Need Help Leasing?
What We Offer:
The Advani Real Estate Group is your #1 Property Management company in San Diego County. With our vast knowledge and expertise in the real estate arena we are able to provide a comprehensive array of services for an investor with a single unit all the way up to an apartment complex or retail center with hundreds of units. Some of our services include:
- Tenant screening and reference verification
- Negotiating the best possible lease terms
- Managing the tenants and tenants’ expectations
- Collecting the rents and deposits
- Keeping accurate and up-to-date records and bookkeeping
- Maintaining the property
- Inspecting the property at move-in and move-out
- Handle partial, late, or non-paying tenants
- Direct Deposit into your bank account on the first of the month
- Handling the eviction process, if necessary *
- Payment of rent regardless of whether the tenant pays or not **
- Company is managed by a licensed Real Estate Broker and Attorney
- Collections
- No markup on maintenance or repairs
- Minor repairs and maintenance performed at no cost
- No hidden fees or costs!
Our Fees:
Full Service Property Management ………………………………………………….……..…… 4%
(cannot be separated from tenant acquisition and placement)
Tenant Acquisition/Screening ………………………………………….……………………….… 6%
Credit Check Fee/Application Processing ………………………………………..…….. $30.00
(paid for by prospective Tenant)
If you have acquired the property through our prestigious real estate sales division, your management fee will be reduced by 2%.
All fees are based on the rental rate over the entire lease term and will be deducted from the initial month(s) rent. Any lease extensions, month-to-month or otherwise shall be handled in the same manner.
Aggressive Tenant Placement and Marketing (One of the most important aspects of leasing out your home or condo is reducing the overall vacancy factor. While some vacancy is normal for cleaning between tenants, preparing the property for lease, etc., the Advani Real Estate Group prides itself on having one of the lowest vacancy rates in the industry. We attribute our continued success to the amount of marketing we do on each rental property. Our clients frequently comment that we market properties more aggressively for lease than there past real estate agents did to sell their home, and it’s the truth!
Here is a snapshot of what we will do for you:
Luxury Rentals
There are few residential brokerages in the US that are adept at leasing luxury properties. The Advani Real Estate group takes considerable pride in having on of the largest pools of luxury homes and condos within our database. Since, these properties require far more exposure to attract high-end tenants, we increase the marketing exposure for these properties. Moreover, we maintain a confidential list of local business owners, entrepreneurs, professional athletes and celebrities that have leased from us in the past. Your property will be exposed to some of the most influential people residing in San Diego.
Here is a snapshot of what we do for Luxury rentals (those that exceed a monthly rental rate of $3,500 per month):
E-mail Marketing
We will distribute 1,000’s of e-mail flyers to our client database which consists of some of the wealthiest people in San Diego and around the globe. The professionally designed flyer will be distributed to high end real estate agents in Orange County and Los Angeles.
High End Web Based Marketing
Print Marketing
Professionally styled brochures will be created and placed in the property as well as distributed to potential tenants.
Photography
HDR Photography taken by a high-end photographer with 12 to 20 images, digitally rendered, with cloudy day editing.
Private Showings
If your property is occupied either with a current tenant or yourself, each and every prospective tenant will be toured through the property and it’s amenities with one of our highly trained staff. If your property is vacant, a lockbox will be used in only the rarest of circumstances and, if used, a follow up with the showing agent will be immediate along with tracking of each agent that utilizes the lockbox.
- Tenant screening and reference verification
- Negotiating the best possible lease terms
- Managing the tenants and tenants’ expectations
Collecting the rents and deposits (Security Deposit)
Under California Law, a landlord may not retain as a security deposit greater than 2 months rent for an unfurnished unit and 3 months of rent for a furnished unit.
Unfurnished Unit = 1x Months Rent
Hardwood Floors = 1.2x Months Rent
Rent > $3,000 per month = 1.1x Months Rent
Furnished Unit = 2x Months Rent
Example: If a home has a monthly rental rate of $3,500 per month and does have hardwood floors and comes fully furnished, the deposit is 2.3x 1 Months Rent or $8,050.
Pet Deposit
Although not all buildings and or units will allow pets, many do and may have restrictions based on their type, size, and weight. Assuming that the place you are renting is pet friendly, the schedule below will allow you to figure out the Pet Deposit for your unit:
Dog (small breed less than 20 pounds, i.e. – Chihuahua, Yorkshire Terrier, etc.) = $300 per dog
Dog (large breed greater than 20 pounds, i.e. – Doberman Pincher, Golden Retriever, etc.) = $500 per dog
Cat (all sizes) = $300 per cat
Fish Tank (under 50 gallons) = no additional deposit
Fish Tank (greater or equal to 50 gallons) = $500)
Keeping accurate and up-to-date records and bookkeeping (Records)
One of the most important aspects of property management is the maintaining of all records relating to your property. Our proprietary process includes keeping each and every document for your property, such as the lease agreement, applications and credit reports for your tenant, and any other prospective tenants, copies of deposit and rent checks, maintenance invoices, requests for maintenance, etc.
All records are kept on our secured servers which are password encrypted and meet or exceed California Department of Real Estate standards for record keeping. Moreover, we implore a back-up process on a quarterly basis, that protects against server malfunction, accidental deletion/modification, or intentional destruction of property or equipment.
How to obtain a copy of your trust account ledger?
Trust account ledgers are available at any time with a request. All Ledger information will be provided within 72 hours of said request. Please include whether you would like to see Y-T-D statements or I-T-D (inception to date).
You can click on the following link to request your statement today: Trust Account Ledger (Pulls up email with wording: Advani Real Estate Group:
RE: Address and Unit # ______________
Please send me a trust account ledger for the above referenced unit.
Sincerely,
Valued Client
Note: We do not provide monthly statements unless specifically requested on a monthly basis.
- Maintaining the property
- Inspecting the property at move-in and move-out
- Handle partial, late, or non-paying tenants
- Direct Deposit into your bank account on the first of the month
Handling the eviction process, if necessary (Eviction)
As of January 1st, 2010, we have not had a single defaulted tenant that required eviction in our prestigious property management division. Since our pre-screening process is diligent and we require at least a credit report providing for all 3 credit bureau information, we find very good tenants for your property.
In the event, that a tenant does not respond to a 3 day notice to pay rent or quit, an unlawful detainer action must be filed to remove the tenant from the property. Since, we have a minimum of one months’ rent as a security deposit, we must act quickly so as not to incur any financial losses. While we cannot represent you in court, we will provide your attorney with the necessary paperwork, payment history, and a properly filed ‘3 day Notice to Pay Rent or Quit’. Having an licensed attorney as the broker for the property management division gives us a distinct advantage over other firms that don’t understand the process very well. We are the only property management company that can say we are knowledgeable in Unlawful Detainer lawsuits, while at the same time, we have never been involved in one.
- Payment of rent regardless of whether the tenant pays or not2 (
Guaranteed Timely Rental Program
One of the best features of our property management program is our guaranteed rental payment program. We at the Advani Real Estate Group understand the importance of receiving timely rental payments month after month, and year after year. By direct depositing the rental payment directly from your trust account, effectively we are able to provide a rental payment before the tenant has even made the payment. Typically, unless modified in the lease, rent is due on the first, but late after the fifth. By assuring the timely rental payment, you are able to count on the rent being available into your bank account by the 3rd of the month, even if the tenant has not paid by the fifth.
How it works: Each tenant is required to place a security deposit that is equal to or greater than one months rent. (See Security and Pet Deposit) for more information on deposits). Since rent is paid out between the 1st and the 3rd of each month, and the tenants rent payment may still be being processed by Advani or the bank, the rent is paid from the balance in the trust account. In the unlikely event that repairs or maintenance is required in that time period, the Advani Real Estate Group makes those payments on behalf of the owner and is subsequently re-imbursed by the tenant when the rent is posted to your account. If the tenant were to cease making all rental payments, the guaranteed rental already received by you would be the retention of the tenant’s security deposit under a breach of the rental agreement.
- Company is managed by a licensed Real Estate Broker and Attorney
- Collections
- No markup on maintenance or repairs
- Minor repairs and maintenance performed at no cost
- No hidden fees or costs!
Interested in Learning More?
