Cornette Property Management has been leasing and managing homes in the greater Sacramento area for over 25 years. 

Are you tired of managing your rental yourself or are you not getting results or communication from your current property management company? Are you looking for a reputable, cost effective company with individualized attention to you and your property?  We can help.  We are a full service property management company and will treat your property like it was our own; giving you individualized service and attention.  The following describes our full service property management services.  Our goal is for you to have a successful rental management experience.

Full Service Property Management and Leasing

Property Evaluation:   We will determine the "fair market" value of your property and offer recommendations, or any repairs or maintenance that you may consider to maximize your rent and minimize your liability.

1.     Rent Ready – Tenants expect and deserve to move into a clean and safe property.  Please review our helpful   attached list to get a property Rent Ready.

2.     Proper Insurance Coverage:  As a property owner one of the best ways to reduce your potential liability is to   have good landlord insurance coverage, we require a minimum $300,000 liability policy.

Property Marketing:  Every effort is made to minimize the amount of time a property remains vacant and finding good tenants in a timely manner is a top priority to us.  We return prospective tenant calls and show vacancies 7 days a week, evenings and some holidays.  We realize vacancies are minimized when a property is well promoted and we aggressively market your vacancy, the following outlines our marketing services.  Rental market conditions vary depending on the time of year and swings in the market we can give you a perspective on where the rental market is today and where it is headed tomorrow.  Our extensive marketing procedures include any or all of the following to help secure the best qualified tenant in the least amount of time. 

1.     Showings:  We handle all rental inquiries and showings from prospective tenants. 

2.     Appointments:  Prospective tenants can use our online appointment scheduler, contact our office or contact our rental hotline to schedule viewings of the property.

3.     Rental Lists:  Our rental listings are available to prospective tenants online, by fax, mail, or at our office.

4.     Referrals:    In addition to the many current and previous owners and tenants who refer friends to our office, we offer our available property listings to rental agencies, real estate agents with clients not yet ready to buy, and employer relocation offices.

5.     Signage:  We install an attractive professional "For Rent" sign.   This shows prospective tenants the home is being leased by a professional management company and not a homeowner who may not know how to successfully manage a property.

6.     Photos:   We take attractive photos that highlight the best features of the property.

7.     Website:  In addition to placing our available properties on our website we use numerous free and premium websites to give your property maximum exposure. 

8.     Weekly analysis – each week we update you with a current marketing analysis so that together we optimize the marketing plan.  Our goal is to always have a short vacancy.

9.     Advertising:  In addition to our own website we post your property on numerous free and premium web sites.  This is labor intensive, but well worth the effort. Number of high performing national and localized websites. Very cost effective.

10.  HomeRentals.net:   As a member of HomeRentals.net network of national property management companies, we have access to the best available industry information and tools for marketing, listing and filling your vacancies.

11.  Applications:  Applications are provided to prospective tenants at the time of showing, from our website, by mail or fax or picked up in person at our office.

Complete Tenant Screening:  Finding the right tenant can be challenging, yet we view resident selection as one of our most important duties.  The best protection you can have for your property are responsible tenants and we pride ourselves on the quality of tenants we have been able to attract.  Our goal is to provide our owners with tenants who will pay rent on time and take care of the property.  We handle all inquiries and our rental application is designed to obtain complete information on each adult applicant.  We want reliable and qualified tenants just as much as you do and our complete tenant screening process and lease agreement help to ensure this.  Each applicant must meet our minimum income, rental/ownership history and credit requirements for consideration.

1. Experience:   Having processed thousands of applications we are experienced in judging credit worthiness our record for selecting qualified tenants is outstanding.
2. Credit Agency:   We are members of TransUnion
3. Security Deposit:   We take a fair and appropriate security deposit.  At minimum the security deposit will be equal to the monthly rent.
4. Fair Credit:   As required by the Fair Credit Reporting Act, legally correct rejection letters are sent to all applicants who are not accepted.

Comprehensive Legal Forms:  Prompt and binding documentation is critical to the security of your investment.  To offer you maximum protection, our leases are based on many years of experience and comply with State and Federal laws.  All our forms are updated regularly to include any new regulations, laws and disclosures, providing our owners with a high degree of protection against a wide variety of possible problems.  We take time with each new tenant to explain the benefits and responsibilities of leasing a home from us.

Rent Collection & Eviction:   Our rent collection policy is fair but firm.  We take quick action to protect your interest should delinquencies occur.  In the event eviction is necessary we can handle all aspects of the process.  Good tenants pay promptly and we take rent collection very seriously.

1. Payment Due Date:   Our Rental Agreements usually require that rent payments are to be made on the first day of each month and become delinquent and subject to late charges after the third day of the month.  If the third falls on a weekend or holiday tenants are given until the next business day.
2. Phone Notification:   Courtesy phone calls are made to the tenants if rent has not been received by the delinquency date.
3. Three-Day Notice:   3 Day Notices are prepared and begin to be delivered if rent is not received by the sixth day of the month.
4. Owner Notification:   The Owner is contacted if rent has not been paid by the expiration of the 3-Day Notice.
5. Eviction:   If Unlawful Detainer action is required we prepare and deliver documents to our attorney and go to court on owner’s behalf.

Property Maintenance and Repair:   Constant supervision, inspection and regularly scheduled maintenance combine to keep major repairs to a minimum.  When maintenance or repairs are necessary, our goal is to provide prompt, quality service at a reasonable price.  We handle all maintenance requests from tenants and are on call for emergency repairs 24 hours a day.  There is no additional charge for handling routine repairs or maintenance.  There is a nominal fee for coordination of major renovations or multiple bidding.  We closely control and supervise our maintenance work, we know what repairs should cost and how long they should take to complete.

1.     Repair Requests: Tenants contact our office with all repair requests and we provide timely response to each repair requests.

2.     Pre Screen Vendors: Maintain relationships with experienced, qualified and reasonably priced vendors who are licensed and insured.

3.     Handle Emergencies: 24 hour emergency service for tenants.

4.     Spending Limits: Owner notified prior to any non-emergency repair over $200.00.  Competitive bidding on major repairs requiring owner approval before authorizing.

5.     Tenant Reimbursement: Vendors document directly on their bill if the repair is tenant related due to negligence or abuse so that we can charge the tenants for reimbursement.

6.     Online Maintenance Support: Online tenant support page and our maintenance staff provide solutions to many maintenance issues that can be corrected without having to contact a service person.

7.     Documentation: We monitor all contracted labor and accurately document all expenditures.

Preventive Maintenance:  Acting proactively can prevent many of the maintenance problems we many times encounter.  If an owner wishes we can place the property on maintenance for the following services – we will recommend regularly scheduled services which can include none or all of the following most common types. HVAC Maintenance, Fireplace cleaning/inspection, dryer vent cleaning, gutter cleaning, fall and spring landscaping including such things as fertilizer, aeration, termite inspection (we recommend at least every 3-4 years)

Security Deposit Accounting:   We maintain tenant's security deposits in a non-interest bearing trust account.  Upon the tenant vacating we provide proper return and accounting of all deposits.  Our move-out processing includes written inspection, pictures, transmittal with any charges itemized and deducted from the tenant’s security deposit and any balance returned to tenant as required by law.  Any unpaid balances due by tenant are turned over to our collection service. 

Comprehensive Accounting Services:   We provide complete and accurate recording of every income and expense that affects your property.  You receive easy to read itemized monthly statements detailing all activity on your property and at year-end you are provided with a report consolidating all income and expenses for the year for your tax preparation.

1. Copies:   Monthly statements include copies of all paid invoices each month (original copy held in our files).
2. Payment of Bills:   No charge to pay monthly recurring bills authorized by you such as; utilities, gardening, pool service, insurance, taxes, etc.
3. Disbursement to Owner:   We typically can disburse monthly payment to owners within 1-2 business days of receiving the tenant rent payment.  Rent income can be mailed to you directly or deposited into your bank account.
4. Tax Reporting: Complete legally required tax reporting information to owners, employees, vendors and the Internal Revenue Service.

Owner and Tenant Relations:   We strive to provide each owner and tenant with the most professional and personal property management services.   We are very responsive to tenant concerns and quick to handle their repair requests, having satisfied tenants are good for both the property owner and us.

1. Communication: We Communicate with owners and tenants as often as needed
2. Phones: Phones are answered by a person during normal business hours 8-5 Monday thru Friday.
3. Notification: We provide prompt notification of tenants vacating, applications being received, property being rented, late rental payments, and of any repairs over our agreed limit except in case of emergencies.
4. Weekly Updates:  Weekly updates of rental status during vacancies
5. Representation:  Although we treat every tenant with respect, we represent the owner and not the tenant. 

Transition Survey:   A detailed condition of premises form is completed and digital pictures record the property prior to the tenant moving into the property and again after they vacate.  Our goal is to hold the tenant financially responsible for any damages beyond normal wear and tear and any necessary cleaning.  Through this policy we feel that unnecessary repair expenses can often be diminished or eliminated.  Minimizing the costs of vacancies and turn-around times are important concerns to us and here are some following ways we try to reduce your costs.

1. Lease expirations are carefully monitored and renewal notices are forwarded to tenants about 60 days prior to lease expiration.  Notices will include any necessary revision in price or terms, and the lead time help reduce the chance of a vacancy.
2. All Tenants are required to provide a written 30-Day Notice to Vacate.
3. Send vacating tenants a letter outlining our move-out requirements and guidelines for return of their Security Deposit.
4. We are obligated to help protect your property.  We frequently drive by the property to see that the property exterior is well maintained and periodic interior survey of the property is made, as authorized by the tenant's lease agreement.  If inconsistencies are noted, tenants are notified of necessary corrective action.
5. Delinquent tenant accounts are turned over to a collection agency.
6. To avoid possibility of major liability we change the locks between each tenancy.

Vendor Discounts:   Due to our volume of business we are many times offered discounts for services that may include; advertising, repair and maintenance, supplies, etc... All such discounts are passed on directly to our owners.

Complete Documentation:  Thorough and comprehensive documentation is a key ingredient to good property management.  It prevents confusion and gives everyone involved a clear understanding of what is expected.

1. Management Contract:   Our management contract defines our working relationship with property owners, detailing the obligations and responsibilities of both parties.
2. Rental Agreement:   Our rental agreement is clear and concise and details both our and the tenants responsibilities.
3. Detail of Property:   Digital photos and written documentation of the property appearance and physical condition are made prior to the tenants move in and again once they vacate.

Regular Inspection of Property:  Frequent drive bys are made to see that the property exterior is well maintained and periodic interior inspections, as authorized by the tenants lease agreement are made by our management team.    Where inconsistencies are noted, tenants are notified of necessary corrective action and the owner is advised.

Our Guarantee:   If you are not 100% satisfied with our services you may cancel our contract at any time, for any reason, with no penalties.  If your property is occupied a 30 Day Notice will be required.

1. With over 25 years of experience managing over 2500 homes, we know how to earn and keep our clients trust and loyalty.
2. We will minimize your personal time, stress and aggravation.
3. We will be here when you or the tenant need us.

One Low Monthly Fee:   No set-up fees! No termination fees! No hidden fees, everything is disclosed up front! No mark ups on repair bills, you pay what we pay!  Professional Service Fees to Cornette Property Management are structured to fit your property and occasionally vary dependening on the type, condition, location and rental rate.   For more information about our management fees please contact our office.