Property Managers in Yuba Co. - Any good ones?

Question

I just passed the one-year mark with our current PM. I've had more disappointments than positive moments. From almost day one, mistakes were made, and I pay or argue to get them to chip in. They told me there would be an inspection on a certain day before the tenant moved in. After that, I get an email of small things to fix or clean. We drove up there (1.5 hours each way), resolve the issues on the list. Two days later, they go do another inspection and now there's "new" things to resolve and they claimed, that was the "real" inspection. So we end up paying them to resolve those issues. Then, the gas stove had an issue. They sent their guy out and he calls me and says, it needs some parts. I ordered the parts, had them sent to his place. When he gets them, he says, he won't install them because of a gas line was bent and I should buy a new stove, He kept the parts. More recently, the hot water heater had a leak. From everything I can see from photos and the repair guy, it had been leaking for a while, long enough to have black mold all over the base platform and up the wall behind it including rotting the base so it needed replacing. I sent the PM about 10 legal documents that say, the tenant is responsible to report a leak right away or they are responsible. They had to know about it since the water went passed the door going into the house from the garage. They would have to step over the water. Cost me and extra $300 for the mold and repair to the base. PM says, they talked to, I believe the director, and he said the tenants are in no way responsible. They seem to be on the tenants' side when I'm paying them. So now I told them to do an inspection of the house in case there is some other issue. The charge is $100. In an email, they only said they did the inspection, and the house is being taken care of. I asked to see the report with photos and no response. Second request, no response. Third request, after a week, they said they would have photos soon. I have a feeling; they didn't do an inspection but maybe just a quick look and was going to charge $100 for that.

So, any good PMs in Yuba County? And don't say "Trident". Thanks for any suggestions.

So, any good PMs in Yuba County?  And don't say "Trident". Thanks for any suggestions.

Michael Smythe · Answer

@Bob Beach

Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.

Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.

Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

To avoid going through the same poor experience, keep reading.

Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.

In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.

It's often a case of not doing enough research, as they don't know what they don't know!

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.

EXAMPLE: PMC states they will handle tenant screening – what does that specifically mean? What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.? You’d be shocked by how little actual screening many PMC’s do!

This also leads owners to ASSUME simpler is better when it comes to management contracts.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

A well written management contract should clearly spell out what is expected of both the PMC and the owner, to PROTECT both and avoid misunderstandings. Why do you think purchase contracts are so long and have such small print?

We recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

P.S. If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general. Take ownership of your mistake and learn to do the proper due diligence recommended above😊

https://www.biggerpockets.com/member-blogs/3094/91097-why-you-should-screen-a-pm-company-like-you-screen-for-tenants

https://www.biggerpockets.com/member-blogs/3094/91878-how-to-screen-a-pmc-better-than-a-tenant-part-2-communication-and-docum

https://www.biggerpockets.com/member-blogs/3094/91879-how-to-screen-a-pmc-better-than-a-tenant-part-3-the-management-contr

Bob Beach · Answer

@Kenneth Darling, I didn't realize, there were so many PMs in the area. My searches only came up with a few. But it's been a while. I actually used my current property manager around 10 years ago, for a couple years. The house was very new and had almost no maintenance issues. For that reason and that the one in charge of my house had a condescending personality that the tenants didn't like, and I didn't like. When I contacted them just over a year ago, they said, that person was no longer there. So here I am.

@Michael Smythe, Yea, there's no simple answer. We've had rental for almost 10 years and a handful of house in TN and MS. Gone through as many PMs in those states. We currently have one PM we are very happy with and another "mostly" happy with. Every one of them has a monkey wrench in how they run things. So yea, we've made mistakes but at the time, they don't seem like mistakes. We take the word on the PM and make a decision. But they tell you their tenant screening process that sounds good, then they get you a tenant and within 6 months they stop paying rent, get evicted and steel your new stove when they move out.  I guess, right now, I'm starting my research for 10 months from now (contract time frame).

I appreciate the good advice and the list of PMs for me to go over. Thank you very much.

Kenneth Darling · Answer

Hey Bob,I'm sorry to hear about your frustrating experience with your current property manager. It sounds like you've had quite a few challenges. Here are some property management companies in Yuba County that have good reputations:

• Plumas Lake Properties: Known for their professional leasing, complete maintenance, and full accounting & reporting services.
• Barrett & Associates + Property Management: Offers comprehensive property management services.
• TK Property Group: Provides high-quality property management solutions.
• Rental Property Professionals: Highly recommended for their prompt and professional services.
• Amplify Real Estate & Properties: Known for their effective property management strategies.
• RNB Property Management: Offers reliable property management services.
• Mountain Valley Property Management: Provides thorough property management services.
• Ferguson Property Management: Known for their attention to detail and customer service.
• Paul Law Property Management: Offers comprehensive property management services.
• Sierra Pacific Property Management: Provides effective property management solutions.

I hope this helps you find a property manager that better meets your needs. If you have any other questions or need further assistance, feel free to ask!