Frequently asked questions

A professional property management company oversees the day-to-day operations of a rental property on behalf of the owner. Services typically include marketing and leasing, tenant screening, preparation of legally compliant lease agreements and disclosures, rent collection, maintenance coordination, HOA compliance, and financial reporting.

As your licensed broker and property manager, we focus on protecting your investment, ensuring legal compliance, and reducing the time and risk associated with rental property ownership.

We manage single-family homes, condominiums, townhomes, and small multi-family properties. typically two to four units. throughout Orange County. We have extensive experience managing properties located within homeowner associations (HOAs).

Our approach emphasizes clear communication, consistent management processes, and proactive oversight to address maintenance issues, HOA coordination and compliance, and lease violations early.

Property management is about more than collecting rent. It involves risk management, legal compliance, documentation, and having professional oversight when issues arise.

If managing tenant communication, after-hours repairs, compliance, or rent collection has become stressful or time-consuming, a property manager may be a good fit. Many owners hire management because they live out of the area, have relocated for work, or want to reduce risk and create more predictable cash flow, including out-of-state and overseas owners who need reliable local oversight.

Hermitage Property Management operates with both owners and residents in mind, using proactive systems designed to reduce delays, improve transparency, and protect long-term property value.

Owners are paid promptly once rent has cleared and expenses are paid, rather than having funds held unnecessarily. Maintenance requests are addressed efficiently to prevent small issues from becoming larger repairs, and we actively manage HOA compliance, repair coordination, and regular property inspections.

Our focus is consistent communication, accountability, and operational follow-through. Owners know what is happening at their property and why. No surprises. Only peace of mind.

Our standard management fee is 6% of collected rent for most properties. This fee includes tenant management, rent collection, maintenance coordination, HOA compliance, renter’s insurance tracking, routine inspections, owner communication, and financial reporting.

The management fee covers coordination and oversight only. Actual maintenance and repair costs are billed separately in accordance with the management agreement.

There are no hidden fees for routine management services, and all costs are disclosed in advance in the management agreement. We do not require long-term contracts and focus on transparency and communication throughout the management relationship.

When your property is vacant and actively being marketed to qualified tenants, we do not charge a monthly management fee. If the home is temporarily offline due to repairs, upgrades, or a remodel that we are managing, a $135 minimum monthly management fee applies. This ensures your property continues to receive professional oversight, coordination, and care. all with our No Surprises commitment to clear, upfront pricing.

Management services may be canceled with 30 days’ written notice, as outlined in the management agreement. If you transition to a new property manager, we assist with an orderly transfer of records, funds, and tenant information.

If management is terminated within the first 120 days after a tenant has been procured, a cancellation fee may apply to cover marketing, screening, and administrative costs already incurred.

We prepare a market analysis using comparable properties within the immediate neighborhood. Pricing recommendations are based on market conditions, property features, and demand to balance rental income with reduced vacancy.

Tenant screening includes credit checks, income and employment verification, rental history review, and background screening. All screening is conducted in compliance with Fair Housing laws and California regulations.

We apply documented, objective screening criteria and make a recommendation based on lease requirements and compliance standards. Tenant approval is guided by consistent criteria rather than subjective judgment.

Lease renewals are reviewed in advance of expiration and always include a property inspection and market rent analysis. We provide renewal recommendations to the owner based on property condition and current market data.

Rent increases are evaluated based on market conditions and applicable state and local regulations. Any increase is implemented in compliance with California law and with proper notice to the tenant.

Owner distributions are processed after rent has cleared and expenses are paid, generally completed by the 10th day of the month, depending on the calendar. Funds are deposited directly into the owner’s bank account via ACH.

Late rent is addressed promptly according to the lease and applicable law. Notices and late fees are issued as required, with escalation handled in a structured and compliant manner.

Owners receive detailed monthly financial statements and year-end summaries. Financial records, property documents, and maintenance history are also accessible through the online owner portal.

Yes. Monthly statements are sent out no later than the 10th business day of the month. The monthly statement details your account activity, with any original receipts, work orders etc.

Maintenance requests are monitored at all times, including after hours. We coordinate repairs using licensed and insured vendors and notify owners according to the authorization thresholds in the management agreement.

If a tenant defaults on their rent, we will help you manage the process. California’s Landlord-Tenancy laws tend to favor the tenant so the eviction process can be a time consuming, expensive process. That said, we will guide you through every step to make is as easy as possible. 

Vendor invoices are billed at cost unless otherwise disclosed in the management agreement. Maintenance coordination is included in the management fee, while repair and material costs are billed separately.

Yes. we coordinate routine repairs and maintenance as part of our management services. For larger repairs, renovations, or remodel projects that require additional coordination and oversight, we can manage the process on your behalf with any applicable fees clearly disclosed and approved in advance. Our goal is to protect your property, manage vendors professionally, and deliver results with no surprises.

Owners may request the use of their preferred vendors, provided they are properly licensed, insured, and responsive. HOA-required vendors must be used when applicable.

Emergency issues are addressed immediately to protect occupants and prevent property damage. Owners are notified as soon as reasonably possible following the response.

We monitor changes in state and local regulations and update our policies, leases, and procedures accordingly. Compliance is built into our processes to reduce legal risk for owners.

No, you can’t just drop in for a look. But as a landlord, you are entitled to inspect the home with 24 hours notice. But we caution against pestering your tenants. 

As part of our processes, we inspect our client’s properties on a regular basis. For example, we conduct property evaluations when we take on a new client. Then we do pre move-in and move out inspections with lots of photos and notes.  Finally and most importantly, we do annual inspections during the lease term to look for repairs, deferred maintenance and possible lease violations like pets, not on the lease, or evidence of additional tenants. We use inspection software to help us document the condition of each property. 

We strongly recommend that all property door locks be changed after each new tenant to insure that all keys are accounted for. This will give the tenants peace of mind and minimize your liability.

As of January 1, 2026, California law (AB 628) requires landlords to provide a working refrigerator and stove in most rental units at the start of a new, renewed, or amended lease. These appliances must be maintained in good working order to meet the state’s habitability standards.

Tenants may provide their own refrigerator only if both parties agree in writing at lease signing and that agreement is included in the lease. If a tenant later changes their mind, the landlord must provide a compliant refrigerator within 30 days.

California law requires smoke detectors in bedrooms, outside sleeping areas, and on each level of the home. Carbon monoxide detectors are required in properties with gas appliances, fireplaces, or attached garages and must be installed outside sleeping areas and on each level.

When wall-mounted, carbon monoxide detectors should be installed per manufacturer instructions, commonly at least five feet above the floor. Detectors are verified prior to move-in, and tenants must report nonfunctional devices promptly.

You should expect clear communication, consistent processes, and proactive management focused on protecting your property and reducing risk. Our role is to handle the details, stay compliant, and keep you informed so you’re not surprised by issues or decisions.

If you value transparency, accountability, and professional oversight, our approach is designed to support long-term, stable ownership.