Property Management
is our only business!

Frequently Asked Questions

of the Property Management Experts Website!

For more information about Stockton Property Management, please visit our educational blog.

Q: Why should I choose Property Management Experts?
A: PME has a reputation for providing “outstanding” service. We have been in the business of professional property management and leasing since 1978 and we have the experience & “know-how” to make your real estate investment a success. When you hire us, you can expect the very best management solutions, we will make every effort to earn your trust. There is no better choice for your investment and peace of mind. From our corporate office in Stockton and our branch offices we serve the following areas: Elk Grove/Galt, Sacramento/Fair Oaks, Lodi, Modesto, Tracy, Manteca & Lathrop. Property management is our only business. Our success lies in offering you the reliable, efficient property management service that you deserve. Our experience gives us expertise in: local rent structures, lease agreements, maintenance needs, insurance requirements and landlord/tenant law.

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Q: What characteristic sets our company apart from other property management companies?
A: Our Stockton office is open Monday- Sunday from 9:00am-5:00pm 7 days a week, and we show vacant properties every single day.

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Q: Why should I hire a professional property management company to manage my rental property?
A: If you lack the time or expertise needed for day-to-day management of your commercial or residential real estate investments, an expert property manager can help you make a big difference in your investment success.

A property management company can help you:

  • Market your rental property to minimize vacancies and maximize income (link: Property managers make their livings because they know the rental market, what comparable properties are renting for, and what potential renters are willing to pay for a rental property.
  • They have the marketing know-how to reach potential renters and they have the experience and resources to weed out poor credit risks
  • Fill vacancies with the best possible tenants;
  • Maintain and keep your rental property in good condition (link: Property managers handle and coordinate routine repairs as well as emergency repairs. They have the experience to avoid unnecessary repairs to save you money);
  • Track income and expenses to determine profitability;
  • Negotiate rental agreements;
  • Collect rent and track tenant deposits;
  • Comply with federal, state and local laws; and
  • Respond to tenant requests and deal with tenant’s problems

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Q: Are you the least expensive company in town?
A: It seems there is a new property management company starting out every day, trying to beat everyone else's prices. Our management fees are very competitive and we certainly are not the most expensive. On the other hand, we charge a fair fee for a tremendous service. For example, we believe that resident selection is very high on the list of priorities. A poor resident can cost you thousands of dollars. We are experienced and committed to finding the best resident for you at a competitive rent. When ALL expenses are considered, we are generally less expensive than most companies.

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Q: How do we market your property?
A: We have a major presence on the web with our primary website at www.pmerents.com where we post up to 10 attractive photos of your property, information & directions. Our Web Development department daily takes care of online development and site management to ensure our clients that their property is getting the optimal exposure available online. We also have rental listings available in our office during business hours Mon-Sun 9:00-5:00pm and outside in our exterior box 24 hours a day. Scheduled showings of vacancies are performed seven days a week (selected offices) by professional leasing agents. In addition to newspaper advertising, we also post professional sized rental signs at the property to attract prospective tenants. Located on the sign is an extension number assigned to your property where the prospective tenant can call to get specific information on your property.

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Q: How can I know what my home will rent for?
A: We do a detailed analysis of the rental market, factoring in the condition, location, and amenities of your property along with the current rental market.

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Q: Why is good credit history so important to PME?
A: Over the years, we have found that residents with good credit history are generally more reliable than those who do not have good credit. A reliable resident will usually take better care of a property (in addition to paying rent on time). When we have good residents who pay rent on time and take proper care of  the property, your investment is protected.

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Q: What happens when a tenant is in breach of the lease contract?
A: Once a violation has occurred, we will post legal notice to the tenant with an opportunity to cure the violation. If the violation is not cured, it will be forwarded to our attorney for eviction filings.

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Q: Who holds the Security Deposit(s)?
A: Property Management Experts maintains all security deposits in an escrow account and is the fiduciary under CA General Statutes. Please refer to our Management Agreement for more complete details.

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Q: When does an owner get his/her check?
A: We make every effort to insure your funds are received no later than the 15th of the current month. Direct deposit of any owner's monthly check is available at no extra charge. In addition, we include an itemized accounting statement.

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Q: Will I know what is going on with my property?
A: 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 residents notice to move.

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Q: How often are inspections done at my property?
A: Before a new resident moves into your property, we will complete a detailed move-in checklist with the resident, which provides written documentation as to the condition of your property. Thereafter, each year we send a written notice to our property owners to recommend a safety and maintenance inspection. If approved by the owner, a certified home inspector is scheduled to inspect the property. During this inspection, the inspector will make sure the smoke alarms work, test for plumbing leaks, check the caulk and grout in the bathrooms, examine the exterior painting, and complete an inspection report. The report and color pictures will be mailed to you as they are completed. The inspector charges our owners $100.00 for each inspection report.

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Q: How do you handle maintenance requests?
A: Residents may phone, fax, or mail their requests to us, and they can request maintenance online at our website. After we receive a repair request, we may contact the resident and ask them questions, which will help us determine the exact nature of the problem before sending a service technician. If the resident has a legitimate problem, we will schedule the repair. Most repairs are scheduled within one business day. Comfort items such as air conditioning, no hot water or heat, receive the highest priority and are usually attended to the same or next business day.

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Q: Do you handle problems late at night and during weekends?
A: Yes. Residents can contact us 24 hours a day and 7 days a week to respond to emergencies. We will then talk with the resident to determine how to proceed. Many times we can solve the problem over the phone, saving you the cost of an emergency trip charge.

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Q: Can you pay my monthly property bills for me?
A: Yes. We can pay your Mortgage, Insurance, Homeowners fees, etc. There must be sufficient cash flow from the property to cover such expenses and we will ask you to advance us the necessary funds for this purpose

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Q: Can you start managing my properties today?
A: Yes. We can start the process immediately. To set up a no-obligation consultation to discuss your property in detail, please Contact Us.

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Q: What is your application process?
A: You must submit a rental application and answer all questions on the form. All adults living in the rental unit over the age of 18 must complete an application and meet qualification requirements.  You must pay the $30 (for an individual), nonrefundable application fee. An additional $30 application fee will be charged for each co-tenant over 18 years of age. We will determine whether, from your responses to the application questions, you qualify for the unit you are applying for. If you do not, we will reject your application. If you do, we will check your credit report, criminal history, and employment and rental references to confirm that they meet our rental criteria. If you meet our criteria, we will approve your application. This process takes 24 to 48 hours.  We process only one application at a time for any of our rental units. If you are interested in renting a property that has an application pending on it, we can accept back-up applications. You will not be asked to pay an application fee if you submit a back-up application. If the first application is rejected, we will call the person(s) who submitted the first back-up and give them an opportunity to apply and at that time collect the fee.

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Q: What type of criteria do we require for an approved application?
A: Your combined monthly income should be at least two and a half times the monthly rent and must be verifiable.  You must have satisfactory rental references from at least two prior landlords or for at least the last two years. If you have ever been evicted or sued for any lease violation, we may reject your application. Your credit record must currently be satisfactory. If your credit history shows any unpaid debts, we may reject your application.

If you do not meet one or more of the above criteria, you may be able to qualify for the rental unit if you can get a third party to guarantee your lease. If you have ever been convicted of a felony, we may reject your application. If you have been convicted of a misdemeanor involving dishonesty or violence within the past five years, we may reject your application.

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Q: What does the $30.00 application fee cover, and why is it nonrefundable?
A: Our application fee covers our costs to screen you as a Tenant. This includes not only the application report fee, but also the time our staff must take to collect and verify the information on your application and make a decision on your application. Therefore, the $30.00 fee is nonrefundable because we incur the costs of processing your application regardless of whether your application is approved or declined.

PLEASE BRING A PICTURE ID, SOCIAL SECURITY CARD AND PROOF OF INCOME WHEN TURNING IN AN APPLICATION.

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Q: What is a Guarantor?
A: A Guarantor, or cosigner, is a person who guarantees your performance of the covenants in the Lease, such as paying rent. If you are in default under the Lease, you and your Guarantor will be held financially responsible. The guarantor must pass the same application and screening process that you must pass, except that we will deduct the guarantor’s own housing costs before applying his or her income to our income standard. A guarantor must make a minimum of four times the rent to qualify. The fee for an individual guarantor (co-signor) is $30.00.

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Q: How do I get utilities put in my name?
A: To put utilities in your name, we recommend that you contact the appropriate utility companies at least one week before you move into your apartment. For more information, please see our resource Information page. You will need to provide a copy of your new lease to the utility company as proof of residency.

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Q: Where do I send first month's rent?
A: First month's rent, (in the form of a money order, certified check, or cashier's check) should be given along with signing your Lease and security deposit to the A.E. at time of move-in.

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Q: When is rent due?
A: Your rent is due in advance, on the first day of each calendar month. If your rent is not received by the 5th of each month, you will receive late fee.

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Q: How can I avoid paying late fees?
A: You can make automatic payments from your checking or savings account that will deduct your monthly rental amount on the 1st or 5th of the month. Please fill out the form http://www.pmerents.com/residents/default.htm  at least two weeks before the beginning for the month in which you’d like to start ACH.

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Q: What should I do if I will be late in paying my rent?
A: You should inform your Account Executive of the date which you expect to pay your rent. Upon doing so, you must include the late fee.

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Q: How do I submit a work order?
A: Our highly trained maintenance team is located in house. They are open Monday- Friday from 9:00am-5:00pm. You can come to our office to fill out a request form for maintenance, or you may reach them at (209) 644-2000 to request a non emergency work order,  also use our work order request function located on our website http://www.pmerents.com/residents/repair-request-form.htm  or you can email your requests to repairs2@pmerepairs.com  If you have an emergency, please call our 24 emergency number they provided upon your move-in. Please do not call the Account Executive for non-emergency maintenance requests. If a reasonable time has passed and your maintenance request is still unresolved, please feel free to contact your Account Executive.

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Q: What maintenance is the tenant responsible to pay?
A: The tenant is responsible to pay for tenant caused damage during their tenancy. Some of these types of items are: light bulbs, smoke detector batteries and broken windows. If a call to the maintenance department is made for this type of repair, the tenant will end up being “billed back” for the materials and labor charges.

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Q: My sink/ toilet is clogged, do I have to pay for it to be cleared by the plumber?
A: At the time of the work order request it is unknown what the reason for the plumbing back ups are. Once a plumber is dispatched and has cleared the line there are several indicators as to what the cause is. The tenant would not be responsible for the things beyond their control such as a damaged sewer line or a clogged line due to tree roots. The tenant would be responsible for the plumbing charges if inappropriate items were put down the drain or flushed in the toilet, such as potato peelings, or accidentally dropped children’s toys.

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Q: I called in a repair but Property Maintenance Experts said they can’t do it, why?
A:  Property Management Experts (PME), Property Maintenance Experts (PME) is only an agent for the owner and can not spend the owner’s money without their permission.  PME does not always have the owner’s permission to send out a technician.  A repair would not be authorized for several reasons; such as the owner performs maintenance himself, we have to contact a home warranty company or the owner has their own handyman.  We try hard to satisfy all tenants’ requests but ultimately must follow the owner’s instructions.  At the time of the repair request, you should be notified if there is any kind of possible impediment to complete your repair request.

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Q: Why was I charged for a missed appointment?
A: When an appointment is made with you for a technician to come out and make a repair, you are given a time window for the expected arrival.  If you are not able to be there then you must have somebody there over the age of eighteen years old to allow the technician in to make the scheduled repair.  If for any reason you have to leave or forget about the appointment and the technician comes and you or another adult is not there you will be charged for a missed service call.  If you know in advance that you are unable to make a scheduled appointment a call or email to the maintenance department at PME twenty-four hours in advance will prevent you from getting charged for the missed appointment.

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Q: Is renter's insurance required under my Lease?
A: Our building insurance does not cover, and we cannot be responsible for: A) damage to any of your personal property in your rental unit regardless of the cause, or B) any injuries occurring in your rental unit to you or your guests which are caused by your negligence. For this reason, you are encouraged to purchase a renter's (personal property and general liability) insurance policy, and we also ask that you provide us with a copy of the policy and add PME as additionally insured. The monthly cost is extremely low and we highly recommend you purchase renters insurance.

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Q: How do I renew my Lease?
A: Upon expiration of your one year lease agreement, your lease automatically becomes a month to month lease and unless you specifically request a new one year lease from your Account Executive.

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Q: How do I remove a roommate from the lease?
A: To remove someone from your Lease, you will need to have said tenant write a formal 30 day notice stating his or her desire to waive all right and liability to the apartment. This can only be done after the lease has expired. Please see your Account Executive for details. We will then need to re-evaluate your financial situation to see if you still qualify to rent the home.

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Q: How do I get out of my Lease before its natural expiration date?
A: In most cases, we do not allow tenants to breach their lease contract. However, if you are approved to do so, you will be required to show your unit until it is rented as well as cover the rent, pay for the new tenant fee and advertising fee’s until the new tenant begins paying rent.

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Q: Can I use my security deposit for last month's rent?
A: No. Your security deposit cannot be used has last month's rent.

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Q: When will I get my security deposit back after I move out?
A: Under the California Landlord Tenant Law, you are entitled to the return of your security deposit to you within 21 days from the date PME receives the keys.

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Q: Can a separate security deposit check be made payable to each roommate at the end of the Lease?
A: No. A single security deposit check will be made payable to all persons who signed the Lease for your rental unit, regardless of who provided the security deposit.

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Q: Where will my security deposit be sent after I move out?
A: At the end of your Lease, you must provide a forwarding address for your security deposit to be sent; otherwise, your security deposit will be sent to your last known address and forwarded by the U.S. Postal Service if you have filed a forwarding address with the Postal Service. If no forwarding address has been given, the Postal Service will return your security deposit to us, where we will hold it until you provide a forwarding address.

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