Management One Property Management

6 Common Property Management Mistakes and How to Avoid Them

By Dante Walker


Recently, I found myself in a unique situation. I am a Licensed Real Estate Agent, and I work in Property Management. I purchased a rental property of my own, and thought, “how hard can managing my own property really be?” Surely, my years of working in Real Estate and Property Management taught me something, I got this!

property managment

Mistake #1: Qualifications in Property Management


Now, I know that properly qualifying a tenant is the foundation to ensuring a good tenant is placed in the property. It is important to have set qualifying guidelines such as debt to income ratio, credit score, employment history, etc.


Normally I pull credit and verify employment and current residency. But this time I allowed my uncle and cousin to refer this person. So, I sat down and had a meeting with the tenant.  I still ran the credit, but before I pulled it, I did ask the qualifying questions:


How long have you been at your current resident?

How’s your credit?

Have you ever been evicted?


I tend to not worry if a person has a short sale or a foreclosure since many people took out bad loans and this has caused them to now become a renter.  This has never come back to burn me, so I wasn’t concerned about it this time. Give people the benefit of the doubt! Ha, little did I know how hot the fire was going to be this time.

property management

Mistake #2-Listening to others


I pulled the tenant’s credit, and yes, there was a red flag on their credit.  I overlooked it and felt like it was okay because this person was referred by two of my family members. These family members knew this individual well, knew the back story and convinced me to give the tenant a 2nd chance. After all, my family members have good credit and have been in their homes for over 20 years. Surely, they wouldn’t recommend someone that would burn me, right? Wrong…

property management

Mistake #3-Business is Business


I broke my #1 rule that my mother and grandparents always taught me that business is business. Guess mama knows best!  My first clue that there was a problem occurred when my tenant stopped paying rent on the 1st of the month and started paying on the 7th of the month. I gave 10-day grace period before applying late fees, really who does that? I know better, 5-day grace is enough, it’s not like I am made of money and can float the mortgage on my back. Once again, she was referred by family, so I cut the tenant more slack than I normally would have.

property management

Mistake #4-Proper Notice


The end of the lease was approaching, and boy, was I glad to see this mess come to an end. Just give the tenant notice to move out. In California, if a tenant has lived in the property for less than a year, a 30-day notice to vacate is proper notice. Had the lease gone longer than one year I would have to provide a 60-day notice to vacate.


Once again, I was the “nice guy” forgetting my number 1 rule business is business. On April 10th, I gave her a 60-day notice to move out. I wanted to give the tenant time to find a new home and not just “kick the tenant out.” Crash and burn…the tenant didn’t pay rent on May 1st.


To ensure the tenant received the notice, I sent a certified letter informing them they were to move out in 60-Days. The tenant confirmed receipt of both the personal posting and the certified mail.


No more mister nice guy. This has gone on for far too long. I posted a 3-day Notice to Pay or Quit. I tried to serve the tenant directly but would not answer the door and looked at me through the window. I took a photo of the notice and her in the window. I followed up with a certified letter.


Once again, the tenant confirmed via text message receipt of the notice on the door.

property management

Mistake #5- Selling the Property


Carrying this mortgage and my personal mortgage is EXPENSIVE and breaking the bank account. I have used all my savings just floating this property. Time to Sell.


Not so fast, this is a bad idea, and I know this. If a client of Management One called and said they wanted to sell and we were facing an eviction, I would recommend waiting to put the house on the market until after the eviction. Why would I not follow my own advice? Desperation, pure desperation.


Clearly, the tenant is not going to cooperate with showing the property. In fact, the tenant missed several showing appointments, costing me the potential sale of the property. And to make matters worse, the water heater went out.


After several text messages back and forth, the tenant believed she didn’t have to pay rent since I was selling the house.  I hear this all the time in Property Management, somehow the owner placing the property on the market indicates “free rent.” While this might be a negotiation token used by owners to encourage tenants to show the property, it is not an automatic thing.

property management

Mistake #6- Eviction


Working in property management, I have been through the eviction process many times. Most of the evictions go off without a hitch, so when it came time to file the eviction, I was confident that I could handle it myself. Really, it’s just a matter of going to Downtown Los Angeles, filing the paperwork, and paying the fees to start the eviction. I got this! Wrong, again.


The eviction was filed on May 26th in Downtown Los Angeles.  Now, I live roughly 50 miles away. If you know anything about traffic in Southern California, that equates to a 2-hour drive on a good day. Most days it could take 2.5 to 3 hours. All this driving back and forth, trying to come to a resolution, cost me nearly $500 in gas, wages lost, parking fees.


This time I took the train to avoid the traffic and high parking fees. The cost was roughly around $300 to file the paperwork myself. By filing the paperwork, myself, I saved about $500 in attorney fees. But here is the real kicker….my court date is not until November 13th, yes, you read that correctly, 6-months after filing the paperwork. The court encouraged me to work it out with my tenant. Really, what do you think I have been doing? I would not be here filing paperwork for an Eviction if my tenant was willing to “work it out.”


Hind sight is 20-20. I decided to call an eviction attorney. I was advised that if I had used an attorney, I would have received a court date about 20-days after submitting the paperwork. So, that $500 I saved by filing my owner paperwork is really costing me $12,000 in lost rent alone. That is a semester of College for my daughter. This is an expensive lesson.

property management eviction

Moral of the Story

Here is my advice to anyone who thinks they know what they are doing….stick to what you know. I thought I knew “property management”, boy was I wrong. What I know is the concept of property management, not realizing the process we do day in and day out has a true purpose in the big picture of property management.

  1. Do not break your own rules because you feel sorry for a person. Even if they are willing to pay a higher security deposit.
  1. Document everything.
  1. Get an attorney to handle your eviction because your time is much more valuable than dealing with this yourself.
  1. Hire a professional management company to take all this stress off you.


This experience has taught me to appreciate the processes and systems that I use every day working at Management One. I have a greater appreciation for our qualification process and sticking to our guns, not placing a “square peg in a round hole”. You will most likely get burned if you deviate from your pre-determined qualifications.


Stay Tuned to find out how the story ends….in November 2017!


Don’t want to go it alone, call Management One today for your property management needs.



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Property Manager’s Guide to Eviction Notices: What you need to know

By Melissa Astudillo


It’s that time again…the busiest time in a property management company…the first of the month. Rent is due! The constant flow of traffic of residents paying rent, the phone ringing off the hook with promises to pay. The accounting department is on their toes making sure deposits are balanced, landlords receive their money and the dreaded…filing evictions on those that have not paid.

eviction notice

Eviction notices are at the core of property management since undoubtedly there will be lease violation of some kind at one point or another. The laws vary by state; therefore, it is important to be acquainted with the local laws for the successful posting of an eviction notice.


In 30 years of property management, we filed 100’s of evictions. Over the course of time, we have created a system to streamline the process of filling evictions on residents.

eviction notice

So, what is an eviction notice?

An eviction notice is a legal tool you use as a landlord to end the lease with the current residents and gain back possession of your property. There are several types of notices which are explained in more detail below.


What are some eviction notice time requirements?

  1. If you want to terminate a lease for a resident that has been in the home less than one year, a 30-day notice to vacate is sufficient.


  1. If you want to terminate a month to month contract for a resident that has been in the home for over a year, a 60-day notice would apply. The same applies to not renew a lease for someone who has been living in the home for over a year.


These timelines are essential to giving proper notice to a resident because an improper notice can derail the time you expect them to be out.

eviction notice

What information do I need to include in the eviction notice?

  1. The full names of your residents
  2. The address of your residents
  3. The date the demand was served to them
  4. Information regarding what the notice is for.
eviction notice

What types of Eviction Notices are there?

  1. There is a 3-day notice to pay or quit: This is used when residents do not pay their rent on the agreed date and are past the grace period. The serving of this notice will be the basis of an eviction case due to nonpayment of rent. Therefore, it is imperative that the notice is thorough in instructions, and contains accurate information.


  1. There is a 30- day notice to vacate: This would be used for residents who have been living in the home for less than one year and you wish to end the vacancy at the end of the lease. In this case, you would post/serve the eviction notice 30 days before the end of the lease agreement.


  1. There is a 60-day notice to vacate: This notice is used for residents who have been living in the home for over one year and you wish to end the vacancy. It is the same for one-year leases or those with a month to month contract.


  1. 3-Day Covenant: This notice would be used in case of a breach of contract. In this case, you are giving your resident 3 days to correct the issue and if no action is taken then you can proceed with the eviction.
eviction notice

Posting the eviction notice:

In most states, the landlord is allowed to personally serve the eviction papers, make sure to check your state guidelines. If your state does not allow it, you can check with the Sheriff’s office or seek a private service to assist you with this.


Types of postings:

  1. Personal Service: this means you “personally” hand the paperwork to them. (If allowed by your state). This guarantees that there are no misunderstandings you know they received it straight from your hands.


  1. Posting Service: this means the notice would be posted on their door. You can use an envelope to make the delivery more conspicuous if you’d like. For those that avoid being served, this would be a convenient way of posting the notice.


  1. Mail: this means you mail out the notice to them using regular mailing services, you can also request tracking and require a signature on the documents to confirm they have received it. Use certified mail with return receipt to confirm service.  You may use USPS.


  1. Private server: depending on your state laws you might not be able to use the previous, therefore, the use of a private server would be needed. Most attorneys employ private serving services, you can request a referral from them or by calling the court.
eviction notice

What’s next?

Make sure to follow up on the notice to make sure it has been received. While the time is running on the notice make sure to get acquainted with the documents that need to be filed with the courts. You can do this online or by physically going to the court and getting this documentation. You will also need to know how long to wait after the notice has been served.


Once the notice has expired, if no action on behalf of the resident, you are ready to start an eviction case against your resident with the court.


Management One offers an “Eviction Guarantee.” We will pay for a basic eviction of any tenant that we placed in your home. We post all notices, file all forms needed, use an Eviction Attorney to carry out the eviction process. We show up for lockouts with the Sheriff and complete all inspections.  We eliminate all your headaches!


Related Articles:

California Eviction Notice: What every tenant should know

How much does a tenant eviction cost? A detailed breakdown

Property Management Services

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Summertime Rental Living-Pool Fun and More

By Steve Hembree


Keeping Cool, Pools and More is the theme of this article, Summertime Rental Living.


Here we are, in the midst of another hot summer, and of course, this topic, Summertime Rental Living, comes to mind. A question came in today, one I had never fielded before. I was asked about above ground pool sizes, depth in particular. That got me to thinking about summer in general, and specifically about ways of staying cool and still having a blast.

Summertime Rental living

Above Ground Pools


I don’t know of any rental homes that do not allow above ground pools, particularly if the resident is footing the water bill. If any of them do, shame on them! Except…

  • An above ground pool kills the grass.
  • If the property owner or landlord pays the water bill, filling it is kind of rude
  • A pool 36″ or greater in height creates a risk raising the property owner’s insurance premium significantly. It might even get the policy canceled. For real.


If the landlord is okay with your having an above ground pool, and there is grass, be courteous enough when you’re done with the pool to a) drain any chlorinated water (or salt water for that type of pool) away from the grass, and re-seed the yard.


In cases where you don’t pay the water bill, check with the landlord first. If they say no, then it’s no.


The last one is important knowledge.
At 36 inches or more at the sides, you have a pool ladder. If you have a pool ladder the steps MUST fold up and LOCK in place to keep strangers and children, especially, from climbing up and inadvertently falling in. Should an insurance inspector pop by, and they do, I know, I used to be one, Bad Things Will Happen. Under 36 inches, it does not matter.
By the way, the 36-inch rule/fold-able/lockable steps are in place even if you have locks on the gates entering the back yard or pool area, which differs from in ground pools.

Summertime Rental living

In Ground Pools

Remember the old video saying, “Be Kind, Rewind!”? Try this on: “Be Cool, Take Care of the Pool!” Or how about, “Don’t Wait, Lock That Gate!”


Use that pool. Use the heck out of it. Swim until you’re down right prune looking, however,

  • Keep it clean, do all the normal maintenance stuff if there’s not a pool service provided.
  • Owners, provide a pool service because the likelihood of the above not happening is high.
  • Keep the gates to the yard, or the pool, padlocked.

Keeping up on this is imperative, otherwise, you risk water borne illness and a damaged pool. If you don’t know what you’re doing, LEARN! Remember: “A Green Pool is Bad for the Gene Pool”
If the owner provides a pool service, it is very important to rat the pool service out if they are not doing their job. It’s your job to let the owner know the pool folks aren’t cutting the mustard. You could very well be saving your own health.
Insurance companies have rules which they expect to be followed, a there is a real chance of a rate hike to the owner’s insurance, or cancellation if they aren’t followed. Keep the gates to the rear yard locked. Provide whoever needs access, like the pool service or the gardener, with a combination or a key. You see, a random inebriated person could wander in the yard, fall in the pool kin the dark, and drown. Or a wayward child. Sounds unlikely, even silly, right? It happens.

Summertime Rental living

Don’t Let a Failing AC Unit Ruin your Summertime Rental Living

Check your air conditioning system before the summer heat is upon you. A good time is tax day, April 15th. Listen to the unit spool up, feel the temperature coming out of the vents. It’s easy at times to spot, or hear, a problem before it’s a problem but isn’t an exact science.


Check it


Unusual vibrations in the area where the blower resides? The blower wheel could have debris in it, lost a weight and is now unbalanced. The blower Squeals when it starts up? A bad bearing is likely. The compressor sputters on start up? Bad capacitor, or a compressor beginning to go.


Do you need to know all this? No, you just need to call for service if you note something really not right with the system. Do know, renting or owning, it can take days upon days to get service of an inoperable AC system when it is hot out, however, it’s not that people don’t care, it’s just the demand is much higher than the supply when temperatures rise.
Also, do note that except in very specific cases, an air conditioner that is not working is not an emergency situation, and it’s not a habitability issue. Provided the owner, or landlord, or rental company is working on getting it fixed, they are doing their job, just know that sometimes it takes time.

Summertime Rental living

Spas/Hot Tubs – Adding one

Don’t Do It! Especially without the property owner’s permission! Of all large things left behind by people moving away, Hot Tubs heads the list, and it isn’t fair for the property owner to have to pay to get rid of it! “But the next people will use it.” Nope, they probably won’t, any more than you did. Would you have left it if you used it? According to our studio audience, the answer is no.

Summertime Rental living

Slip and Slides


These hazardous contraptions are still around, saw some local kids using one the other day. It made me hurt just watching.  When you are done using it, put it away, or the grass will burn.


Running Through Sprinklers.


Yep, I grew up looking like some goofy spaz, running through the sprinklers. In the front yard. What a dweeb. You know, it’s a lot of fun, until you step on a rock or a sprinkler. Just be aware of where sprinklers are so no one gets hurt, and if you break one, fix it.

Summertime Rental living

Last Thoughts on Summertime Rental Living


Stay cool, laugh a lot, have fun, don’t take things so seriously, chill with good people, eat watermelon on the back stoop, stay safe, and enjoy.


Oh, and by the way, I’m going to try to follow that advice too.


Do check the Management One Blogs frequently, we always have good stuff popping up on there, and if you need management services or a great home to live in, check us there too!

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Home Warranty for a Rental Property: A Worthwhile Investment Or Not?

By Dante Walker


Property owners believe that having a home warranty for a rental property is a great idea and is more cost effective.  Well, let me tell you that, this is far from the truth. What Management One has seen, over the last 30-years of property management, is that home warranties are more of a nightmare than a benefit to homeowners and tenants. Home warranties work well for your personal property or newer homes but are bad news for rental properties and the tenants living in them.

home warranty

Home Warranty Inclusions

Most of the home warranty policies will include Heating and Air, Plumbing, Minor electrical, dishwashers. However, you can upgrade to a premium policy. This will include appliances, pool pumps, roof repairs, sprinkler systems and spa tub motors. Your typical home warranty range in price from $350-$800 per year which breaks down to approx. $30 – 70 per month.

Now, most warranties have a deductible or service trade fees of $69 per item to $125 per item on top of the yearly price. Say you have a dishwasher that breaks down and a backed up sink you will have to pay two deductible fees, making the minimum fee for the contractor to come out $138. Most likely this will not include the cost of parts, that gets tacked on as well.

home warranty

Home Warranty Denials and Exclusion

The home warranty company has a slew of exclusions that tend to leave the door open for a denial of the claim. Based off of what we have seen, we have compiled a small list of items that a home warranty has the right to deny a claim for a repair.

  • Pre-existing problems
  • Outdated HVAC system
  • Code violation
  • Lack of maintenance
  • Incorrect installation
  • Poor maintenance

This list can go on and on for what they will/can deny coverage on, rendering your policy useless in getting repairs completed on your rental property.

When it comes to plumbing, the warranty will cover the repair but will not cover any drywall opening or concrete opening. Let’s say you live in an area with severe weather condition and your pipes freeze, this too is not covered under your home warranty policy.

home warranty

Unnecessary Hurdles to Overcome

Residents expect repairs to be done right away and could care less about the home warranty holding up the repair. With a home warranty company, there are many layers to getting a repair done. Resident calls into management company – Management company calls home warranty – Home Warranty company issues work orders out to repairman – Repairman calls a resident to get it scheduled. This outline can delay a repair for up to 2 days which causes the resident to become irritated.  If it is a pricey repair, the home warranty company will want a 2nd opinion. Here lies another delay on the repair.

While it is true, you can place a request online with a Home Warranty company; this is not feasible for a tenant to handle or a property management company.

Then there is the issue with paying the deductible. Most Home Warranty Companies require payment for services rendered before even going out to the property. I don’t know about you, but paying for a service that is not yet completed, makes me a little nervous. Making this yet another hurdle to overcome just to get a simple repair completed.

home warranty

Resident Dissatisfaction with Home Warranty Companies

As the management company, it puts us in a sticky situation because we have no control over repairs. We don’t know who is doing the repair, no accountability for the repair to be done timely and correct. This hurts management company with low satisfaction rating from the resident.

Satisfaction is #1 priority for most management companies as the customers (owners and residents) happiness is important to us. With poor maintenance, many residents will not renew their lease. When a resident doesn’t renew their lease owners, in turn, elect to cancel their management contract with us. This is why having the right people in place to take care of maintenance is key to any management company survival.

home warranty

Game Changer

Here at Management One, we have created a unique process for handling repair requests. The resident can go online and place a maintenance request at their convenience. We receive the work order and process it quickly, assigning it to the vendor that is licensed to handle the repair. Take that same broken dishwasher and backed up sink example, it would be assigned to one plumber that can handle both repairs, resulting in only one trip charge.


Contractors are required to contact the resident within 4 hours of receiving the work order; they must take before and after pictures proving the repairs are completed; payment is rendered after we have verified the work is completed.


Satisfaction guaranteed- we survey every resident that submitted a work order. We want to make sure the contractor was on time, dressed for the job, completed the repair, and cleaned up afterward. If there is an issue with the repair or service, we handle internally promptly.  On the flip side, if the work was done right, on time, etc. we recognize the contractor for doing a great job.


These things add up to increased tenant satisfaction, in turn, they stay longer in your home. Decreasing vacancies, saving you money on needless deductibles for repairs that will most likely get denied, and ensuring repairs are actually completed.  For more information on Management One and the services we have to offer contact us today.

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California Eviction Notice: What every tenant should know

By Melissa Astudillo


You received a California eviction notice, now what? After 30 years of property management and hundreds of evictions, we are often asked what to expect when an eviction shows up.  Below is a comprehensive list of steps to help you navigate the legal issues and avoid damage to your credit.


What is an eviction notice and why did I get one?

This notice is most commonly served by landlords when you neglect to pay your rent on time. There are many types of eviction notices that can be served.

Below are some of the reasons why you may be served with an eviction notice:

  1. To terminate a month to month lease agreement
  2. Terminating the tenancy at the end of the lease agreement
  3. As a way to correct a breach of contract or violation of the lease agreement
  4. For failure to pay rent
California Eviction Notice

How long do I have to pay my rent after I have received an eviction notice?

3 days!!

This means that after your payment date has expired and you have received an eviction notice, you have 3 days to comply or face the legal consequences. Therefore, it is in your best interest to comply with the 3-day eviction notice. You may also seek further accommodations with your landlord to avoid an eviction on your record.

An eviction stays on your record for 7 years.  The eviction on your record will make it hard for you to get approved for a home through an agency and even private owners for that time period.

California Eviction Notice

What is the eviction process like in California?

The eviction process which goes through the courts is called an Unlawful Detainer.

In an eviction lawsuit, the landlord (“plaintiff”) files a lawsuit against the tenant (“defendant”) for the possession of the home.

Eviction cases tend to be short and are mostly resolved in about a month.

Once the eviction notice has expired, the paperwork is filled with the court by the landlord to request back possession of the home from the judge.

A tenant has 5 days from the day they were served with the unlawful detainer to file an answer with the courts.

Then, after the written response has been filed, the judge will schedule a court date.

During the court appearance, both sides will present their paperwork and explain their side of the story.

After both sides have been heard, the judge will make a decision on the case, this is called a judgment and it is public record. Therefore, that the information contained in the judgment will be part of your record.

The Department of Consumer Affairs provides a very detailed explanation of the process and legal tools. Click here for more details.

security deposit dispute

What is an unlawful detainer in California?

An unlawful detainer on your record means you have gone through eviction and there is a judgment against you for the possession of the home. This judgment may also include a money judgment if you were evicted for non-payment of rent.

I have a lockout date, now what?

Once you have gone to court and the judge has ruled on the case, you will be given a lockout date.

A lockout date is a date that the judge has given you to be out by. If you do not move out, the Sheriff will come and escort you out of the home.

Remember, the eviction proceedings are for the landlord to gain back possession of their home.

To minimize the amount, you will end up owing once you vacate the home make sure to leave the house in good condition. Sometimes things happen and you end up in this situation, it would be best if you make sure to leave the house in the best condition possible.

Things to consider when returning the home to the landlord:

  1. Make sure the home is clean and presentable. Most commonly missed cleaning items are ovens, fireplace, windows, blinds, and window seals.
  2. Repair any damages you have caused to the home, patching walls if you made holes while affixing pictures or wall art.
  3. If you painted any walls, make sure to paint them back to the original color.


Here at Management One, we created a cleaning checklist for all tenants to follow when they are moving out of a home. Click here for more information on move out condition cleaning requirements.

California Eviction Notice

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Residential Water Heater Safety: Best Practices for Avoiding a Fire

By Steve Hembree


In this article, we’re talking about water heater safety. You know, that big ol’ cylinder in your garage, or in some cases outside your house in its own little enclosure. It performs its job day in and day out, without complaint, heating your water so that you may enjoy that hot morning shower and those sparkling clean dishes. You likely seldom think about your hot water heater, but you ought to, and below I’ll lay out a few reasons why.

According to the National Fire Protection Association, on average there are 5,400 home fires a year, resulting in about 20 fatalities from water heaters.

water heater

Having inspected thousands of homes for banks, Management One, and insurance companies, I can tell you this is for real. Most of my information comes from years of insurance work. Gathering data on houses for nearly every insurance company, I learned that that are a good many things which can cause claims, losses, be it due to injuries, property losses, and deaths. Water heater safety is sort of a no-brainer, except that most people almost completely ignore their water heater.

Water heater maintenance

Applying Water Heater Safety Daily


I have taken to applying, as needed, this learned information to my property inspections for Management One, as we don’t want to have an owner or a resident suffer any of the above either. Simply put, an ounce of prevention can mean the difference between life and death, whether it be a home you own and live in, or a rental.

Interestingly, insurance companies are inconsistent. Only one company consistently asked for water heater information, that being USAA. The rest, I suppose, view 5,400 fires and 20 deaths as an acceptable risk.
We do not.

Technician repairing an hot-water heater

Can the items in this water heater safety article be applied to other things?

Yes, you can apply the same principles I will give you below to both gas and electric water heaters, as well as furnaces. Heck, you can apply it to stoves and fireplaces as well. If we’re talking about a heat generating appliance or fixture, never forget that it can kill you.

Water heaters utilize a whole lot of heat

A BTU is a British thermal unit. It takes 8.33 BTUs to raise the temperature of 1 gallon of water 1 degree Fahrenheit. Raising a 40-gallon water heater by 10 degrees, say, after someone has showered, requires 3332 BTUs. A cubic foot of natural gas contains 1028 BTUs, so we’re taking about more than 3 cubic feet of natural gas being burned in a very short period of time.
Have you ever boiled water on the stove? Takes forever, right? All that heat, all those BTUs. A water heater uses a lot more.

water heater

What’s the danger and what do I do?


First, gas. A gas water heater can leak gas, through the fittings, even through the control module. Gas leaks, water heater burner ignites, boom. If you smell gas, call the gas company immediately. This goes for any natural gas appliance in or out of the house.


Pro Gas leak Detector

Second, combustion. Anything combustible within 36″ of a water heater must be moved out of that range. Paper, bags, clothing, etc. If it can burn, it will burn in the right circumstances. It’s not that these items will spontaneously catch fire, but they can. The gas burps out then ignites wrong, you will have a fire.

We haven’t even addressed flammable items, such as gasoline. Do you know why water heaters sit raised on pedestals? Because gasoline fumes tend to stay low to the ground. Cars are fueled by gasoline. Lawn mowers are usually fueled by gasoline, and there’s often a gas can in the garage if there’s a mower stored there. Get the flammables out, and no matter, keep them as far from the heat source as you possible! And…

  • Always keep the fire chamber cover ON the unit. Always. This contains errant flames.
  • ALWAYS have a qualified contractor, such as a licensed plumber, install your water heater!

Oh, and often times I find the furnace mounted right next to the water heater. One line, two appliances. However, be sure to follow the same 36-inch rule! Sometimes people will measure the distance and put tape on the ground to mark the safe distance to keep clear from the heat source.


What about electric water heaters?

Remember the 3332 BTUs I mentioned above to heat a 40-gallon water heater full by 10 degrees? 3332 BTUs is equivalent to nearly a kilowatt hour of electricity. That is a lot of heat as well. Just always keep anything that can burn 36″ away from any heat source. This includes your stove, oven, fireplace, space heaters, wood burning stoves, furnace, etc.

water heater

There is more to it than just water heater safety

If you live in a house and have a tank water heater, as opposed to tank-less, it is also a good idea to occasionally inspect it, top to bottom. Looks for any signs of water leakage, smell for gas. Test your pressure relief valve (the is the little doo-dad with a toggle test valve in it). This is designed to keep your water heater from exploding.

That click and pop sound you may at times hear from your water heater? That is basically the sound of minerals and sediment exploding inside. Sediment enters in tiny parts per million with the incoming water, but does not typically drain out when you call for hot water. With that sediment inside two things are happening.

  1. The sediment balls up and creates hot spots inside, on the tank walls. It usually pops when heating, but those hot spots where the balls were attached cause accelerated corrosion.
  2. When you’re heating water, you first must heat that sediment, the sediment then heats the water. This is not efficient, and causes you to have higher energy bills.

The fix for this is to drain the water heater either yearly, or twice yearly. You simply attach a garden hose to the faucet at the bottom of the water heater (yes,it will fit) and open the faucet valve. You’ll note the water looks cloudy and smells weird, that is okay. What you are seeing and smelling is sediment filled water from the bottom of the tank. When the cloudiness and smell disappears, stop draining the tank, detach the hose, and make sure that faucet is not dribbling. It happens sometimes. If it is dribbling, have a plumber out to replace the faucet.
By doing this maintenance, you will extend the life of the water heater by years and perhaps avoid a water heater leak and the delayed cost of replacement significantly.

Wrench used to work on a water heater

Last words on water heater safety:


Do be sure your water heater has two earthquake straps holding it in place, even if you are not in earthquake country. It’s never too much to be certain.

Keeping you and your family safe is the number one goal. Now, go check your water heater!


Click here to download your Water Heater Safety Checklist.



Are you looking for property management services? Check us out, and ask any questions you need, we’ll be happy to help.

Property Management Services

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Rental Property Yard Care: Types, Responsibilities, & Best Practices

By Steve Hembree

The front yard is usually the first thing seen when evaluating a property’s curb appeal, so rental yard care, or overall yard care for that matter, is important. Over the last 30 years of property management, we are often asked questions, such as:

  1. What sort of front and rear yard should my rental property have?
  2. How much does rental yard care cost?
  3. Will the renter care for the yard, or should I hire someone to do it?

Often one can discern, or at least accurately guess at, the interior condition of a property based on the condition of the front yard. That front yard is informative in that if it is not being cared for, a good percentage of the time, neither is the interior of the house being taken care of. It’s not perfect, but it is a decent baseline.

Let’s address these questions, and while doing so let’s looks at the small picture and the big picture simultaneously.

rental yard care

What sort of yard should my rental property have?


Front yards come in many sizes, from near postage stamp sized to “OMG who’s going to mow this nightmare” sized, be it a rental property or the property where you hang your hat. Simply driving through any neighborhood, you will likely see divergent types of yards: all grass, trees and shrubs, decomposed granite yards, and sometimes even derelict, overgrown, weed infested yards. Once in a blue moon, you may even spot a front yard which resembles a playground. Near me, there is a yard which looks like an honest to goodness theme park. Not only that, but any mix of the above is certainly possible.

Suburb Homes

First Thing’s First: Yard Upkeep is Important

Straight away, never, ever, EVER let your yard become an overgrown weed infested mess whether you are a renter or a landlord. As a property owner myself, I cannot fathom how anyone can just let their yard go. That is right up there with parking on the grass, you just don’t do it. Code enforcement, if your city has it (most do), if they do their job (jury’s out on that one), they will cite you for your overgrown weed infested jungle, or aforementioned car parked on the grass.


The Property Police

Is there an HOA at the subject property? If so, be absolutely sure you are clear on their yard requirements. I have seen and heard all sorts of horror stories about folks having to remove, and/or plant certain species of grass, and/or shrubs per HOA requirements, or risk being cited. Clearly, know what they require first.

rental yard care

Rental lawn care best practices

Barring any rule or legislative prohibitions, such an HOAs, or requests to limit or to not water, like California had in place for a while, you are good to go in terms of designing your yards.
If you’re a “Buyer Keeper” sort of owner, (or a resident who takes great pride in appearances), this is where the fun starts.


The most cost-effective yard, in my opinion, is grass. Hands down. Period. An average size yard can be seeded and covered in a decent grass seed and manure for $100 or less. However, there are downsides:


  • That grass has to be cut weekly in warm months.
  • Grass has to be fertilized periodically, at least once a year.
  • Grass can use a fair amount of water, more so in warmer months.
  • Not all renters think to themselves “Golly, the yard is drying out and dying, I better increase my watering and thus cost myself a higher water bill. As a matter of fact, the opposite is true much of the time


Counterpoints to the above include:

  • Rental yard care labor. The resident can hire a gardener to mow, aerate, dethatch, etc. The downside, expense. The landlord can hire a gardener or a property management company can provide a gardener at the property owner’s expense. This would be written into the management agreement.


The upside to providing lawn service is that the landlord has just been granted another set of eyes with which to monitor the property.
I’ll be perfectly honest here, as a property owner, I am, at times, less than motivated to mow my own yard. That directly affects my curb appeal, and in a way, my property value. I have a vested interest, and there are a good many weeks I say to myself, “Yard, you’re on your own”.

  • Fertilizing a yard is no big deal, remembering to fertilize is the challenge. Cow manure works great, it is cheap, but it smells bad for a couple of days. So long as you water the yard thoroughly after applying cow poop, the grass will not usually burn. I highly recommend steer manure.


  • Each blade of grass belongs to its own little grass plant. As long as each plant gets the right amount of water and nourishment, it generally stays green. It’s not rocket science. However, water costs money to somebody, and most home renters also pay their own water bill. It can be a challenge at times to get a renter to think the same way an owner would. Renters have no issue cutting the watering down when it rains; however, when temperatures rise, it can be hard to get renters to up the water. Install an automatic sprinkler timer, and encourage your renter to use common sense in watering. It is their part of rental yard care.
Mowing the grass

Other yard types

The urban jungle

When I lived in Claremont, California, there was this little old lady who spent hours in the front yard every morning working on her yard. Trimming, pruning, planting. Sadly, it did not look all that great, but she enjoyed doing it, and that’s all fine. However, a renter will never do this. They have jobs, and the odds of finding a renter who will take the same care of your jungle is slim to none. And it really is not all that attractive, in a curb appeal sort of way most of the time.


rental yard care


Decomposed Granite for your yard

Decomposed granite yards were a growing segment during the drought conditions in California not long ago, and for good reason: They require little maintenance, and they require little water. Pretty great, huh? However, decomposed granite is not cheap. A 500-square foot front yard can set you back nearly $850 according to this calculator. By the way, that does not include any extras, such as plants and water systems for any plants. Not only that, but decomposed granite is NOT forever. Periodically you have to add more, because it, well, decomposes.


rental yard care


Astro Turf Front Yards


rental yard care


Just don’t.

Grass really is best when it comes to rental yard care


The cost of grass is low. It warms and colors any yard wonderfully, adding a natural warm element to nearly any elevation. And I know I’ll catch some flak for this, but it IS environmentally responsible. WHA?!?!? Stick with me here.


In California, we just went through this whole drought business where watering one’s yard was discouraged. In fact, water agencies and the state spent millions of dollars on campaigns extolling the public to cut back watering. Just before that, the state was offering up rebates between $1 a square foot and $4 a square foot depending on the region to convert yard to low or no water yards. As soon as the drought was in full swing those offered conversion funds suddenly evaporated. Ironic, no?


Some of the side effects of this “lower your water use” campaigns included people completely shutting off their yard water, killing their yards. This spawned some short lived entrepreneurial enterprises that offered to paint people’s dead yards green. It also spawned an explosion of insect proliferation, mostly spiders. Not watering means not mowing, which means not killing off lawn borne insect populations.


Another irony is that the folks posting the theories of global warming are largely the same crowd who somewhat shamed the folks who grew lawns in their yards. The irony is that those lawns actually absorb low hanging CO2, carbon dioxide. CO2 is heavier than air. The ground is the lowest you can go, grass grows there, and growing grass is actually a method of sequestering (storing) CO2 gasses into growing solid matter carbon.


Grass can also be composted, recycled in a way. For rental yard care, grass really is the way to go!


Related Articles:

DIY Home Repairs vs Using Property Management Vendors

Property Management Companies – Why Use One?

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Renting a Home From A Private Owner VS Property Management Company

By Ron Sudman


Should you rent from a private owner or a property management company?


The answer really boils down to your preference. There are pros and cons to both sides of the coin. In this article, I will share with you the good, the bad, and the ugly that I have witnessed in the last three years as a leasing agent. So, let’s dive in!

renting a home



Definition of Landlord

  1. a person or organization that owns and leases apartments to others.
  2. a person who owns and leases land, buildings, etc.
  3. a person who owns or runs an inn, lodging house, etc.
  4. a landowner.



Definition of Property Management


Property management is the leasing, operation, control, and oversight of properties as used in its most broad terms. Management indicates a need to be cared for, monitored and accountability is given for its useful life and condition. This consists of servicing Owners and Residents (Tenants) of the property.



You don’t need your property management company or landlord/owner to be your friend. But you should expect maintenance issues, repairs, or other issues to be handled promptly.  Reasonable rent increases (if necessary), respect for your privacy, and other resident rights you have.  But an important factor is to have honest and clear communication.

renting a home

What are the differences between renting a home from a management company or private owner?


A property management company manages the property for the owner and is the middleman between residents and the owners. The property management company manages several different properties for several different owners. The property management company will handle the maintenance requests, rent collecting, and issues with residents. As a tenant of a property management company, you most likely will never meet or deal with the owner.



When a resident chooses to rent from a private owner/landlord, they are in turn renting from the owner of the home. Landlords/Owners can often create their own leases, and they are the ones that determine rent and security deposit amounts.  They are the ones that handle maintenance requests, handle any inspections at the property and more.

renting a home

Policies and Rules


When it comes to policies and/or rules, property management companies will have a rental lease, policies, and procedures for every property they manage. For example, regarding pets, many property management companies have breed restrictions, size, and weight limits. If your pet happens to be a restricted breed or over the size and/or weight limit, you may not be able to lease any properties managed by that property management company.



An Individual landlord tends to fly by the seat of their pants. Since they own and operate their buildings and homes, they are more willing to negotiate conditions of the lease regarding such matters as the breed and size of your pet. On the flip side, they may charge you more for a pet than a property management company would.

renting a home

Security Deposits


Often times a landlord will charge first and last month rent plus some sort of security deposit. In California, a landlord can charge up to 200% of the rent for an unfurnished home this includes a pet deposit. The security deposit is then held by the landlord personally and is refunded, hopefully, at the end of your lease agreement. It is hard for landlords to be open-minded when charging for repairs that you may or may not be responsible for. You’ve heard the old expression “the fox guarding the hen house,” well that applies here.



On the other hand, when using a property management company usually charge one month’s rent or up to 150% of the rent for a security deposit.  They will hold the security deposit in a non-interest bearing trust account. This keeps the owner from accidentally spending the money or refusing to refund the money. The management company is responsible for conducting the walk-through and making the decisions based on what the law deems is ethical to charge. Sometimes the management company is caught between a rock and a hard spot when it comes to dispersing security deposits. Trying to please the owner and the tenant both, not an easy task.

security deposit

True Story


Recently, I encountered a tenant that was renting from a private landlord. Things were going along swimmingly when suddenly, there was a 30-day notice to vacate on the door. Being the responsible tenant, this person paid the last months rent and began the process of looking for a new home. Days before the tenant moved out she came home to find a notice on the front door from the bank…the landlord had not been paying the mortgage and was losing the house. Come to find out the landlord had also filed Bankruptcy making it next to impossible for the tenant to get any of her security deposit back. The deposit was long gone, right along with the house she had been living in.

renting a home

Inspections and Maintenance

A professional property management company will adhere to their policies and procedures pertaining to items such as conducting move-in inspections and rekeying of locks with every new tenant.  They are less emotionally involved than an individual landlord/owner. An individual landlord may be more responsive to your needs.  But keep in mind, this individual attention may sometimes be more bothersome.



Maintenance and/or requests for repairs can also be attended to differently. Many property management companies have a maintenance department that has specialized repairmen for each situation.  With this, repairs and/or maintenance issues may be handled quickly and smoothly. Most property management companies will make sure the vendors they use are licensed, bonded and insured.


Individual landlords/owners do not usually have repairmen on standby. Instead, they make small repairs themselves and contract the larger problems out to other vendors. Since landlords/owners often have their own jobs, you may have to wait longer for repairs. Additionally, landlords may go the “cheapest” route instead of the “best” route for repair to save money.

renting a home

Beauty is in the Eye of The Beholder


When it comes to making a property rent-ready for you and your family, landlords and property management companies alike land all over the map on this issue. Some management companies leave it up to the landlord to say what repairs will be done or not to the property and will rent the property in any condition. And then you walk into the property and think to yourself “Are they serious? Would they move their families into a property like this? How much rent did they want for this property?”


Landlords often think that it’s just a “rental” property, the tenant is going to mistreat the property, why would I put money into something they will destroy. They often miss the point; their property will be a “home” to a family. Landlords don’t take just 5 minutes and look at the home from the “eye of a tenant.” See that this family would like clean carpet in good condition, not dirty carpet with holes in it. Clean toilets, counters, doors that close and lock, a safe home for their children to play in.

renting a home

Fair Housing Guidelines


Individual landlords and property managers, alike, must follow and abide by the landlord and tenant laws in your state as well as Fair Housing rules & regulations. Landlords tend to think that they don’t have to follow the same Fair Housing Laws as property managers because they only have one property. However, Fair Housing Rules and Regulations apply to property managers and Landlords.

renting a home

How to Choose?


It’s not always black and white when deciding between renting with a property management company or landlord. Often times it boils down to qualifying for the home. Property management companies can be stricter than individual owners. They tend to look at credit scores, payment history, employment history, etc. And while it’s true, that landlords sometimes run the same checks and balances they might more willing to overlook things that a property management company wouldn’t.


However, property management companies, like Management One follow policies and procedures as laid out in the rental agreement. They won’t show up unannounced at all hours of the day just because they want to. They will get repairs done timely, usually, using licensed, bonded and insured vendors.


When deciding between two homes, one managed by a property management company and one by a landlord, ask them both these questions:


  1. What is your pet policy?
  2. What happens to my security deposit?
  3. How do you handle maintenance issues?
  4. What is your policy for inspecting the home?
  5. What is your Fair Housing training?
  6. What is your qualification process?


Based on the answers to these questions, you and your family can make the best decision for your needs.


Management One believes in making every house a home. We believe that properties should be in good condition, in a condition that we would live in with our family. We have a dedicated team of vendors that complete repairs quickly. We attend Fair Housing seminars annually. If you are looking for a home to rent, visit to find your next home.

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Reasons for Rent Increases: Why the Rent Goes Up

By Conrad Noah


Year after year, many of us have noticed that the cost of living is increasing. Some of our most basic, but substantial expenses include food, gas, and most importantly, housing.


Unfortunately, we feel like we really don’t have any control over these rising costs, and for most of us, it seems even harder to understand why these expenses are going up at all. It is easy to think that the only reason is that everyone wants to make more money. However, when it comes to the rent increases, there are some real factors which determine whether the landlord can increase the rent, leave it the same or even reduce the amount charged.


This article aims to explain these factors, and in doing so, hopes to give you a better understanding of why. If you understand the why, you might be able to forecast what you may be able to negotiate for the next year with your landlord.

rent increases

What Factors Affect Rent Increases?

To really understand what would give a landlord the idea that they can raise the rent, we must look at the current market of available properties. There is a lot we can learn just by looking and becoming familiar with the current market.


Believe me when I say that when your lease is coming up on its anniversary, the landlord is looking at available properties, just like you might be if you are thinking of moving.

rent increases

Comparable Rental Values

Contrary to your belief though, the Landlord isn’t always looking to raise the rent. Another point of view is that they just want to make sure they are getting the most out of their investment by charging the fair market rent.


This means that if they see other similar properties renting for more, then they may feel they are not charging enough rent. If comparable properties are renting at a higher rate, then this suggests that the landlord is losing money by keeping the rent at the same rate for another year.

rent increases

Supply and Demand

Another factor that drives rent rates up is whether there are a lot of properties available. This is referred to as the “supply” within the market. The supply within the rental market can be further categorized by the type of properties available. This includes apartments, condos, townhomes, mobile homes and single-family homes.


When a renter is looking for a place to rent, they are trying to meet their current needs. These needs are constantly changing based on their age, their family status, their income, as well as other variables.


For example, younger people usually start out in an apartment. If they get married, they may move into a townhouse. And once they start a family, they may be looking to rent a single-family house.


Whichever the scenario, everyone tends to be in a different situation in life. However, when groups of people share similar situations, they can start a trend based on the size of that group. This is usually referred to as the “demand” within the market.

rental increases

Supply and demand tend to affect each other as opposing forces in the marketplace. For example, in each area, there may be a group of young adults between the age of 25-30 living in apartments, then suddenly a majority of them decide to get married, and they are all thinking about starting families soon. They may decide they want to move into single family houses to prepare for their future children. If they cannot qualify to buy a home, they will probably rent. Since this is a big segment of renters in the area, who share similar situations and outlooks, they could easily set a trend in that market which causes a large vacancy of apartments and low vacancy of single family homes.


Regarding “supply,” this means there would be more available apartments and less available single-family homes.


Regarding “demand,” most of them want a single-family home and they do not want to live in an apartment anymore.  Since more apartments are available and it seems that the majority is in the market for a single-family home, then the cost of apartments will have to come down to attract renters and fill the vacancies and on the flip-side, single family homes will go up in rent because everyone wants them which will cause less to be available as they are rented, so that renters will have to bid against each other.

rental increases

How Landlord Expenses and Upkeep Costs Affect Rent Values


As a renter, it can be difficult to empathize with a Landlord when they are asking to raise the rent. It can easily appear like the Landlord is getting to keep all the hard-earned money that a renter pays them, month after month, so why would they need more, right?


The fact is that regardless of how much the rent is, there are always expenses that a landlord needs to cover, and for some landlords, this can mean more of a break even or sometimes a loss, more than any profit being made by renting out the property.


Some of the expenses include:

  • Mortgage (if the owner has owned the property less than 15 years)
  • Annual property taxes (which are often more than on their personal residence because it is the second property)
  • Property insurance
  • Ongoing maintenance


Other expenses can include:

  • Special assessments
  • Mello Roos
  • HOA dues
  • Home warranty coverage


Unless the property is completely paid off, if there is any profit from the rent that is paid, it is usually only a few hundred dollars, and a wise landlord will set this aside for future repairs or unforeseen expenses.


Related Article: How to Determine Rental Increase Rates for Lease Renewals

rent increases

Is the Landlord Getting Rich on the Rent?


Understand that holding a rental property will take years for a landlord to eventually pay off the mortgage. It is generally understood that, for the most part, the real estate market is believed to move in cycles of 7 years. There are stretches of good years and there are stretches of bad years. Regardless of the rent being charged, the landlord must cover the ongoing expenses.


In the years that the rent is not enough to cover the expenses, the landlord will have to cover the difference and will take a loss. When the market turns around and rent rates increase, the landlord will be able to cover his expenses, however before he/she can consider any additional net value as a profit, he/she will have to pay themselves back for the years that they covered the expenses at a loss.

rent increases

Why Do Landlords Invest in a Rental Property?

The real investment idea behind owning a rental property is that as the real estate market improves, the property value is appreciating and eventually the property will be paid off. This is a long-term investment strategy and by no means is the landlord getting rich overnight; however, for this to work for them, they need to watch their bottom line.

The Bottom Line


If the current rental market allows the landlord to increase the rent, without the risk of losing a renter, then they will. They don’t want to experience a vacancy, but chances are that if they only increase the rent by $25-$50, and they stay slightly under the market rate, the renter won’t move.


With that scenario, even if the renter moves, due to other circumstances, generally the landlord will be able to raise the rent to the market rate, which could be as high as $100-$200 more than what they had been charging (depending how long the last renter had been in the home with minimal increases) and will still get another renter rather quickly due to the “demand” in a rising market.


However, keep in mind the landlord will have to completely rehab the property to make it rent ready for another renter. This can include cleaning, paint, and new carpet depending on the move-out condition and how long the last renter had been living in the property. So once again, the increase may be what the landlord needs to cover that expense.


I hope you have found this article to be helpful in understanding why the rent may increase and what may be the reason why. If you have any questions as to our policies please feel free to contact us. Or if you would like to let us know your thoughts or experiences on this topic, please feel free to comment below.

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Best Garage Door Companies in Riverside CA (Reviews/Ratings)

By Michael Varrati


It’s Monday morning, and you had a great long weekend off work.  You hit your snooze button too many times, and you realize you are going to be late to work.  You dash through your morning routine and grab your keys and your cell phone.  You jump in your car and hit the garage remote to open the garage door.  Suddenly you hear a loud noise, and you look in your review mirror and realize your garage door didn’t open.

Your Monday morning isn’t getting any better.  You are in a panic and call your boss to tell them you are going to be late for work because you can’t get your car out.  No need to worry, after servicing Riverside, California for over 30 years, we have the best garage door companies to recommend.

We know that it’s hard to choose the right garage door company, especially knowing you have to call your boss and let them know that you are going to be late due not getting your car out of the garage.

Let us take that frustration from you and send one of our vendors out, and you will not need to worry about the job getting done right.

garage door companies

Research, Reviews, Ratings


As a property management company or a homeowner, it is imperative to research out a contractor before having them perform work at your home. It is important to make sure any contractor doing work at your home is licensed, bonded and insured. Did you know that if a contractor is injured at your home, you could be held liable?  That’s a whole other can of worms to talk about at a later date.

With access to the world wide web, you can research out garage door companies without much effort.  A simple search of  YELP Reviews, Google ReviewsBBBAngie’s List for garage door companies in Riverside, California will provide you instant results.  It pays to read the reviews and make sure you are getting the best customer service and pricing out there.

garage door companies

Below is a List of our Top Picks for Garage Door Companies in Riverside, CA

Pro Door

Pro Door is a family owned business, comprised of a husband and wife team. Mike and Ann have been servicing our company for over 11 years. This duo has been in business for 20+ years and serviced over 10,000 homes, apartment complexes and commercial properties. Their customer service is impeccable. Our tenants rave about their timeliness, follow-up, and their pricing. While you won’t find a website for them, they are someone you should call if you need your Garage Door repaired or replaced. They are a diamond in the rough.  You can call Pro Door anytime, and they will get the job done for you.  Pro Door does not advertise; they get all their work from referrals from other jobs they do.

garage door companies

Garage Doors of the 90’s

Garage Door of the 90’s is another great family owned business. David and Selina opened their doors 25 years ago servicing the Riverside and the surrounding areas. Garage Door of the 90’s takes pride in providing top-notch customer service. They are always on time to the job, give excellent customer service, and their pricing is great. They set the standard high, and their timely service is like no other.  Garage Door of the 90’s just celebrated two years as a preferred vendor for Management One.

garage door companies

Douglass Garage Door Service


Douglass Garage Door Service,, services Corona, Riverside, Eastvale, and Norco. They service all types of garage doors from Amarr™ garage doors, LiftMaster™, Marantec™, garage door openers and most major brands available. They are available 24/7a and are always ready to service your garage door needs.

garage door companies

Timely Service


You just took a half a day off work to make this appointment, only to find out the contractor is running late or didn’t show up at all. Whether you are a property manager, homeowner, or tenant, timely service is key to top-notch customer service. Both vendors are at the top of the field.  With their timely response and taking care of their clients, I wouldn’t contact another company.  These companies have over 50+ years between them.

garage door companies

What Makes a Preferred Vendor


Our contractors are an extension of our team. They are our eyes and ears in the field every day. They are entering homes with families in them, and we need to trust that they will treat everyone with respect. In addition, they must provide on time service, competitive pricing and be licensed, bonded and insured. We take the time to verify every contractor, put them through a probationary period, follow-up on every service call, and more.


We conduct surveys on every work order that is issued from our office. We want to make sure that all work is completed and done correctly. The surveys are monitored by management and corporate to make sure all concerns are addressed. We take vendors and maintenance very seriously.

Our repairs costs include labor and parts in the onset price list for our vendors. This helps you, as an owner, know you are getting a fair price, and you won’t get ripped off.  We review our price list yearly to keep it competitive with the market.  We take a test “subject” house and have contractors provide estimates, this helps us determine fair pricing. We also check prices at Home Depot, Lowes, and Garage Door distribution companies. We make sure we are fully educated to ensure we are making are protecting your pocketbook.


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How to Find An Honest Contractor: Tips for Choosing the Best

DIY Home Repairs vs Using Property Management Vendors

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