Owner FAQs

• What would constitute a resident vs. owner responsibility?

  In general:

  • Resident responsibilities include changing lightbulbs, replacing air filters, keeping the property clean, and minor upkeep (as outlined in your lease).
  • Owner responsibilities include major repairs, system failures (HVAC, plumbing), and structural maintenance.

• What items left in the home are considered owner responsibility?

  Any fixtures or appliances present at the time of move-in are considered part of the home and the owner’s responsibility—this includes water softeners, refrigerators, and washers/dryers unless otherwise stated in the lease. Decorative items or personal belongings, however, are not maintained unless agreed upon in writing.

• I have a contractor—can I use them for Rent Ready repairs?

  Yes, owners are welcome to use their own vendors to complete Rent Ready repairs, as long as the home is vacant. If you choose to do so, you will be responsible for coordinating all approvals, timelines, and payment arrangements directly with your contractor.

  Please note that during this time, HBR will pause all marketing and showings until the repairs are fully completed. Once the work is done, HBR will perform a final walk-through to ensure all items meet our Rent Ready Standards before we proceed with listing the property.

  This approach helps us present your home in its best possible condition, attracting high-quality residents and supporting a faster leasing process.

• I don’t want to do preventive inspections. Are those mandatory?

  Yes, preventive maintenance inspections are required per HBR Rent Ready Standards. They help ensure the home remains in good condition and allow us to catch potential issues early. These inspections are scheduled in advance, and we appreciate your cooperation.

• How long will it take to get my property on the market?

  This is a great question! Homes that are meticulously maintained both inside and out, and properties that adhere to HBR Rentals Rent Ready Standards rent quickly and secure high quality tenants. Contact us to learn more about our property standards to get your home in tip-top shape to secure a high quality tenant!

• What is considered as Normal Wear and Tear?

  Normal wear and tear is the unavoidable deterioration of a unit resulting from normal use by the tenant.

• What is considered as Tenant Damage?

  Damage caused by tenants often requires extensive and expensive repairs and usually results from neglect or abuse, whether accidental or intentional. Unlike standard wear and tear, this level of damage can't be addressed with minor repairs or thorough cleaning and might even make a rental property uninhabitable.

• Why should I choose HBR Rentals Property Management?

  With what we believe to be the lowest eviction rate in the area (less than 1%), HBR Rentals prides itself on the 'Service First Philosophy,' meaning our customers and their happiness with our service is top priority! In addition to our competitive pricing, our service separates us from our competition. Honesty. Experience. Knowledge: all are key in finding a solid property management company.

  Your management company is responsible for protecting a valuable asset, accounting for a substantial income, dealing with contractors and resident problems, guarding the owner from liability, staying up-to-date on city and state safety codes, and so forth.

  Your decision to hire a property management company can be complex; after comparison, you will see that HBR Rentals is amongst the strongest in the industry!

• Why should I hire a professional property management company to manage my rental property?

  Hiring a professional property management company like HBR Rentals offers numerous benefits:

  • Resident Acquisition: Attract and screen qualified residents to minimize vacancies
  • Effective Marketing: Utilize strategic marketing to showcase your property.
  • Property Maintenance: Ensure timely maintenance and repairs to preserve property value.
  • Financial Management: Monitor income and expenses to maximize profitability.
  • Lease Management: Negotiate and enforce lease agreements in compliance with laws.
  • Legal Compliance: Stay updated with federal, state, and local regulations to mitigate risks.
  • Resident Relations: Address resident concerns promptly to maintain satisfaction.

• How do you determine the rent price for my property?

  We conduct a thorough market analysis by comparing similar properties in your area, considering factors such as location, size, amenities, and current market trends. This ensures your property is competitively priced to attract quality residents while maximizing your return on investment.

• How long will it take to find a resident for my property?

  The time to find a resident varies based on factors like pricing, location, and property condition. However, with HBR Rentals' strategic marketing and extensive network, we aim to minimize vacancy periods and secure qualified residents promptly.

• What happens when a resident is in breach of the lease contract?

  If a resident breaches the lease agreement, we enforce the terms outlined in the contract, which may include penalties or legal action. We promptly inform the property owner and discuss possible resolutions, ensuring your interests are protected. Learn More

• Who holds the security deposit(s)?

  HBR Rentals holds all security deposits in a trust account, adhering to California state regulations. This ensures funds are managed responsibly and are available for appropriate disbursement at the end of the tenancy.

• Do you require a reserve?

  Yes, we require a reserve fund to cover minor maintenance issues or emergencies. This reserve ensures timely responses to maintenance requests, maintaining resident satisfaction and property integrity

• What are your fees, and what must I pay upfront?

  Our fees are dependent upon the services you choose. We have a leasing-only service and a monthly management service. Marketing for Vacant Property is $399. This charge is due at the time we begin marketing a vacant property and is non-refundable

• Will you let me know what is going on with my property?

  Yes. We will communicate with you throughout our agreement and keep you aware of any issues that may arise. We will contact you at reasonable times to discuss repairs and notify you of the resident's notice to move.

• How often are inspections done at my property?

  At HBR Rentals, we conduct routine inspections twice a year during the resident’s lease term. These inspections are designed to ensure the property is being properly maintained, identify any preventative maintenance needs, and confirm lease compliance. All inspection findings are documented with photos and notes, and shared with you through your Owner Portal for full transparency. Our goal is to protect your investment through proactive care and consistent oversight.

• How do you handle maintenance requests?

  At HBR Rentals, all maintenance requests are submitted through our online maintenance portal, ensuring quick response times and detailed documentation.

  Here’s how our process works:

  • Resident submits a maintenance request via their online portal or mobile app, including a description and photos (if applicable).
  • Our Maintenance Coordinator reviews the request to determine priority and next steps.
  • We dispatch one of our trusted, pre-screened vendors based on the type of issue, urgency, and availability.
  • All work is tracked within our system, and you are always notified.
  • Once work is completed, the resident is prompted to rate their satisfaction, which we use to ensure quality and accountability.
  • For emergency issues, residents have access to a 24/7 maintenance hotline, and we respond according to our emergency protocols.

  We believe in being proactive, not reactive, and our goal is to resolve issues quickly while protecting your property and resident experience

• When can I expect my rent check?

  Rent checks are processed on the 15th of the month, allowing resident funds to clear the bank and all bills for the property to be paid.

• When can you start managing my investment(s)?

  Today! Please call our office (209-879-4680) or schedule a meeting with our team.

If you don’t see your question here, please contact us and we will be glad to answer it for you!