Owner FAQ
Answers to the questions owners ask us most.
Getting Started
What happens after I sign the management agreement?
We handle the takeover. Whether you're switching managers or onboarding directly, we coordinate the transition — leases, records, keys, security deposits, and tenant notification — and rent collection continues without interruption in a typical transition. You'll also set your repair-authorization threshold during onboarding, so you decide the level of spending that requires your approval.
What kind of insurance will I need?
Insurance requirements depend on the property and its use, so they're confirmed as part of the management proposal. We don't provide insurance advice — your broker or carrier is the right resource for coverage decisions, the same way legal and tax questions belong with your own advisors.
Who handles utilities when a tenant moves in or out?
Utility responsibilities are defined in the lease, and account handoffs are confirmed as part of the move-in and move-out documentation we complete on every property.
What happens once a qualified tenant is approved?
The lease is signed, the move-in condition report is completed with photo documentation, the security deposit is handled in accordance with California law, and the resident is set up on the online portal for rent payments and maintenance requests.
Leasing
How much will my property rent for?
We set pricing from comparable listings, current competition, property condition, location, and market demand — and while the property is vacant, we re-check pricing every week. Want a number before you commit to anything? Request a free rental analysis: a market-based estimate built from real comparable listings and current market data, with no obligation.
How do you conduct showings?
Listings get organized inquiry handling and coordinated showings. During vacancy you see the results in a weekly update: listing views, inquiries, showings, applications, and next steps.
What do I need to do to get my property rent-ready?
We review the property's condition and recommend the repairs, cleaning, and turnover work worth doing — scoped and approved by you before any work begins, with no project-oversight fee and no markup on vendor invoices.
How long will it take to lease?
Once a property is ready, listings generally go live within one to two weeks. The timeline depends on condition, preparation, documentation, photography readiness, pricing analysis, and owner approvals. From there, market response drives it — which is why pricing is reviewed weekly while the property is vacant.
How do you screen tenants?
Identity verification, income and employment verification, credit history, rental history, eviction-related records where lawfully available, and background screening where permitted. Every applicant is evaluated against the same written rental criteria. For residential properties, JDW Management makes the selection decision — owners are not involved in tenant approval, consistent with fair housing law. For commercial properties, the owner participates in final approval.
How often do you inspect the property?
Annually, at $100 per unit. The inspection checks tenant lease compliance and property condition — walls, restrooms, signs of deterioration, HVAC/AC — plus long-term assets such as roofs and major building systems.
Do you charge pet rent?
Whether pets are allowed — and on what terms — is decided with you for each property. Note that under fair-housing law, service and assistance animals are not pets; accommodation requests are handled through our documented process.
Maintenance
How do you handle maintenance?
You set a repair-authorization threshold at onboarding — below it we just handle the work, above it we get your approval first. Tenants submit requests with photos through the resident portal, and every work order is tracked from submission through completion. Emergency work can proceed when needed to protect occupants or prevent further damage.
What do vendors charge, and how are they paid?
Whatever the vendor actually invoices — maintenance expenses are passed through at cost and never marked up. Every transaction appears in your monthly statement and owner portal.
Can I use my own vendors?
Yes. Vendors you trust can be kept. Where you have no preference, we look for the most cost-effective qualified option — and vendor invoices are passed through at cost either way.
What repairs are tenants responsible for?
The lease defines tenant responsibilities. Tenant-caused damage is documented against the move-in condition report and pursued against the security deposit in accordance with California law; where costs exceed the deposit, we coordinate the recovery process with you.
How do you handle after-hours emergencies?
Residents have an after-hours emergency line for active emergencies — flooding or major leaks, no heat in winter, sewage backups, or active property damage. Life-threatening emergencies always go to 911 first.
Accounting
When will I receive the rent?
Owner distributions are part of your monthly cycle — your statement shows income, expenses, and the distribution each month. Exact transfer timing is set out in the management agreement.
How is the security deposit handled?
In accordance with California law: under AB 12, most deposits are capped at one month's rent, and any deductions must be itemized and returned within 21 days of move-out, with photo-documentation requirements under AB 2801. Our move-in and move-out condition reports and itemized statements run through a documented workflow on every property we manage.
Do you require a cash reserve?
We build a property-specific reserve plan with you, based on the property's condition, systems, tenancy, and expected expenses. Any required operating reserve is set out in the management agreement.
What is the FTB withholding for out-of-state owners?
California's Franchise Tax Board generally requires withholding on California rental income paid to owners who live outside the state. If that applies to you, we'll address the mechanics during onboarding — and your tax advisor remains the right resource for tax decisions.
Is there a fee when the unit is vacant?
Management is charged on rent actually collected — if rent doesn't come in, we don't earn on it. The published fee schedule includes a $100 monthly minimum.
Can you pay my HOA dues, property taxes, or mortgage for me?
Bill-pay arrangements vary by property. Ask us during the proposal conversation and we'll confirm exactly what we can take on for yours.
General Questions
What is the term of the management agreement?
Month-to-month, from day one. There's no long-term contract and no cancellation fee — you can leave with simple written notice. We have to re-earn your business every month.
Will I be able to increase the rent every year?
Where California's statewide rent cap (AB 1482) applies, annual increases are limited to the allowable amount. We track applicability for every property we manage, calculate each year's allowable increase with the correct regional figure, and serve compliant notices — it's part of the flat 7% management fee, not an add-on.
What if I need to sell the property?
The agreement is month-to-month with no cancellation fee, so you can wind down management with written notice whenever you decide to sell. Keep in mind that your tenant's lease and California tenant protections continue to apply to the property through and after a sale.
Can I visit the property while it's occupied?
California law limits entry to an occupied rental — generally requiring advance notice and a lawful purpose. Coordinate visits through us so notice and scheduling are handled properly with the resident.
Free Rental Analysis
What should your property rent for?
Get a complimentary rental analysis — comparable data, market context, and pricing guidance, built from real comps for your specific property. No management agreement required.
Didn't find your answer?
Ask us directly — tell us about your property and we will answer your questions as part of a management proposal specific to it.
We respond within one business day.