01
Property Management Services
PLS provides professional property management designed to help owners meet the operational and financial goals of their rental properties. Depending on the management agreement and the needs of the property, our services may include:
- Online rent collection and resident account administration
- Monthly owner statements and financial reporting
- Processing and payment of authorized operating expenses
- Vendor and service-provider coordination
- Lease administration and renewals
- Vacancy marketing and leasing coordination
- Property inspections and condition documentation
- Preventive-maintenance coordination
- Repair and work-order management
- Capital-improvement and make-ready project coordination
- Insurance, tax, HOA, and compliance-related monitoring when included in the management scope
- Owner and resident communication through property-management software and online portals
02
Building Operations and Repairs
For multifamily and other managed properties, PLS can coordinate maintenance and service providers for building systems within the scope of the management agreement. Work requiring a particular license, certification, permit, or specialized trade should be performed by appropriately qualified providers.
- Electrical and lighting systems
- Heating, ventilation, and air-conditioning systems
- Plumbing systems
- Mechanical equipment
- Pest-control services
- Exterior maintenance, roofing, masonry, decks, porches, and fencing
- Fire/life-safety and other regulated systems through qualified providers
- Elevator service through qualified elevator contractors
- Emergency and disaster-response coordination
03
Consultation and Rental Analysis
We advise property owners on leasing, operations, maintenance, and property-management strategy. When appropriate, we can evaluate the property and review comparable rental information to recommend an asking-rent range and a marketing approach. Rental rates and time on market are estimates and cannot be guaranteed.
We also coordinate with vendors and service providers to help prepare vacant units efficiently, reduce avoidable vacancy time, and support the property’s marketability.
04
Emergency and After-Hours Communication
PLS provides procedures for reporting urgent property matters outside normal business hours. Emergency requests are routed for appropriate response based on the nature of the issue, the management agreement, vendor availability, and owner authorization when required.
05
Professional Marketing
Marketing may include professional or property-specific photographs, signage where appropriate, Multiple Listing Service (MLS) exposure when applicable, online rental platforms, PLS’s own digital channels, and other advertising methods selected for the property.
Our objective is to generate qualified interest, reduce vacancy time, and position the property competitively in the local rental market.
06
Applicant Evaluation
A strong screening process helps an owner evaluate whether an applicant meets established rental criteria. PLS applies written screening standards consistently and in accordance with applicable law.
- Identity and application verification
- Credit information, when lawfully obtained and used
- Income or other lawful evidence of ability to meet the rental obligation
- Rental history and landlord references
- Employment or other income-source verification when applicable
- Eviction-related information when lawfully available and relevant
- Criminal-history information only to the extent permitted by applicable law and policy
- Other lawful, consistently applied rental criteria
No screening process can guarantee a resident’s future performance. Decisions are made using the information reasonably available at the time and the criteria permitted by law.
07
Ongoing Management
- Rent collection and resident account administration
- Collection and accounting of authorized deposits
- Move-in, periodic, renewal, and move-out inspections when included in the management program
- Lease-compliance communications and legally appropriate notices
- Coordination regarding HOA notices, violations, and fines
- Lease renewals and lawful rent adjustments
- Coordination with legal counsel when legal proceedings or attorney-drafted notices are appropriate
08
Documentation
PLS uses current real estate forms and disclosures appropriate to the transaction, including California Association of REALTORS® forms when applicable and authorized for use. Documents may include:
- Agency and brokerage disclosures
- Rental applications and screening disclosures
- Residential lease or rental agreements
- Move-in / condition documentation
- Pet or animal-related agreements and addenda, when applicable
- Lead-based paint disclosures for covered properties
- Property-specific and legally required addenda and disclosures
The exact forms used depend on the property, transaction, tenancy, and current legal requirements.
09
Maintenance and Repair Coordination
PLS coordinates routine and emergency work orders for managed properties. Our maintenance process is designed to document requests, communicate with owners and residents, obtain authorization when required, coordinate vendors or maintenance personnel, and retain invoices and work-order records.
- Receive and document maintenance requests
- Communicate work-order status with residents, owners, and service providers
- Coordinate home-warranty claims when applicable
- Request owner approval when required by the management agreement
- Coordinate make-ready work between tenancies
- Maintain records of completed work and invoices
PLS may use in-house personnel and/or independent vendors depending on the work involved. Vendor selection, licensing requirements, pricing, and owner approval are handled according to the management agreement and applicable law.
10
Accounting and Owner Reporting
Our accounting process tracks rental receipts, authorized property expenses, owner disbursements, and financial activity for managed properties. Owners may receive periodic statements and access to available records through the owner portal.
- Online rent-payment options for residents
- Owner statements and transaction reporting
- Vendor invoice and expense tracking
- Owner disbursements according to the management agreement and available funds
- Year-end financial reporting and applicable tax-reporting documents
Tax forms, including Form 1099-MISC where required, are issued in accordance with applicable IRS reporting rules. Owners should consult their tax professional regarding their individual tax reporting obligations.