For house owners
Property management for your single-family home
A house is a rental business and a home you still own.
If you kept a former residence, inherited a house, or bought one to rent, you need a plan for the property's condition, the tenant, and the costs that continue after move-in. Blake Hunter of Property Management of California LLC focuses on single-family rentals across San Jose and the confirmed South Bay service area.
First, decide whether the rent works for you
An online average cannot account for your street, layout, condition, current competition or the date the house will be ready. Blake begins with nearby comparable rentals and a range for your property. Compare that range with mortgage, taxes, insurance, repairs, vacancy and management costs before you decide to lease. A rental analysis is an estimate, not investment or tax advice.
Make the house ready for a tenant
For a single-family home, small condition differences can change the leasing conversation. Blake can review listing readiness, coordinate photography and marketing, and discuss work that may be needed before showings. You choose whether to authorize owner-funded preparation. The aim is to present the actual home clearly, not promise a lease date or rent amount.
Lease with a record of the home's condition
The service includes inquiry handling, showings, application screening and lease coordination. A documented move-in inspection with dated photos creates a shared record of the home's starting condition. Blake also documents move-out. These records help you make informed deposit and repair decisions; they do not eliminate disputes.
Keep control of the decisions between tenants
During the tenancy, Blake handles rent collection, tenant communication and maintenance coordination. He does not mark up vendor invoices. He asks for approval before a single repair over $750, except for emergency or habitability work. A six-month safety check addresses items such as smoke and carbon-monoxide detectors and HVAC filters; move-in and move-out inspections are documented separately.
Know what arrives each month
Blake provides an owner statement and distribution by the 12th of the month and a year-end statement per property. If you live outside the South Bay, these records and a direct line to Blake help you follow what happened without being physically nearby.
If the home was once yours to live in
Tell Blake about existing appliances, maintenance history, HOA requirements if any, and when you might need the property back. Those details affect listing readiness, lease planning and the questions to review before signing a management agreement. If you are deciding whether to rent or sell, get appropriate tax and legal advice for that separate decision.
The cost of management
Management is 6%* of rent collected for the first year of a tenancy and 8% after that, with no management fee in a vacant month. Blake quotes a placement fee when he sources and places a tenant and charges $200 for a lease renewal. Repair invoices and situation-specific agreement charges are separate.
*6% of rent collected during the first year of a tenancy, 8% after that.
Full routine fee explanation · Complete service scope
Bring Blake the actual address. Get a rent range and discuss what it would take to make the house a rental.