A Landlord’s Checklist: 7 Essential Questions to Ask Property Management Companies in Los Gatos

Choosing a property manager in Silicon Valley isn’t just about fees—it’s about risk management, cash flow, and keeping good tenants longer. Use this practical checklist to compare options objectively and avoid the most common missteps landlords make when hiring help in Los Gatos.

Pro tip: When you research Property Management Companies Los Gatos, look for specifics—data, processes, and local proof—not vague promises.

1) How do you price rent—and adjust it?

Ask for the methodology. Do they combine MLS/portal comps, neighborhood micro-trends, days-on-market data, and seasonality (e.g., school-year timing)?
Why it matters: The right starting price reduces vacancy and avoids expensive mid-listing reductions.
Look for: Written rent-setting process and quarterly review cadence.

2) What’s your tenant screening standard?

Ask for the criteria and verification steps. Income multiples, credit thresholds, eviction/civil records, rental history verification, and ID/fraud checks.
Why it matters: Strong screening lowers delinquency and turnover.
Look for: Consistent, documented criteria that follow Fair Housing rules and California regs (e.g., adverse action notices, equal treatment).

3) How do you handle maintenance—speed, vendors, and cost control?

Ask about SLAs and escalation paths. What’s the average time to acknowledge and to resolve? Who approves repairs over a set dollar amount?
Why it matters: Fast, transparent maintenance keeps tenants and protects the asset.
Look for: 24/7 intake, vetted local vendors, photo/video job closeouts, and owner approvals above a threshold.

4) What’s your compliance playbook?

Ask about lease templates, disclosures, and stay-current processes. California requirements (e.g., habitability, security deposit handling, just-cause/rent-cap applicability) plus any Santa Clara County or Los Gatos-specific rules.
Why it matters: Non-compliance can be costly; you want a manager who documents everything.
Look for: A written checklist per tenancy and periodic legal reviews with updates communicated to owners.

5) How do you communicate with owners and tenants?

Ask about channels and cadence. Do they use an owner portal, monthly performance reports, and maintenance status updates?
Why it matters: Clear communication prevents confusion and builds trust.
Look for: Response-time commitments (e.g., within one business day), a single point of contact, and documented follow-ups.

6) What are your fees—and what’s included?

Ask for a line-item breakdown. Leasing fee, monthly management fee, renewal fee, maintenance coordination, mark-ups on parts/labor, lease-prep fees, notice posting, inspection fees, and cancellation terms.
Why it matters: Transparency avoids surprise costs that erode NOI.
Look for: A simple, written fee schedule and samples of monthly statements.

7) What results can you prove locally?

Ask for metrics and references. Average days-on-market, renewal rate, delinquency rate, eviction rate, and tenant satisfaction scores—specifically in Los Gatos and adjacent submarkets.
Why it matters: Local performance translates to your outcome.
Look for: Case studies and owner references you can call.

Putting it together: an apples-to-apples comparison

Create a simple grid and score each company on the seven questions above. Prioritize process quality (pricing, screening, compliance) and execution speed (maintenance SLAs, response times). A firm with deep roots in the community—like Streamline 831—often brings established vendor relationships and neighborhood insight you won’t get from a generic, non-local provider.

Red flags

• Vague answers (“it depends”) with no written process
  
• No local references or performance metrics
  
• Hidden fees or resistance to sharing a fee schedule
  
• Slow maintenance timelines with no escalation path
  

Green flags

• Documented screening & compliance procedures
  
• Clear SLAs for communication and repairs
  
• Data-driven rent pricing with scheduled reviews
  
• Owner portal with transparent statements and work orders
  

Final word

Los Gatos is competitive, and the right manager should earn their keep by reducing vacancy, protecting compliance, and enhancing tenant experience. Use this checklist to move beyond marketing claims and select a partner who can show you how they’ll deliver—on paper, in process, and in performance.