Hiring a Humboldt property manager is a good idea for you, and it’s a good idea for your investment property. When you have a professional property manager taking care of the leasing, management, and maintenance of your rental home, you can expect more consistent rental income, higher ROI in the long term, and a much easier rental process. Your investment experience will be positive and profitable. 

But, how do you know you’ve chosen the right property management partner? 

We’re sharing some of the questions you should ask before you hire a management company. These questions should serve more as introductions into important topics of conversation. Ideally, the answers you hear will make you feel like you’ve found an expert who can help solve problems and protect your investment. 

As you’re interviewing management companies, start with these questions. 

How do you leverage technology while managing properties?

You’ll want to know that your property manager is automating what can be automated so they’re not wasting time while taking care of your property. This is very much a relationship business, and personal contact is incredibly important. But, with platforms that take care of online rental payments, inspection reports, and even tenant showings, your property manager has more time to manage relationships. They’re not too focused on the everyday details that can easily be managed digitally. 

Technology is a big part of property management. Talk with any potential property manager about what software systems they use and how it helps them manage your home more efficiently and cost-effectively.

What kind of experience do you have in Humboldt County? 

Property managers are always going to want to tell you how long they’ve been in business. They’ll talk about the experience they have with real estate, property management, leasing, and contracting. They’ll tell you they’re investors themselves, so they know what they’re doing. 

All of that is important. You want to work with an experienced management team. More important than industry experience, perhaps, is local market experience. When you’re working with a local expert, you’ll have an easier time pricing your property, marketing that home to good tenants, and screening for the best possible residents. A local expert will know what tenants are looking for. They’ll understand what competing properties have to offer. They’ll be able to make some good recommendations on updates and upgrades that are likely to increase your rental value. 

Talk about years of experience, but always ask how long they’ve been in the Humboldt rental market. 

How do you keep me compliant with all of California’s rental laws? 

We wish more rental property owners would ask us about our legal expertise before they hired us. 

California is a notoriously tenant-friendly state. There are a lot of legal requirements and mandates, and you need a property manager who is up to date. Ask your prospective property manager how they stay up to date on all the legal changes. Do they follow the legislation that’s under review in the statehouse? 

Talk to any property manager you may hire about: 

• Rent control and how it’s impacted the way they set rental values, manage renewal increases, and write lease agreements. 
• Just cause eviction and what that means for your rental property. 
• Screening Section 8 tenants who cannot be prohibited from applying to rent your property. 
• Habitability issues and how they’re handled. 
• Security deposits and whether many tenants push back against deductions after moving out.
• Pets and service animals.

Don’t work with a property manager who has little to say about the legal landscape. You need a professional who can protect you and keep your property compliant with all state, local, and federal housing laws. 

How are tenants chosen for my property? 

The tenant placement process starts with a set of standard rental criteria and with good marketing. Ask about how they create listings and where they advertise your home for rent. Do they syndicate the listing out to all the popular rental sites? Do they include it on their own website? Do they use the MLS?

Find out how photos are taken. What kind of system do they have set up to capture all the inquiries that come in? Do they use self-showing technology or is there a person who shows the home to any interested tenant? 

It’s important to understand how your home will be marketed, and how long they’ll expect it to be on the market before it’s rented. 

Talk about tenant screening, too. What kind of criteria does the property manager have for tenants? Is there a minimum credit score? A debt to income ratio? Do they look for a specific income level? 

A good property manager will walk you through the leasing process and leave you feeling comfortable that vacancy rates are low and high quality tenants can be identified and placed. 

What are your maintenance procedures? 

Maintenance is the best way that your property managers will protect the condition and value of your investment. Responsive maintenance is important to your tenants, too, and it will contribute to whether they stay in place and renew the lease agreement. When it comes to maintenance, you’ll want to ask:

• Describe the process that tenants follow to report emergency maintenance and routine repairs. Is there an online portal? 
• Will owners always be contacted when maintenance is needed? Some property managers will not contact you until the proposed repair reaches a certain amount, like $300 or $500. 
• Is a maintenance reserve required?
• Who are your vendors and contractors? Are they licensed and insured? In-house or contracted out?

Understanding how maintenance works will provide peace of mind. You want a property management team to provide all the maintenance and repairs that are needed without overspending. Talk about how they keep repairs cost-effective. Ask if there are preventative maintenance plans in place to avoid expensive emergencies and deterioration.