Q: What happens when the property turns over?
A: Landlords and management companies benefit from having amazing tenants who would stay for many years and take good care of the property, but at some point, we will have to deal with rental unit turnover.
Landlords who are better prepared for this process and have set times and deadlines for when tasks must be accomplished will find that turnovers are much less stressful and are completed faster than when they don’t have a documented plan. When transitioning a rental unit from one tenant to another, having a strategic plan and dealing with the details is beneficial and Property Management Companies are experts at managing the process.
Born Property Management understands costs and fees associated with vacancies and turnovers and helps landlords with a tested process. We aim to keep a tight timeline to help maximize owner profits and increase habitability and safety while reducing liability.
This starts from proper notice and inspections to security deposits and scheduling the appropriate service providers. When tenants deliver a non-renewal notice, which means they will no longer be living in the rental when the lease expires, Born Property Management starts making plans to turn over the property.
The turnover plan covers the time from move out to move in and includes the following tasks:
Making sure the tenant moves out on time
Collecting final payments from the tenant
Inspecting the property for damages beyond normal wear and tear
Handling the Security Deposit Disposition
Doing any necessary repairs
Transfering the Utilities
Finding new tenants
Deep cleaning as needed
Documenting the condition of the premisis
Reykey the Locks if Required
Getting new tenants moved-in
More Frequently Asked Questions:
Q: How will the security deposit be returned to the tenant?
A: Born Property Management sends the current tenants a "Notice of Right to Inspection Prior to Termination of Tenancy" pursuant to California Civil Code Section 1950.5. to conduct an inspection of the premises prior to the termination of tenancy for the purpose of giving the resident an opportunity to remedy any deficiencies and in order to avoid certain deductions from the security deposit. The tenants could decline because these are optional for the tenant.
When the tenants vacate we will also perform a walk-through of the property. Once the property is completely vacant, we often see more than what we may have noticed in the pre-move out inspection. After the walk-through is completed, we will send you a condition report which itemizes any work needed and if there is any tenant damage.
The walk-through, along with the move-in record, determines the security deposit refund. We make any necessary deductions and issue a statement and/or a check within the 21 days provided by law. If bills are not available, we will use estimates and later send a second statement, complete with copies of all bills as is required.
Q: When will the last month’s rent be paid to me?
A: If we do not hear back from you prior to owner draw payment day, usually by the 15th of the month, we will be withholding your owner draw. Clients are finding this a benefit because there may be normal wear and tear repairs, like painting, and avoids our team from having to reach out to you and request an owner contribution.
Q: What is the process to market and show the property during the vacancy?
A: Born Property Management does conducts research and a new rent is determined based on current market conditions and comparables when the tenant gives notice. Once a price is determined, we start advertising the property one week prior to the resident's scheduled move-out date, so don't be surprised if you don't see the marketing right away.
The property is usually difficult to show when the current tenants are in the process of moving. Showings are scheduled after the residents have vacated the property and it is ready to show (clean and presentable).
If we are having difficulty in re-renting the property due to price, maintenance, or market conditions, we will notify you.
Q: Who will pay the utilities between tenants?
A: Born Property Management will send you the contact information of the current utility companies so you the owner so that you may set up the utilities on your name. If you need assistance please let us know.
You may use our office as your mailing address:
1055 Alameda de las Pulgas
Belmont, CA 94402
After the property is leased, the resident/s will transfer the utilities to their name and we will replenish your property reserve from the first month's rent.
(If the residents do not change over the utilities at move-in please send us copies of the utility bills and we will add the charges to the resident’s account and assist them getting the utilities set-up correctly.)
Q: Does a landlord have a legal duty to change or re-key locks before renting to a tenant?
A: In California, there are no laws about rekeying the premises before a new tenant moves in. While the law does not require landlords to change their locks, most landlords (over 50%) change the locks on a unit after a tenant moves out.
Most Landlords do not want to put themselves in a tenuous legal position when re-keying or changing locks between tenants is a relatively inexpensive way to take reasonable precautions to safeguard the tenants. It is good policy and it is simply a good business practice to rekey between residents.
It is the policy of Born Property Management to rekey the locks between tenancy to protect the tenant and landlord unless the Landlord requests otherwise. Often the cost to rekey the property exceeds the $300 maintenance threshold we have set forth in the Property Management Agreement and we typically approve the charges (within reason, of course) because it is a safety issue. This work is done by a licensed and insured service provider and we provide a receipt for the work completed as proof.
Q: How will I know when a new completed application is received?
A: When Born Property Management has any qualified applicant(s) for the property, we will notify you in writing of our recommendation with the proposed move-in date, rental amount, security deposit, possible prorated rent, and other pertinent information.