us page.

Routine updates are most commonly done via email or text - which ever way our owner prefers.

Emergencies are communciated by phone, text and then email.