The questions OC owners ask us most.

Transparent, flat pricing: 7% of monthly rent for management (billed only when rent is collected), plus a leasing fee of 25% of one month's rent on a successful placement. A couple of flat service fees are disclosed up front — $99 per lease renewal and $150 per bi-annual inspection.

No setup fees, no marketing fees, no maintenance markup, and no long-term contract. Every fee is shown before you sign. See the full pricing breakdown →

Rent disbursements are processed by the 10th of each month and arrive in your account via ACH within 1–2 business days. You'll receive an itemized owner statement on the same day — income, expenses, invoices, and photos of any maintenance performed that month — and the owner portal shows all activity in real time.

Generally $25 less than one month's rent — just enough so a tenant never mistakes the deposit for last month's rent. (California's AB 12 caps most security deposits at one month's rent, so we stay within that.)

At move-out, we're legally required to return the deposit within 21 days of getting possession back. During that window we conduct a move-out walkthrough, coordinate any needed repairs, collect vendor receipts, and return the deposit minus any documented deductions — with the invoices attached.

If you're not a California resident, the California Franchise Tax Board (FTB) requires property managers to withhold 7% of gross rent and submit it on your behalf. If you are a California resident, you simply complete a Form 590, which we send with your management agreement.

Non-residents can apply to the FTB for a waiver or reduction of the 7% withholding — we'll include the details in your management agreement.

Yes — if you'd like us to handle certain bills, we'll set up a small cash reserve for the property. We can pay just about anything except your mortgage and insurance.

Start with a free rental analysis — Adam personally reviews your property and sends a written estimate, based on live local comps, within 24 hours. For an even more precise number, schedule a property consultation so we can see the home and factor in condition, view, and timing.

It's one of our six guarantees: rented in 30 days or less, or your first month's management fee is waived. The clock starts the day your property is rent-ready and listed at the price from our analysis. See the full Bear Promise →

Protecting your home starts with screening. Our minimum criteria:

• Gross household income (before taxes) greater than 3× monthly rent
• Credit score above 650 for each applicant 18 or older
• A lease start date within 2 weeks of applying
• Pets screened through PetScreening.com

We also verify income, rental history, and prior-landlord references. Rigorous screening is why our eviction rate stays under 1%.

Yes — every tenant carries a minimum of $100,000 in personal liability coverage.

That's your call as the owner. Allowing pets opens your home to a broader tenant pool, and pet households tend to stay longer — which lowers your risk of a costly vacancy. We screen every animal through PetScreening.com, and when we approve a pet, our Pet Damage Protection guarantee covers damage beyond the deposit, up to $1,000.

Note that under California law, service and assistance animals are not pets and can't be excluded.

Vacant properties: we create an inspection report and share it with you. You approve any costs over $500; work under $500 we get underway right away so your property reaches the market fast.

Occupied properties: the tenant submits a request and you're notified. We troubleshoot common issues with the tenant first, then dispatch a vetted vendor if needed. Over $500, we contact you for approval; under $500, we make the call so it's fixed fast. You can set your own spending-authorization limit.

If the property is vacant, yes. If it's occupied, we use only our preferred, licensed-and-insured vendor network — that's how we protect the tenant and make sure repairs are done right and on the record.

• Plumbing blockages they cause
• Damage beyond normal wear and tear
• Cleaning and carpet cleaning at move-out

It depends on the scope of work, and we can usually give you an estimated range for common repairs — or get a free vendor estimate within a couple of days. Either way, we pass vendor invoices through at cost, with no markup. If a plumber charges $400, your statement shows $400 — not $440. Our Vendor Guarantee also means every vendor is licensed, insured, and vetted, and if one causes damage, we make it right.

We use the funds on hand for your property to pay vendors for completed work. If a job needs more than what's on hand, you can top up the property's reserve right from the owner portal.