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Call or text us at (XXX) XXX-XXXX during business hours.

We guarantee that a team member will be on the other end to answer any questions you may have.

Person A is an active member of the the California Apartment Association (CAA) and the National Association of Real Property Managers (NARPM). Person A was named the 2010 Property Manager of the Year by the San Francisco Apartment Association.

Main Line: (555) 555-5555 x 201
Direct Line: (555) 555-5555
Email: email@domain.com
CA DRE License #00000000

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Important guidelines for XYZ PM Residents

RENT DUE: All rents are due on the first day of the month. Some of our leases have a grace period. Any rent not received by 5:00 PM on the last day of the grace period is considered late and will incur a late fee. Rents can be paid on line, mailed to us, or dropped off at our office. There is a secure mail slot on our front door where rents can be dropped off 24/7.

LATE RENT: Any rent not received by 5:00 PM on the last day of the grace period (if any) is late and a late fee of 5% will be charged. Personal checks are not accepted after the 5th of the month. If your rent is late it must be paid with a cashier’s check or money order (payable to Gordon Property Management) and must include the late fee.

BOUNCED CHECKS: If your check is returned by the bank for non-sufficient funds, or for any reason, you will be charged a retuned check fee of $40.00 PLUS the late fee of 5%. Replacement checks must be paid with a cashier’s check or money order and must include the NSF fee and the late fee. Personal checks will not be accepted by any tenant who has had two checks returned by the bank.

AUTOMATIC PAYMENTS: If you choose, you can arrange for an automatic payment with your bank. You can also make online rent payments via our Online Tenant Portal.

MOVING OUT: You must give 30 days written notice of your intent to move out. Once we receive your notice we will send you a move out packet with information regarding the pre-move out inspection and cleaning instructions.

MAINTENANCE REQUESTS: All requests for maintenance and repairs must be made through the TENANT PORTAL. You must give us permission to use our keys for entry or you must be home to let the repair person in.

APPLICATION PROCESS

We appreciate your interest in our available homes for lease offered by XYZ PM. In order to qualify for one of our rental properties, you must submit a rental application. The rental application must be completed by each person age 18 years and older who will occupy the property. Applicants are required to complete the application in its entirety and submit all specified documents.

Leases are granted on a first-approved application basis. XYZ PM will process your application and notify you if you qualify to lease the desired property. Allow two business days for the rental application to be processed. If any additional information is needed a representative will contact you.

MAINTENANCE REQUESTS

Please read all the information before submitting a maintenance request via the form at the bottom.

At Alliance Property Management, your maintenance request is important to us and we would like to see it taken care of as quickly as possible. We have created this electronic maintenance request to facilitate the reporting of NON-EMERGENCY maintenance to our office, even after-hours.

Please be sure to read all of the information on this page before submitting your request and fill out the form completely. The more information we have about you and your maintenance problem, the more efficiently we will be able to address the issue.

If you have an emergency during regular business hours please contact our office at 707-524-8380. After-hours emergencies may be reported by calling 707-328-6020.

PROCEDURES FOR REQUESTING MAINTENANCE:

1.) BEFORE SUBMITTING YOUR REQUEST, check to see if there is something that could be causing what APPEARS to be a repair problem. Examples of this specifically are listed on the following page. Be sure to read these examples carefully.

2.) DETERMINE IF IT IS AN EMERGENCY OR A NON-EMERGENCY ITEM.

3.) EMERGENCIES

• Fire, flood and/or uncontrollable water, electrical problem, smell of gas, etc.

• Emergencies causing immediate danger such as fire call 911

• Emergencies involving IMMEDIATE electrical danger, call the utility service.

• Emergencies such as backed up plumbing, flooding, call the Alliance Property Management emergency number (707) 328-6020, and listen for emergency instructions and if necessary, call 911.

• Loss of heat or air conditioning is not an emergency – Alliance Property Management recognizes this is a priority item and will make it a priority with the vendors to have the heat working as soon as is possible.

• An emergency is not air-conditioning, non-working dishwasher, sprinklers, etc.

IF IT IS A NON-EMERGENCY, PLEASE DO THE FOLLOWING:

Please call (707) 524-8380 or submit a maintenance request here. Be sure to leave a complete message with RETURN telephone numbers. Be sure to follow up during daytime hours in the event the voice mail system fails or you fail to record your message. Or Call (707) 524-8380 and inform the party answering the phone maintenance is needed. Do NOT ask for a specific party – this will slow the process of your request.

• Explain your problem clearly and calmly, giving your name, telephone numbers & address. A work order will be immediately written for you.

• Remember, this is a NON-EMERGENCY item and in most cases, the vendor will not be able to make an appointment immediately.

• Failure to show at an appointment will mean a charge to you. Therefore, be sure to call if you are unable to make the appointment.

• If you do not hear from a vendor within 3-5 days, call the Alliance Property Management office and inform them you have not heard from a vendor. An Alliance Property Management staff member will contact the vendor to find out the cause of the delay & inform you as to when service can be expected.

• If after a repair has been implemented & you are still having difficulty, be sure to call and state you had a recent repair and there is still a problem. Recent repair means within the last 60 days and pest control work means within 30 days. If you fail to report this and there is further damage, you may be responsible for the cost of the damage.

CHECK THE FOLLOWING, IF APPROPRIATE, BEFORE CALLING:

1.) The oven does not work. Check the time bake to be sure the settings on the unit are not preventing the oven from turning on. An oven set on time bake WILL NOT HEAT.

2.) Air-conditioner does not work. Check ALL circuit breakers often during hot weather or if a circuit breaker overloads, it will trip off the circuit A/C breaker. Often it is difficult to see that the breaker is tripped and it will look like it is not. Therefore, the breaker must be turned all the way off and then all the way on. The breaker must be turned all the way off because it will not “reset” itself to correct the problem.

3.) Garbage disposal does not work. Check underneath on the disposal unit for the reset button that may need to be reset. If something is stuck & the blades do not turn, try putting a broom handle down the disposal & give it a twist. This will often break the disposal loose & it will work. Be sure garbage disposal is turned OFF while doing this.

4.) Electrical does not work in part of the house. Patio, kitchen or the bathroom. Check reset button on GFCI (Ground fault interrupter).

5.) Circuit breakers keeping going off. Check all appliances to see if the circuits are being overloaded with appliances such as irons, microwave, toaster, curling irons, blow dryers, etc.

6.) Smoke alarm doesn’t work. If new battery does not work, call in a work order. Tenants are responsible for the replacement of batteries. Notify Management if the smoke alarm is not working. Remember a smoke alarm is for safety and it is very important to check it regularly to see if it is working.

TENANTS WILL BE RESPONSIBLE FOR THE FOLLOWING CHARGES:

• If there is a service call and a breaker is tripped.

• When oven is on time bake and is not defective.

• When sewer stoppage is caused by tenant(s) placement of debris in line such as toys, tools, diapers, rags, sanitary napkins, extensive toilet paper, etc.

• If the Tenant fails to report necessary repairs.

• If the Tenant fails to meet a vendor at an assigned appointment and there is a vendor charge.

• If the Tenant’s pet causes damage to the property.

• If the Tenant reports a repair which does not require service.

• If the Tenant fails to replace battery for smoke detector or battery for remote door opener and causes a service call for only battery replacement.

• For replacing doors, jambs, broken glass and/or windows unless the Tenant provides a Police Report detailing the cause of the problem showing forced entry by others.

• For carpet cleaning while living in and upon vacating the property.

• For damage, which is caused to the walls, carpets, floors, etc. because the Tenant left the windows or doors open during rain or wind.

• Any damage to the property caused by Tenant’s guests or invitees.

• If request involves an appliance, please describe the appliance, including make, model and color. This may help expedite the repair. *Describe problem in detail

Please note: Online maintenance requests are only monitored during regular business hours. Under normal circumstances, you should receive a response from our office or contact from a vendor within 3-5 days. If you are not contacted, please call our office at 707-524-8380. If you have an emergency after hours, please call 707-328-6020 and leave a message.

MAINTENANCE REQUEST FORM

Full Name*
Email*
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Property Address*
Street Address Address Line 2 City ZIP Code
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Tracy Bakewell

Property Manager

Tracy Bakewell is a full time on-site property manager. Tracy has worked with Stokley Properties since February 2016. Her current responsibilities include being the full-time, on-site property manager for the forty unit Santa Barbra apartment complex in Pleasant Hill.

In 2017 Tracy completed and earned her “Certified Residential Management Certificate” from the California Apartment Association.

Prior to coming on board with Stokley Properties, Tracy was employed for Bank of the West. For 15 years, she worked as a customer service representative in Bank of the West’s Insurance Department as well the Essex Credit Department .

Tracy has been a life time resident of Contra Costa County, has two adult children, and a beautiful granddaughter.

Blake Demale

Director of Property Management
CA DRE #01975614

Blake is the Director of Property Management for Stokley Properties. In 2015, Blake earned his California Real Estate Salesperson License. Prior to his current position in the company, Blake worked as Maintenance Coordinator where he gained vital experience working with owners, tenants, and vendors.

Before joining the Stokley Properties team, Blake worked as an apprentice for a fast-growing electrical company in the East Bay. Additionally, he has held the maintenance supervisor position with the Pleasant Hill Baseball Association. Currently, Blake is furthering his education at Diablo Valley College.

At Stokley Properties, Inc., Blake brings his customer service, maintenance coordination, and technical skills to the Property Manager role. Blake is a member in good standing with the Contra Costa, California, and National Association of Realtors.

Jill Goolsby

Property Manager
CA DRE #01849474

Jill is a full time real estate consultant with Stokley Properties, Inc.. She specializes in the area of property management.

In addition to holding a real estate license, Jill received her Bachelor of Arts Degree from San Diego State in 1988. She has been in the real estate industry for over two decades, working for such builders as Greenbriar Homes, California Pacific Homes, and Pacific Bay Homes.

Jill’s primary focus, in all of her business, is delivering to her clients the highest quality customer service.

Jill is a member in good standing with the National Association of Realtors as well as the California and Contra Costa Board of Realtors. Locally, Jill has served on the Board of Directors with the Contra Costa Real Estate in Motion (CCRIM) as its 2013 Secretary.

Zac Machek

Intern

Zac Machek is currently the intern at Stokley Properties, shadowing the property managers and learning about the business. He is currently a student at the University of Arizona with one year left before graduating with a degree in Urban and Regional Development and a minor in Communication. He has always been interested in the real estate industry, specifically rental properties and investment. Zac grew up in Walnut Creek and has lived there all of his life. After graduation, he plans to obtain his real estate license and work in the property management business.

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Full Name*
Email*
Your Phone Number*
Property Address*
Street Address Address Line 2 City ZIP Code
Tell Us More About Your Property*
Comments
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Sophia Pagán

Property Manager
Ca Dre #02102311

Sophia has been a member of the Stokley Properties team as an Assistant Property Manager since August of 2018. She is a recent Real Estate licensee who is excited to use her training and expertise to better serve her clientele. Her administrative duties include hands-on maintenance oversight, advisement on client concerns, and leasing document preparation.

In addition to her license, Sophia is a graduate of the University of California Berkeley, where she received her Bachelor of Arts in Media Studies with an emphasis in Mass Communication. Throughout her schooling she gained valuable skill sets in communication and analytical research which she translates to her role in property management. During her studies she also held comparable roles in the customer service industry that have allowed her to thrive in communicative and fast paced roles.

Sophia is eager to help her clients with a smile, and provide consistently outstanding customer service.

Rental Criteria & Application Instructions

Thank you for your interest in renting a home that is professionally managed by Advantage Property Management Services. Below you will find the instructions and criteria required when submitting a rental application. It is important that you read the information below prior to submitting an application to understand what is required for renting the property. If you have further questions, please contact one of our leasing agents at x2.

Q: General Application Information

A: Anyone 18 years of age or older must submit a rental application. When submitting an online rental application, you may complete the “Other Applicants and Adult Household Members” section, which allows separate applications to be submitted together.APMS can only approve complete Rental Applications. A complete application includes the online Rental Application form for all adults household members, proof of income documents, and the application fee. If you have a pet you must also submit the Pet Application through the third-party screening service we use. If your application is approvable, but not the approved one for the property for which you are applying, you may consider applying for our other available properties for 45 days without payment of an additional application fee. After 45 days you will be asked to submit a new Rental Application.All Applicants must see the interior of the property before an application will be processed. The property must be accepted in “AS-IS” condition before an application can be approved, except where there is written agreement for modifications or repairs. Any such modification or repair request must be in writing and included with your application under “Other Information – Any other information we should know?” If your maintenance and repair request is acceptable to APMS, then it will be acknowledged in writing. Verbal representations are non-binding. In the event that the manager receives two or more unrelated applications for the same property, the Applicant understands the Landlord may select the Applicant desiring the property in “AS IS” condition over another Applicant requesting maintenance or repairs (this does not apply if the request is related to accessibility accommodations).

Q: Application Processing and Time Frame

A: Most applications are processed in 2-3 business days. However, it can take longer. You can help speed up the process by putting your current employer and current and past Landlords on notice that we will be contacting them.No vacant rental property will be held for more than 14 days unless approved by the property owner. Negative findings may cause denial of an application; false documentation or failure to disclose information is grounds for denial of an application. We will send you a link so that you may monitor the progress of your application.

Q: Income Requirements

A: Basic Criteria: Gross household income of 3.5+ times the asking rent.Minimum Criteria: Gross household income between 2.5x – 3.49x the asking rent will be considered with an increased security deposit. Applications with gross household income below 2.5x the monthly rent will not be considered and should not apply. Income must be verifiable. Examples of income verification include, but are not limited to, pay stubs, employee records, income tax returns, social security documentation, and bank statements.

Q: Basic Criteria

A: Priority will be given to an Applicant who meets all of these Basic Criteria, is willing to sign a long-term lease, has no pets, and is willing to take possession the date the property is available for move-in. To be accepted at the advertised Security Deposit, an Application must meet ALL of the following criteria:Income: Gross household income of 3.5+ times the asking rent.Credit: 700+ credit scoreRental History: No evictions, unpaid balances to past Landlords, 2 or more late rental payments, foreclosures, bankruptcies, or non-medical collections.Criminal History: Within the last 7 years, no felonies for illegal manufacture or distribution of a controlled substance, or felonies resulting in bodily harm or intentional damage or destruction of property (for example “arson”). No sexual related offenses for any time period.Applicants who do not meet the Basic Criteria, but exceed the minimum criteria, are encouraged to apply and may be accepted with a higher security deposit.

Q: Credit Requirements:

A: Basic Criteria: Credit score of 700 or higher for each Applicant.Minimum Criteria: Credit score between 600-699 will be considered with an increased security deposit. Applicants with credit scores below 600 will not be considered and should not apply. APMS obtains a credit report for all Applicants and does not accept copies of credit reports from Applicants.APMS accepts discharged bankruptcies if the prospective Tenant has re-established good credit. Negative credit reports may be grounds for denial of an application.Due to credit reporting regulations, we cannot provide you with a copy of your credit report or discuss its contents with you. However, we can provide you with the name of the credit-reporting agency so you may request a copy from them. All information collected for the approval or denial of this application is considered confidential in nature and for company use only.

Q: Application Fee

A: A $45.00 application fee is required per Applicant, without exception, and is non-refundable. This fee offsets the costs incurred while processing an application. A $45.00 application fee for guarantors is required as well and is non-refundable. If you have a pet, a separate pet application fee will be due to the third-party pet screening service.

Q: Security Deposits & Risk Mitigation

A: The advertised security deposit is available to applicants that meet all the Basic Criteria and have no pets. Applications that do not meet the Basic Criteria are considered higher risk. APMS mitigates the increased risk by increasing the security deposit. Applications that do not meet the Basic Criteria, but exceed the Minimum Criteria, may be approved with a higher security deposit. If a pet is accepted, the security deposit will be increased by $500/pet.If an application is approved with a Guarantor, the security deposit will be increased to double the monthly rent. If the property is furnished or partially furnished, the security deposit will be increased by 1x the monthly rent.

Q: Rental History or Property Ownership

A: Basic Criteria: APMS requires a minimum of two (2) years of verifiable rental history, and/or homeownership.Minimum Criteria: we will consider applications without verifiable rental history or homeownership with an increased security deposit. An eviction in the last 10 years is grounds for denial. References must be verifiable and family references are unacceptable. Negative references can be grounds for denial of an application.

Q: Criminal Background

A: Applicants who have been charged with crimes should disclose all information. This information does not automatically disqualify Applicants. However, Applicants should not apply if, within the last 7 years, they have been convicted of any felonies related to the illegal manufacture or distribution of a controlled substance, or felonies resulting in bodily harm or intentional damage or destruction of property (for example “arson”). Applicants should not apply if they have been convicted of any sexual related offenses.

Q: Acceptance/Denial of an Application

A: All Applicants applying together must qualify; denial of one Applicant may result in the denial of all Applicants.APMS typically notifies Applicants of acceptance or denial within 3-5 business days of application, unless APMS cannot complete verifications. If more documentation is required, APMS will notify the Applicant. Submitting a rental application does not constitute an offer to rent or commitment of any kind. If an application is accepted, APMS will send the Applicant an “Offer to Rent” email. Applicants are required to adhere to the timelines outlined in the “Offer to Rent” email. You will be asked to provide the security deposit and the first month’s rent within 48 hours. Make sure your funds are available in advance. The security deposit and first months rent must be paid by cashier’s check or money order payable to “Advantage Property Management Services”.

Q: Multiple Applications

A: If we receive multiple applications we will process all applications for consideration as to what we (in our sole discretion) deem the best Applicant, which may not necessarily be the first application received. In such cases, more than one Applicant may be approvable. Because we represent the best interest of the property owner, we will accept the best application, which may not necessarily be the first application received. Applications remain active for 45 days and may be assigned to another property we have available for rent.APMS expends time and incurs cost in processing applications. Hence, our policy is that the application fee is non-refundable. If your application is approvable, but not the approved one for the property for which you are applying, you may consider applying for other available properties that we may have for 45 days without payment of an additional application fee.

Q: Ideal Applicants & How To Make Your Application More Attractive

A: Ideal Applicants will have qualifications that exceed the basic criteria, will sign a longer-term lease, will to move in on the advertised available date, and will not have any negative rental history, bankruptcies, evictions, or collections. Applicants can make their applications more attractive by providing required documents quickly, agree to a lease term longer than 12 months, and/or agree to move in on the advertised available date.

WE ARE PLEDGED TO THE LETTER AND SPIRIT OF THE U.S. POLICY FOR THE ACHIEVEMENT OF EQUAL HOUSING OPPORTUNITY THROUGHOUT THE NATION. WE ENCOURAGE AND SUPPORT A PROGRAM IN WHICH THERE ARE NO BARRIERS TO OBTAINING HOUSING BECAUSE OF RACE, COLOR, RELIGION, SEX, HANDICAP, FAMILIAL STATUS, OR NATIONAL ORIGIN.

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Welcome!

This is popup preview that you can fill with any content you want.

The plugin include some shortcodes, you can read more about them at the bottom of this page. The main 3 sections to configure the popup are:

Appearance: Where you edit the look and feel of the popup.
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Display options: Some important settings about the plugin, being the more important trigger action.

Pet Application

Each of our properties has its own unique Pet Policy, which is specified in the advertisement. Before you schedule a showing or submit a rental application, review the property’s pet policy to ensure your pets comply.

Applicants with pets or service/companion/assistive animals are required to submit a pet application through a third-party pet screening service. There is a fee for the service (fee is waived for service/companion/assistive animals). The application is available here.

If a pet is allowed, the security deposit amount will increase by $500/pet and Tenant will pay a Pet Administration Fee (“Pet Fee”) of thirty dollars ($30.00) per month for the first pet and twenty dollars ($20.00) per month for any additional pets.

Even if a property allows dogs, the following dog breeds are never allowed: Akita, Alaskan Malamute, Boxer, Bull Mastiff, Canary Dog, Chow Chow, Doberman Pinscher, German Shepherd, Husky, Pit Bull, Rottweiler, and Wolf Hybrid. Applicants with these dog breeds as pets should not apply.

OWNER FAQs

Q: What type of rental properties do you manage?

A: We specialize in residential single family homes, duplexes, tri-plexes, four-plexes and apartments under 50 units in Alameda County and Contra Costa County.

Q: What geographic areas do you cover?

A: Our property management service area includes all cities in Alameda County and Contra Costa County. In certain situations, we can also service properties in the South Bay or in Tracy/Mountain House.

Q: What type of Property Management experience do you offer?

A: Advantage Property Management Services (APMS) delivers a unique real estate investing experience to our clients. Unlike traditional property management companies who co-manage properties with you, APMS does ALL the work for you. If it’s related to your rental property, APMS will take care of it. Our clients love us because they can be a true real estate investor, not a landlord. The APMS owners have been investing and managing rental properties for more than 10 years. They understand the real estate investor mentality and will treat your rental property as if it were one of their own investment properties.

Q: Why should I hire you as my property manager?

A: Advantage Property Management Services (APMS) delivers a unique real estate investing experience to our clients. Unlike traditional property management companies who co-manage properties WITH you, APMS does all the work FOR you. If it’s related to your rental property, APMS will take care of it. Our clients love us because they can be a true real estate investor, not a landlord. Our services are superior to the outdated, traditional property management model. We have reviewed every component of the property management process and found ways to deliver better service and better results. The Why Choose Advantage Property Management page offers a short list of some key differentiators. Turning over your rental property to the care of a new property manager can be an emotional and frightening experience. You have to be able to trust your property manager so that you won’t be worrying about your property. The more research and information you gather, the better you will feel about your final decision. You should hire APMS only if you believe we are the best match for you. Frankly, we are not a perfect fit for every property owner, especially owners who want to be involved in the day-to-day management. Of course, we’d love the chance to earn your trust and manage your property, so please read on.

Q: How much will my house rent for?

A: We are asked this question more than any other by new owner prospects. The rental market is a competitive market with many variables that are constantly changing. Contact us and we will provide you with a free Rental Analysis. There is also some strategy behind choosing the right asking rent. We have found that asking above-market rent leads to higher vacancy periods and higher turnover. Both of these contribute to a smaller bottom-line. Asking market rate rent increases the chances of finding great tenants who want to stay in the property for a long time. Better tenants and lower vacancy will put more money in your pocket! Many owners who have purchased in the past 10 years and made a small down payment cannot lease the home for an amount that will cover the carrying costs, especially in newer neighborhoods. You also might not have enough equity to sell without bringing money to the closing table. If you are in this situation, you are not alone. Some of our new clients are “involuntary landlords”, forced into leasing their home by market conditions. The good news is, if you can ride out the market, you are likely to be much better off in a few years than if you sell your home now at a deeply discounted price. This in fact is why many out of state investors bought investment homes, expecting the long term gain to offset the short term cash flow loss. The most important thing to know is that the rental market is indifferent to your mortgage payment amount. The rental market does not care that you might have a negative cash flow, and will punish with extended vacancy owners who overprice their rental homes. When you hire us as your property manager, we will look at the rental market in your particular area, survey the competing homes, and make sure your home is priced so that it will be viewed favorably against the competition.

Q: What will you do to rent my house?

A: We give it maximum exposure, convert a high percentage of leads to showings, and showings to applications. We process applications carefully, but quickly, to rent your property as fast as possible. There are a few key differentiators that we have proven will rent your property faster.

INTERNET LISTINGS: Our available homes for rent are posted on dozens of for-rent websites, complete with high quality photos, maps and property details for the convenience of those searching for a new home. Our ad-copy is carefully crafted to provide critical information to prospects who only spend a few seconds reading ads.

PROFESSIONAL PHOTOGRAPHY: Prospective tenants are visual, often looking at the photos before reading the ad. It’s critical to have high quality photos to attract high quality tenants. Compare our photography to other companies. You’ll instantly see the difference and understand why we convert a huge percentage of page-views to showings.

VIDEO TOURS: When possible, we film and publish video tours of our rental properties. Photos are great, but it’s difficult to “feel” the flow of the house with still photos. Video tours give prospective tenants the ability to virtually walk-through your property and experience the floor plan and flow of the home. Our high-definition videography

INSTANT ONLINE SCHEDULING: When a prospective tenant wants to schedule a showing it’s important to make the process as easy as possible. Instead of playing phone tag with a leasing agent, APMS prospects can instantly schedule a showing online. Enabling prospects to instantly schedule a showing allows us to convert a higher percentage of inquiries to showings.

CORRECT PRICING: Even the best and nicest homes will not lease quickly if overpriced. We make sure your rental home is priced according to current market conditions.

THOROUGH PREPARATION: Even the best located and well-priced rental homes will not lease quickly if the rental home is not in top showing condition. Homes for rent in the East Bay absolutely must show well and have an attractive “curb appeal” or they may sit empty for extended periods. Part of our job as property manager is to make sure your rental home is presented in a clean and attractive condition so that it will attract a good tenant.

Q: What, specifically, do you do to qualify a tenant after they have applied to rent my house?

A: This is one of the most important aspects of successful property management, yet is filled with fair housing liability. To be compliant with the myriad of California and Federal Fair Housing Laws and ensure we only lease to qualified tenants, APMS has created a risk-based model for screening rental applications. Learn more at our Rental Criteria and Application Instructions page. We process applications carefully to ensure that only qualified applications with positive rental history occupy our properties. Our fee structure is designed to ensure that we do an excellent job at screening applications. Nobody screens their tenants as well as our property management team.

Q: How do you make sure the tenant is taking good care of my home while renting?

A: There are several ways we monitor the condition of your property during tenancy. Above all, careful tenant selection from the outset protects your property from being rented to irresponsible people. During the lease term, we may enter the property for repair or maintenance reasons and will use that opportunity to identify lease violations or other maintenance issues. If we are fortunate enough not to have any repairs or maintenance at your property over an extended period of time, your property manager will schedule a Safety Survey twice per year. During Safety Surveys a property manager tours the inside of the property, tests smoke and CO detectors, checks the furnace filter, and checks for unreported plumbing leaks. If any lease violations are identified during the Safety Survey they will be addressed with the tenant.

Q: What do you do if they are not taking care of my property as they should, or you discover unauthorized pets?

A: Your property manager gives the tenant an opportunity to correct the situation and usually the tenant will. If a problem persists, we will make a decision based on that specific situation. If an agreement cannot be reached then we have the option of evicting the tenant.

Q: What happens if the tenant does not pay their rent?

A: We make it so easy for tenants to pay their rent that it is unusual for them to pay late. Each day the rent is late the tenants receive an email from us reminding them to pay. If we still haven’t received rent by the ~7th day we post a 3 Day Notice To Pay or Quit. If the tenant does not respond to the notice, we will contact you to discuss the options before moving forward with an eviction. Whether or not the property manager eventually proceeds with a formal eviction depends on the specific circumstances. It is always financially better for all involved if a solution can be worked out. If the tenant has experienced a one-time event which is causing them a financial hardship, and we have had no previous problems with them, it is better for you and the tenant if we give them a chance to catch up, if there is reason to believe they can do so. If the tenant has demonstrated an ongoing pattern of late payments, broken promises about payments and/or evasiveness, we know from experience that eviction is the best course of action.Each case is unique and the property manager will make a decision based what is best for you and your home in the long run. That said, we proceed with the legal notices required for eviction regardless of any other factors.

Q: How informed will I be about what happens with my property?

A: Each month when rent is paid you will receive an email notification. If a tenant submits a maintenance request you will receive an instant email notification. Absent any special considerations unique to you or your property, our rule of thumb is this: If something may cause a potential interruption in your ordinary cash flow (loss of tenant or non-emergency repair in excess of the pre-authorized limit), we will let you know about it right away. Other than that, the saying “no news is good news” is most appropriate. We encourage you to contact the property manager anytime you have a question or wish to discuss something.Our system provides your 24/7/365 portal access to the status of your property. You can login from any Internet connected computer or device and see the status of rent payments, repairs, bills, etc.If you are a worrisome property owner or someone who desires a high degree of personal involvement with the property or who needs constant communication from the property manager, such as a phone call before any repairs are completed, we are not a good match for your needs. The property owners who appreciate us the most are those who truly want everything handled for them turn-key and don’t want to be bothered unless something important is happening. That is the type of property management service we offer. That being said, we are always available to talk about issues.

Q: How do you handle maintenance requests?

A: Tenants submit maintenance requests using an online form in the Tenant Portal. When a request is submitted, the system instantly notifies you via email. After we receive a maintenance request, the property manager may contact the tenant and ask them questions which will help us determine the exact nature of the problem before sending a service technician. We also make sure it is not something the tenant can fix themselves (ex: reset button on the disposal, tripped breaker) before your money is spent on a service call. After determining that it is a legitimate problem, we will send the appropriate service vendor to make the repair.

Q: Do you use the cheapest maintenance people you can find?

A: No. However, our goal is to deliver the best value to our clients. Our maintenance technicians are middle of the road in price and are competent and reliable. Our main “go-to” maintenance techs work on a time and materials basis, currently at a $65/hour labor rate (subject to change). Some repairs are billed on flat-rate or bid-price depending on the issue. Specialized vendors, such as HVAC, garage door repair, plumbers, electricians, roofers, etc range in price from $85/hour to $120/hour, and sometimes more for conditions such as an after-hours emergency sewer backup. We try to have our primary maintenance techs handle most of the multi-trade and make-ready tasks. This saves our owners a lot of money on multi-trade repairs by cutting down on the number of service calls to the property by different vendors. It also means that if we are called out on a dishwasher repair, we are going to be checking the furnace filter, sink drains, smoke alarms and general condition of the property ‘ something that a single trade vendor will not do for you.We think we have developed a very sensible approach to handling maintenance and repairs and that you will realize cost savings that other property managers simply can’t deliver.

Q: Do you hold some of my money for repairs? How much?

A: We will reserve some money in your account so that we may distribute funds to you earlier in the month.

Q: How do I know your property manager won't spend my money on large repairs without my approval?

A: This is a legitimate fear. We promise in writing not to do that. The Property Management Agreement includes a spending limit to protect you.Sometimes expenses such as a replacing a water heater, repairing a roof leak, or emergency furnace repairs are unavoidable. In emergencies where 1) the health or safety of a tenant is at risk, or 2) there is only one option to consider or 3) the property will incur damage if immediate action is not taken, the property manager will initiate the repair work even if it is higher than the pre-authorized spending limit, and then let you know of the situation and what we are doing about it.

Q: What if I want you to use my plumber, A/C company, etc?

A: If you would like to nominate a service company to be added to our preferred vendor list, they can contact us and we will interview them and let them know what documentation and references we need, what our invoicing and payment policy is, etc. We cannot guarantee, however, that your favorite company will be sent on all service calls to your home. Our concern is always to resolve repair problems in the most efficient way possible with the best available vendor at the time.Our professional reputation as property managers, both with tenants and owners, is largely, if not almost entirely, determined by the effectiveness with which we handle maintenance. We follow a practice that is most likely to insure the best possible response and resolution to maintenance and repair problems for your property.

Q: When do you distribute Owners funds and send statements?

A: Owner’s distributions are sent via ACH to your bank account on or about the 10-15th of each month. Statements are posted to the Owner’s Portal at the beginning of the next month.

Q: When will I receive with my monthly statements?

A: Monthly statements showing all income and expenses are published to the Owner Portal at the beginning of the following month. For example, March’s Owner Statement will be published at the beginning of April. All invoices/receipts are scanned and saved to the Owner Portal in real-time.

Q: How much is the leasing fee?

A: There is NO leasing fee under our full service property management program. If you are interested in leasing services only, the leasing-only fee ranges from $1,500-2,000 depending on the size of the property.

Q: Are your property management fees negotiable?

A: No. We don’t think price should be the determining factor in deciding which property manager you hire to manage your home. We don’t try to compete against lower priced property management companies or Realtors who practice property management as a side business. Frankly, we know you can find a cheaper property management company. Companies that offer low rates have to cut corners or limit service levels. We are not willing to compromise our service level to compete with the low cost providers out there. Our focus is on value — delivering the very best property management service at a fair price.The ultimate cost of using a property manager is determined by many things other than the fee charged. The efficiency and manner in which maintenance and tenant relationship problems are handled, how fast turnovers are completed, and the level of detail during the move-in/move-out are areas in which we excel. By simply turning properties faster we can put more money in your pocket and more than offset our management fees. We feel that our set of services, our systems, and the experience and expertise we offer are an excellent value at the fee structure we have established.

Q: Are there administrative fees or other service charges up and above the property management and leasing fees?

A: There are no administrative fees or start-up costs. We don’t charge for advertising, lease renewals, copies, long distance calls, mileage, or other incidentals. We don’t mark up maintenance costs or nickel and dime you with petty fees as do some property management companies. The only other expenses you could incur would be for services which fall outside the normal scope of our property management agreement (examples include attending HOA meetings, coordinating with the tenant for a refinance or property sale, or managing a capital improvement or restoration project).There are two exceptions to this. 1) If you are not a resident of California and cannot obtain a waiver from the CA Franchise Tax Board, we do charge a nominal administrative fee to manage the required withholding and file the quarterly form. 2) If you have a home warranty and we submit a claim through the home warranty provider we charge a nominal fee to manage the claims process.

Q: Does your property management agreement give you exclusive rights to sell my property?

A: >No, we are property manager’s not sales agents. We would be happy to refer you to an experience real estate broker who can assist with the sale. This is another trick that discount property managers use. They manage your home at little or no profit knowing they have you locked into an eventual sales listing. We think, at the time you decide to eventually sell, you should be free to decide who the best listing agent will be for your property given its location and characteristics. Most of our owners choose a full time sales agent to sell their home and we encourage them to do so in most instances.

Q: Is the Property Management Agreement a standard, widely used form?

A: Yes. We use the California Association of Realtors Property Management Agreement.

Q: How much security deposit do you charge the tenant?

A: As a general rule of thumb we collect 1.25 times the monthly rental amount for the security deposit. Based on an applicant’s qualifications we may increase the deposit to mitigate risk.

Q: Are you a licensed Property Manager?

A: We are licensed real estate brokers through the California Bureau of Real Estate. Our company’s license number is 01764298. Verify real estate licenses online at http://www2.dre.ca.gov/PublicASP/pplinfo.asp.

Q: How soon can you start managing my home?

A: We can start the process immediately. We will start by obtaining some information about you and your property. Contact us online or call us today at (925) 273-9865 x1.

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Kasey Panus

Assistant Property Manager

Kasey Panus has been Stokley Properties assistant property manager since February, 2018. As Ms. Panus studies tediously towards obtaining her real estate license, she works closely with our property managers performing tasks that include, but are not limited to, screening applicants for future tenancy, performing annual walk-throughs for our current tenants, assisting with managing maintenance, and service requests, etc..

After majoring in criminology during her college career, Kasey switched avenues, extending her horizons in car sales, which has led her to the path of property management, where she continues to thrive and flourish.

Kasey has happily worked in customer service for over 10 years and continues to go above and beyond to create a joyous experience for our owners, tenants, and staff. With her go-get-it attitude and confident individuality, Kasey has grounded her roots and works hard as she creates her bright future with Stokley Properties.

Sophia Pagán

Property Manager
Ca Dre #02102311

Sophia has been a member of the Stokley Properties team as an Assistant Property Manager since August of 2018. She is a recent Real Estate licensee who is excited to use her training and expertise to better serve her clientele. Her administrative duties include hands-on maintenance oversight, advisement on client concerns, and leasing document preparation.

In addition to her license, Sophia is a graduate of the University of California Berkeley, where she received her Bachelor of Arts in Media Studies with an emphasis in Mass Communication. Throughout her schooling she gained valuable skill sets in communication and analytical research which she translates to her role in property management. During her studies she also held comparable roles in the customer service industry that have allowed her to thrive in communicative and fast paced roles.

Sophia is eager to help her clients with a smile, and provide consistently outstanding customer service.

Kasey Panus

Assistant Property Manager

Kasey Panus has been Stokley Properties assistant property manager since February 2018. As Ms. Panus studies tediously towards obtaining her real estate license, she works closely with our property managers performing tasks that include, but are not limited too, screening applicants for future tenancy, performing annual walk-throughs for our current tenants, assisting with managing maintenance, and service request, etc..

After majoring in criminology during her college career, Kasey switched avenues, extending her horizons in car sales, which has led her to the path of property management where she continues to thrive and flourish.

Kasey has happily worked in customer service for over 10 years and continues to go above and beyond to create a joyous experience for our owners, tenants, and staff. With her go-get-it attitude and confident individuality, Kasey has grounded her roots and works hard as she creates her bright future with Stokley Properties.

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Loren Clark

Assistant Property Manager

Loren has been an Assistant Property Manager with Stokley Properties since August of 2019. He is currently working diligently to obtain his real estate license in the next couple months. In his relatively short time with us he has thrived and performed the tasks assigned to him with excellence. These tasks include but are not limited to: managing maintenance requests, performing annual inspections of properties, helping screen future tenants, etc…

Prior to joining the Stokley Properties team, Loren worked in commercial construction and for multiple sales organizations. He is also an Eagle Scout and furthers his professional education by participating in leadership courses offered by companies such as Landmark Worldwide. The skills learned from being a part of these industries and organizations has helped him flourish in his current role.

Loren is looking forward to being a licensed real estate agent so that he can better serve his clients.

Laurie Clancey

Customer Service and Support

Laurie Clancey is an administrative support and accounting assistant at Stokley Properties, specializing in resident receivables and other client services and team support functions.

Laurie has over 25 years of experience as an office manager, as well as numerous aspects of the accounting and bookkeeping fields, working for a variety of companies throughout the Bay Area.

Born in San Francisco, Laurie was raised in Contra Costa County where she has become an active member of the local community. Laurie is married, and she and her husband enjoy international travel and have a son attending college.

Marci Finley

Accountant

Marci has been in the financial services industry for over 25 years. She began her career in the securities industry working for Morgan Stanley in the Private Wealth Management division where she earned her Series 7 license. She has also worked for a handful of prominent Bay Area Investment Advisory firms as Operations Manger, supervising staff and managing all aspects of successful wealth management. Marci earned a Bachelors of Arts from San Diego State University in Business Administration with a minor in Psychology.

In 2000, she decided to focus he efforts on her family. She has continued her work in her finance starting her own bookkeeping firm in 2002 that specializes in QuickBooks.

Marci has lived in Pleasant Hill for over 20 years and has been a active member of the local community.

Patty Lin

Business Development Manager

CA DRE # 01067176

Patty is the Business Development Manager for Stokley Properties.

In this role, she works with Real Estate Investors and Property Owners interested in professional leasing and property management services.

Patty has held her Real Estate License since 1990 and has always been an active Real Estate Investor. In addition to her Real Estate License, Patty holds a degree in Industrial Technology/Engineering from Cal Poly San Luis Obispo. She spent 25 years in the tech industry, working for IBM, Hewlett Packard, and numerous startup firms.

Patty enjoys golf, spinning (on a bike), and travel.

Patty is a member in good standing with Contra Costa , California and National Association of Realtors.

If you find yourself in an emergency situation please call 911 immediately.

For all issues regarding property maintenance requests please call us at:
(925) 658-1415 and we will address during normal business hours.

For emergency property needs 24/7 please call our maintenance team at:
(925) 658-1415 and a live operator will answer your call to help you.

Lyn Haber

Leasing Agent
CA DRE #01877302

Lyn is a leasing agent for Stokley Properties.

Lyn currently works with property owners who are interested in managing their own investment properties but need assistance with placing a tenant. She will provide photos, marketing, showings, screenings, lease preparation, and lease signing, as well as lease renewals.

Previously, Lyn held the position of Director of Operations. Lyn was responsible for helping to create organizational and program processes in collaboration with management. Her primary responsibility was ensuring organizational effectiveness by providing direction for the company’s property management functions.

Lyn has worked in the new home building industry since 1995. She has led design teams and managed design centers for builders including Davidon Homes, Toll Brothers, The Hoffmann Company, and William Lyon Homes.

Prior to working with builders, she worked in the fashion industry for 20 years spending extended periods of time in Milan and the Philippines. In addition to having her real estate license, Lyn holds a degree in interior design from Fashion Institute of Design and Merchandising in Los Angeles.

Lyn is a member in good standing with the Contra Costa, California, and National Association of Realtors.

Sheila Stokley

Broker/Owner
Administration & Finance
CA DRE #01797049

Sheila is a real estate broker and owner of Stokley Properties, Inc.. Sheila has owned and managed properties for over 20 years. In 1995, Sheila received her BS Business Administration degree from John F. Kennedy University. In 2007, she earned her California Real Estate Salesperson license and, in 2014, Sheila earned her California Real Estate Broker license. Additionally, Sheila has completed her Property Management Certification “PMG” as issued by the California Association of Realtors.

After a 20 year career with Chevron, and concurrently managing the family’s real estate portfolio, Sheila left Chevron in 2004 to devote her full time efforts to Stokley Properties. Her primary focus is in office administration and finance, and resident and client services.

Sheila is a member in good standing with “NARPM”, the National Association of Residential Property Managers, where she sits on the Board of Directors for the Alameda/Contra Costa Chapters 2015-2017 as Treasurer.

Call or text us at (925) 658-1415 during business hours.

We guarantee that a team member will be on the other end to answer any questions you may have.

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John Millino

Project Manager / Business Development
CA DRE #00979509

John Millino is a real estate consultant with Stokley Properties, specializing in project management and business development.

John has worked full-time in the real estate industry for over 24 years. He obtained his California Real Estate license in 1988 and has extensive experience buying, marketing, selling, investing, and developing in the San Francisco Bay Area.

John has worked for large developers such as Centex Homes, Pulte Homes, and KB Home. Additionally, he has experience with smaller, local developers and marketing companies in the Bay Area. With over 1,000 closings and $500,000,000 in personal sales in his career, John knows the subtleties of the local rental markets and sub-markets. He will draw upon that knowledge (including marketing, staging, and even finding the proper feng shui) to maximize rental income for your property. John is a member in good standing with the Contra Costa, California, and National Association of Realtors.

Jennifer Mastrogiorgio

Property Manager
CA DRE #02021557

Jennifer is a full time Property Manager for Stokley Properties. She recently earned her California Real Estate License in the fall of 2016. For the previous 2 years, she was our Maintenance Coordinator where she gained vital experience working with owners, tenants, and vendors. Jennifer addressed all incoming tenant maintenance requests, getting to the root of the problems, and trying to resolve as many situations as possible over the phone. She also coordinated large projects, working with Project Managers, Vendors, and Owners on estimates and all stages of the work thru to completion. This experience and expertise has strengthened her work as a Property Manager for Stokley Properties.

Jennifer earned her bachelor’s degree from Alfred University in New York. She is a member is good standing with Contra Costa, California, and National Association of Realtors.

Joe Stokley Jr.

Broker/Owner
Business Development & Operations
CA DRE #01119080

Joe is the principal broker and owner of Stokley Properties Inc.. Over the past 20 years, Joe has been active in real estate investments and property management.

Previously a Regional Vice President for a national real estate investment firm with holdings of over 2 billion dollars, Joe was responsible for sales and marketing of large commercial office buildings and retail shopping centers across the United States.

He has held a California Real Estate Salespersons license since 1988 and earned his California Real Estate Broker’s license as well as his Security Series 22 and 63 licenses. He has also earned the designation, California Certified Residential Manager “CCRM” from the California Apartment Association. Joe had the honor to receive the highest award given from the Chamber of Commerce “2016 City of Pleasant Hill’s Citizen of the Year.” Active in the community, Joe sits on the Pleasant Hill Chamber of Commerce’s Board of Directors where he served as its ” Chairman of the Board” in 2018. Professionally, between 2012 to present, Joe serves on the Board of Directors with the Contra Costa Real Estate in Motion ( CCRIM ) where he will hold the position of its 2019 President. Currently he is serving on the Alameda/Contra Costa Board of Directors with the National Association of Residential Property Managers (NARPM) where he served as its 2017 President. Joe has attended both Diablo Valley College and Sacramento State University where he received his Associate Arts and Business Degree. He is a member in good standing with the Contra Costa, California, and the National Association of Realtors.

Steve Smith

Vice President of Operations
CA DRE #01329572

Steve is Vice President of Operations for Stokley Properties. He is responsible for the implementation and management of the Stokley’s operational systems involving office administration, finance, client service and business development.

Steve has more than 25 years of professional sales and business operations management experience. His real estate experience includes serving as General Manager for Sotheby’s International Realty in Palo Alto. He was previously West Coast Managing Director for a national M&A advisory firm, and since 2002 has advised privately-held business owners on how to successfully exit their companies. Prior to becoming a licensed real estate and business broker, Steve held a variety of executive positions in sales management at Fortune 500 telecommunications companies. He and his family are multi-generation residents of the San Francisco East Bay.

Steve holds a Bachelor of Arts degree in Economics from the University of California at Los Angeles (UCLA), and an MBA from the Stanford Graduate School of Business. He has been a California BRE-licensed real estate broker in good standing since 2002.

Stokley Properties, Inc.

Meet Our Property Management Team

Joe Stokley Jr.

Sheila Stokley

Steve Smith

Patty Lin

John Millino

Jill Goolsby

Blake Demale

Jennifer Mastrogiorgio

Marci Finley

Laurie Clancey

Loren Clark

Kasey Panus

Sophia Pagán

Tracy Bakewell

Zac Machek

Marc Smith

What People Are Saying About Our Contra Costa Property Management

We serve Walnut Creek, Contra Costa, Pleasant Hill, Concord, Lafayette, and the surrounding areas.

Welcome!

Call or text us at (XXX) XXX-XXXX during business hours.

We guarantee that a team member will be on the other end to answer any questions you may have.

Important guidelines for XYZ PM Residents

MAINTENANCE REQUESTS

Please read all the information before submitting a maintenance request via the form at the bottom.

PROCEDURES FOR REQUESTING MAINTENANCE:

IF IT IS A NON-EMERGENCY, PLEASE DO THE FOLLOWING:

CHECK THE FOLLOWING, IF APPROPRIATE, BEFORE CALLING:

TENANTS WILL BE RESPONSIBLE FOR THE FOLLOWING CHARGES:

MAINTENANCE REQUEST FORM

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