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To Market, To Market

lease agreement rental property landlord property management property managerLandlords in San Diego know their properties’ value. They understand it is more than the market selling price because a steady income stream is a primary reason for investing. Consequently, rental units cannot stay vacant. Efficient marketing is the only answer to the vacancy question.

It means that posting signs and placing ads in trade magazines will only go so far. Marketing requires smart use of all available tools. There are some ways to efficiently market vacant rentals and get the desired results.


1. Use Attractive Photos

Most people want to see images of the apartment before paying a visit. Investing a little money in a professional photographer’s services is worthwhile. These people will shoot the best angles and even use drone cameras to get the best results.

2. Utilize Social Media

Facebook and Instagram are great advertising mediums if they are used properly. Landlords forget to update the images and all pictures often clutter the space. A schedule for adding new photos and renewing the old ones can keep the platform fresh.

Twitter can reach out to many respective tenants in San Diego. The best way to arouse curiosity with Twitter is to place an image of a recent property in the tweet. A link to the available property brings traffic.

Do not forget Yelp. Having an account enables satisfied tenants to post good reviews on one of the best consumer boards on the Internet. It provides an opportunity also for the public to see how a landlord responds to a given complaint.

3. Use Incentives

Existing tenants make the best leads. They tell friends and family about vacant apartments and share other information, as well. A landlord can persuade tenants to spread the word if a few incentives are used. It can be a month of free rent for every new tenant referral or help with utilities. Any costs incurred are outweighed by the benefit of a new tenant signing a lease.

4. Maintain the Property

A prospect will eventually visit the vacant apartment and will need to be impressed. A fresh coat of paint helps, and all needed repair work makes the place attractive. Any improvements to the property can also catch the eye of a possible tenant.

The above are in addition to traditional forms of marketing, which should be included in an effort to fill rental vacancies. Landlords don’t always have the time or the expertise to conduct a proactive marketing campaign and will ordinarily rely on property management companies in San Diego to do the work. Not every property manager, however, can do the work. It is important that a landlord select the right third-party and Alta Vista Properties is a property management company in San Diego with a reputation for superior client service.

We Are Aggressive Marketers

At Alta Vista Properties, we get busy as soon as possible when an apartment becomes available. We will broadcast the vacancy throughout the metropolitan area and rely on sources we used in the past to spread the word. Alta Vista Properties knows the importance of social media and it is part of our efforts. We also maintain good relationships with our tenants, and they provide excellent leads which we will follow up on. Alta Vista Properties’ clients may expect to have a vacancy off the market in record time, and a new tenant who can be relied on to pay rent and respect the property. The marketing effort is just one of the services that we will provide for our clients.

Please do inquire at any time about our property management services. We can be reached at 858-274-3600 or by email at We look forward to hearing from you and answering your questions.

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Property Managers Must Understand Damage

broken window damage inspection property management real estate home salesSome landlords in San Diego are quick to fault their tenants. They will accuse these renters of damage done to property. That is not only unfair, but also not a smart business idea. Such accusations can have a negative effect on relationships with tenants who have been reliable for years. It is important for property managers to know the difference between wear and tear and damage.

What Is Wear and Tear?

Normal use is going to result in deterioration. It is possible that an apartment which has been occupied for several years will have some damage to the carpet and it is also true that electrical wiring can get frayed. These are all the consequences of time and not the tenant. Wear and tear is something that the landlord is required to repair.

What about Damage?

There is a point where deterioration is not the result of normal use. It can include large holes in the wall or broken windows. Landlords must be careful, however, in determining if it is damage and not wear and tear. Property managers in San Diego deal with the question of damage all the time. They know what needs to be done.

Routine Inspections by Property Managers

The best way to determine if there is damage or just wear and tear is for property managers to make inspections a routine part of doing business. It means that the landlord or third-party can inspect the apartment to see whether there are problems. Situations such as a leaking window may be the result of the wood frame warping to allow for cracks. A faulty doorstop is going to possibly result in holes in the wall near the door. Inspections are needed to identify potential problems and have them fixed quickly.

Documentation Is Necessary

A landlord needs evidence of damage and not being able to provide legally required proof of damage may result in the landlord being forced to absorb the cost of repairs. Documentation includes recording the results of inspections done before a tenant occupies the space, while the tenant is in residence, and after the tenant has left the apartment.

Documentation should include expectations of the tenant. The landlord or property management company needs to sit down with the tenant prior to occupancy and explain what is expected as far as property maintenance. It is an opportunity for the property owner to explain what constitutes damage and what the landlord will do in the event of wear and tear. Such communication is going to prevent ill feelings later.

Alta Vista Properties Knows about Damage

We are a property management company in San Diego that has served clients for over 30 years. We are familiar with what constitutes damage or what is wear and tear in a rental. We will do routine inspections, but we will schedule these at the convenience of the resident. If repair work is necessary, we will use reliable contractors, the kind of professionals who will not pad the bills and charge only for work done.

As property managers, we know it is important for us to maintain open communication with all tenants. We carefully explain security deposits and when we would use them to make repairs. Any questions that a tenant may have regarding repair work is answered completely. We also have a page on our website where a tenant can immediately report damage. Tenants know that we are fair in our dealings with them and there are rarely any problems.

A landlord does not have the right to a security deposit. It is an amount of money held in escrow for the possibility of damage. A landlord must remember that situations of wear and tear are the responsibility of the property owner. Alta Vista Properties makes certain that the repair work is done, and the question of expense is handled fairly.

Please do inquire at any time about our property management services. We can be reached at 858-274-3600 or by email at We look forward to hearing from you and answering your questions.

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Dealing with Difficult Tenants

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Landlords in San Diego are fortunate to have many reliable tenants. These residents are the kind of people who respect the lease and the neighborhood. They are not loud and obnoxious and will not damage the property. Some people, however, are not good tenants at all. These can be a headache and create a lot of dissension. The first reaction would be to take extreme measures, but that is not a good idea. Bad tenants have the same rights under California law as anyone else and they will use the statutes. There are ways of dealing with difficult tenants which do not require taking extreme measures.



1. Uphold the Lease

It is the first line of defense in any tenant dispute and property management companies in San Diego know that. The lease sets the policies and procedures for inhabiting an apartment or rental house, and a tenant cannot arbitrarily break the lease. A landlord should be ready to explain the lease before formal signing and encourage the new tenants to read everything before they sign.

2. Understand the Law

California has specific rules for dealing with difficult tenants and these steps must be followed. The law does not mean that a bad tenant can never be evicted; they can be. It is important that a landlord follow proper procedure with all the necessary notifications and meetings.

3. Document Everything

It doesn’t matter if you own an apartment complex or just one rental. Every instance where there has been a problem with the tenant must be put down in writing. Trying to rely on memory is dangerous because what you recall may be entirely different from what the tenant remembers. Keeping a file on each tenant, noting when there are any problems, will help in dealing with issues which arise later.

4. Safety Is Important

Some tenants are involved in unlawful activity. There may be others who are violent and may be a threat to neighbors. Safety is critical in these situations. If you need to call the police, then do so. The well-being of your other tenants may require this action.

5. Always Act Professionally

A bad tenant is going to play rough. He or she may provoke you to get a response which they might be able to use later against you. It is important, therefore, to remain calm and behave professionally. Keep in mind that somebody who was insulting you is also testing you. Professional behavior is the best defense against somebody who is provoking you.

6. Make Use of a Property Management Company

Property is a good investment but does require time and effort. The demands on a landlord grow as the real estate portfolio expands. It is a smart idea to take advantage of the services a property management company in San Diego can offer. These professionals know how to deal with an unruly tenant while at the same time maintaining the value of the investment. Using a third-party frees up a landlord’s time to do other things. While there are many such establishments in the area, Alta Vista Properties is one of the best.


Alta Vista Properties

Alta Vista Properties has been in the industry for more than 30 years and we are very familiar with rental property in San Diego. We can take care of the day-to-day requirements of property management, while at the same time offering other services to a landlord. If we need to deal with an unruly tenant, we know how to do it professionally and legally.

We have other services we provide for clients. Everything we do is to maintain a good return on investment and protect the value of a client’s property. Please do inquire at any time about our property management services. We can be reached at 858-274-3600 or by email at We look forward to hearing from you and answering your questions.


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Protecting A Property Investment

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Property is not cheap. Landlords in San Diego take out sizable loans to purchase apartments and homes for rent. These are investments that should produce income and expenses must be reasonable. Property damage will eat into any profit and a landlord must be careful. There are ways to protect a property investment from being harmed.

1. The Lived in Look
Apartments are going to be vacant for periods between tenants and that is a given in the real estate industry. However, an apartment that is vacant is a target for vandals. A landlord should make certain that the apartment at least appears to be currently occupied. This can include daily visits and scheduling lights in the apartment to be on at night.

2. Never Limit Walk-Throughs
Doing routine checks of an apartment is a routine job, but too often a landlord will limit these inspections to new tenants. Those who have lived in an apartment for a few years can also cause damage or ignore the signs of needed repair. Even if the tenant has been reliable in the past, it is critical to schedule walk-throughs of their apartment as well.

3. Do a Complete Background Check
Landlords want vacancies filled as soon as possible, but care is necessary. A background check, which must be nondiscriminatory, must include investigations into whether a prospective tenant has a history of property damage. Former landlords ordinarily are more than willing to share such information. Be sure to ask for it.

4. Pay Attention to the Lease
A landlord’s standard lease must also include stipulations as to what happens if there is damage while a person is a resident. It is important to explain to the tenant what is required.

5. Always Have a Security Deposit
Vacating tenants might leave California, forcing the landlord to assume the cost of any repairs. Security deposits are standard rental instruments and a reasonable deposit can cover any damages which might have been overlooked.

6. Always Document
Any conversations or meetings with a tenant about the property should be documented and kept on file. Any damage, whether intentional or accidental, needs to be part of the record of any tenant.

7. Deal with Reputable Contractors
Unfortunately, some of the expense of repair work is a result of unethical contractors padding the bills. A landlord should never have to pay hidden fees, and the contractor should be able to explain exactly what was done to the property.


Rely on Alta Vista Properties

Property management companies in San Diego vary in quality. Some are excellent while others are marginal performers who sometimes generate unnecessary expenses. Alta Vista Properties is a property management company in San Diego that is known for quality of service and the ability to maintain client properties.

We do comprehensive background checks on all prospective tenants, checking to be sure they can be trusted with property maintenance. We believe in transparency and new tenants are fully briefed on what we expect of them as per the lease. Property security is important, and we are on guard for any possibility of vandalism. When it comes to any work that is done on the property, we use only those contractors with whom we have done business in the past. These professionals are aware of what we expect and will only bill a client for work performed.

We have other services for landlords that makes owning rental property convenient, as well as profitable. We use electronic transfers for rent collection and our clients have a portal on our website for all the various documents and reports. Alta Vista Properties will go the distance to maintain the value of any client’s investment.

Please do inquire at any time about our property management services. We can be reached at 858-274-3600 or by email at We look forward to hearing from you and answering your questions.


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Maintaining Property Value with Inspections

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Location does affect property prices, but the property’s value is about more than just a street address. Apartments and houses can deteriorate if a landlord in San Diego does not pay attention.

Accidents will happen and the weather will cause damage. Repairs will become increasingly more expensive if ignored. Holes in the wall invite vermin infestation and leaky pipes will breed black mold. Property management companies should follow these simple guidelines to maintain property value.

  1. Pre-and Post-occupancy Inspections
    Checking rentals before a tenant occupies it and after that same person leaves lets a property manager know if any damage was caused by the tenant while in residence. If there is repair work, the cost will come out of the security deposit.
  2. Routine Rental Inspections
    This is a great way to stay on top of repair work. A property management company in San Diego can schedule these property reviews at a convenient time for the tenant. Inspection need not be too long, and it can cover specific areas. Necessary repairs are then addressed.
  3. Make It Convenient for Tenants
    Most tenants will not try to hide damage. They will report problems and the property manager should make it easy to give notice of damage. A website that has a damage reporting page is a smart idea. It encourages tenants to report problems and repair contractors can be immediately contacted.
  4. Use Reliable Contractors
    A reliable contractor does not cut corners. An ethical contractor is compliant with local building codes. The company will also not pad the bill and charge only for work completed. Property managers should have a list of reliable contractors who will do the required repairs.


You Can Look to Alta Vista Properties to Maintain Property Value

We have offered service to landlords in San Diego for almost 40 years and we recognize the importance of value. The last thing we ever want a client to confront is a distressed sale of property or having a multi-unit rental condemned for a violation of building code. Alta Vista Properties does everything they can to be sure that those properties we manage are in excellent condition.

We inspect the property on a routine basis and especially before and after a tenant leaves. Enforcing the safety deposit deduction for damage is a sensitive issue, but we can handle this. We do routine inspections of apartments and rental houses, checking for any damage that needs immediate repair.

We deal only with contractors of high integrity. Those plumbers and building maintenance contractors with whom we do business have a reputation for honesty. They will not pad the bill with hidden or unexplained costs. They also will only charge for work they do. Everything they do complies with the local building codes.


We Use Courtesy and Diplomacy with Tenants

Alta Vista Properties cultivates a working relationship with all tenants. We are transparent in our dealings and we are willing to explain any part of the lease. We are polite when it comes to arranging for inspections. We make certain that our inspection comes at a convenient time for the tenant and we respect their property. We are very proud of the reputation we have established with renters in San Diego. Tenants want to renew their leases with a property managed by Alta Vista Properties.

We have other services we provide for clients. Everything we do is to maintain a good return on investment and protect the value of a client’s property. Please do inquire at any time about our property management services. We can be reached at 858-274-3600 or by email at We look forward to hearing from you and answering your questions.

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Make a Smart Selection

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Property management in San Diego is not easy. The apartments and rental homes can be attractive investments, but the purchase and maintenance are not cheap, and a landlord may be spending hundreds of thousands of dollars just for a couple of units. Moreover, there are details which must be covered or the property is not going to yield any investment income. It makes sense to have a good property manager take care of things. Any landlord in San Diego who is looking for a good property management company ought to keep a few things in mind when reviewing the possible managers.


1. What Is the Attention to Detail?
A property manager is going to be doing more than just collecting the rent. There is day-to-day activity that requires attention. This includes damage to the property and any housing code violation. A good property manager will be able to provide evidence that there are routine inspections of apartments and rental houses.


2. How Is Rent Collected and Is the Collection Efficient?
Rent is the income stream all landlords want to have. It is important to get the money collected and have it in the client’s accounts as soon as possible. Every good property management company in San Diego understands this and works to expedite rent collection.

A landlord must ask how the money is collected and received into the accounts. If the property management company is still using door-to-door collection, collection by mail, or collection by dropbox then this company is not doing an efficient job. Each one of those methods is an invitation for theft. It is important that the property management company use electronic transfers and have an idea of how long it will take for the money to move to another account.


3. What Is the Marketing Strategy?
Tenants are going to come and go as time moves on. It is not logical to expect that a tenant is going to stay in the same apartment for decades. Vacancies are going to occur, and these openings must be filled as soon as possible. A landlord should ask what the standard marketing strategy the property manager uses to get new tenants.

There ought to be social media exposure such as a Twitter account or Facebook page. Social media can also help a landlord find the right third-party property administrator. Comments made on consumer opinion platform, such as Yelp, will give an idea of the reputation a company has in the community.


4. What Is the Relationship with Tenants?
Property management companies should have good working relationships with all the tenants. There should not be any major complaints from anyone who lives in the rental property. Referrals ought to come from existing tenants and, if possible, tenants who have left properties managed by the company.

A good idea is to ask the prospective property manager how the company ordinarily handles complaints. This information will suggest how the property manager will treat a landlord’s existing tenant population.


Depend on Alta Vista Properties

We have been providing superior service to landlords in San Diego for decades. Our reputation is excellent, and it is reflected in our Better Business Bureau reports. Tenants stay with us for extended periods.

We make use of electronic transfers of rent money and we also use social media to market any vacancies. Our own website is client friendly and gives the landlord access to reports and other important information. We are proud of the fact that we are one of the leading property management companies in the area.

Please do inquire at any time about our property management services. We can be reached online at, by phone at 858-274-3600 or by email at We look forward to hearing from you and answering your questions.


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An Effective Marketing Strategy Helps Fill Vacancies

Real estate marketing in San Diego has evolved over the years. Print media is still used, but other avenues need to be explored. Apartments are in demand, but good tenants are not always easy to attract. Landlords in San Diego must keep rentals occupied but they are competing for the best residents. A good marketing strategy will keep apartments occupied.  It is important to stay up to date with current industry trends. Property management companies in San Diego may use various tactics but the overall marketing strategy adheres to several core principles.

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1.Visual Content.
Interested renters will look at pictures of the apartments before visiting them. Consequently, it is important that any pictures of the property be taken by professional photographers and not smartphone cameras.

Video might also be used and editing is going to be extremely important. The best features of the apartment must be shown with an eye towards professional presentation.

2.The Website.
A good property management company in San Diego has its own website. The Internet space is used to provide images of the apartment and includes useful information about the property. Web content is an essential part of presenting the property on a website. A good copywriter is going to be able to highlight the most attractive features and have answers for preliminary questions.

The website itself must be easy to navigate. The overall design and content of the website should be one a search engine can easily find and be interesting so that a person browsing the web will spend a little time on the pages.

3. Leads and Referrals.
Property management companies need to cultivate a bank of leads and referrals for properties. Being able to track down the right tenant is going to save an awful lot of time and prevents a great deal of frustration.

Existing tenants are some of the best leads and referrals for a property management company. These are ordinarily very satisfied with their apartment and are willing to provide information. The tenants can also be encouraged to spread the word and refer good people with various incentives, such as a temporary discount on rent for some time.

4. Proactive Use of Social Media.
Instagram and Facebook accounts are helpful but a platform that property manager overlook is Yelp. This is a consumer comment board where people give reviews. A property management company can optimize the use of Yelp by encouraging satisfied tenants to post comments. It can include sending emails to these tenants that have the link to the Yelp account.

Our Marketing Program

Alta Vista Properties makes use of a proactive marketing strategy to get apartments and rental houses occupied. We take advantage of social media and we also use professional photographers for promotional images. Our website is easy to navigate and we direct people to the right places. Content is easy to understand and provides valuable information. We know that we are competing against other companies and we have risen to the challenge for more than 30 years. We have a solid reputation in the community for being an industry leader.

Alta Vista Properties dedicates itself to serving the client. We offer many property management benefits to guarantee a good return on investment. These include electronic rental transfers, client portals on our website and report preparation, among others. We can fulfill client needs while keeping costs down, and our reputation is the community is stellar. All you have to do is check our Better Business Bureau file for verification.

Our clients have a long-term relationship with us and it is due to the services we provide, including information about housing rules and regulations. Please do inquire at any time about our property management services. We can be reached at 858-274-3600, by email at or online at We look forward to hearing from you and answering your questions.


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Living by The Code

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The building codes in San Diego are intended to keep houses and apartments habitable. The rules maintain a high quality of life and a community with a healthy environment. Building codes place a considerable responsibility on the shoulders of the landlords in San Diego. Complaints can be filed for many reasons including, but not limited to:

  • Mold complaints
  • Plumbing and mechanical violations
  • Noise
  • Parking in the front yard

The building codes may vary from one municipality to another. Compliance can be a nightmare for any landlord who has property in several places. Therefore, using a property management company in San Diego is a smart business decision. Alta Vista Properties is one of the best in San Diego.


Stopping a Problem from Happening

Prevention is worth a pound of cure as we all know. Alta Vista Properties concentrates on stopping problems before these issues get serious. We perform periodic inspections of the properties. These are done at a convenient time for the tenants and enable us to inspect living conditions. The tenants are encouraged to report damage as soon as possible. We have a page on our website to make reporting convenient.

Not all property management companies in San Diego are mindful of building codes. Alta Vista Properties is a student of the regulations. We know what municipalities expect and we stay current on any changes. We will advise clients wanting to do renovation work and point out what the code allows. Green regulations are becoming more common and we know about the green codes in the client’s communities.

Property owners ignore building codes at their own risk. Mold, faulty plumbing, or problems with electrical wiring may result in fines. Worst case situations include property being vacated until changes are made and the same property being condemned. The latter causes a substantial investment loss. Alta Vista Properties takes any damage seriously. We will not delay on necessary repairs. Other companies may have to search for repair contractors and might not hire the best. We have a list of contractors with whom we have a long-term relationship. These professionals know what we expect of them. They will only charge for work they do, and all effort will comply with building codes.


Avoiding Problem Tenants

Prevention goes beyond simply checking for repairs. Some tenants have a history of abusing the property or letting damage go unfixed. Those are the people we try to stay away from and Alta Vista Properties will check the record for any past difficulties. Our screening process is nondiscriminatory, and we rely on property damage reports and other indications that a prospective tenant may be negligent. We remind current tenants of the importance of reporting repairs and maintaining the apartment or house. The lease a tenant signs with us reminds that person of the obligations to keep the property well and sound. The tenant needs to do everything to make sure they leave the apartment in the same condition they originally found it.

We understand that a client may find the building codes annoying. We have worked with property owners for decades and we understand some of the frustration. Nevertheless, Alta Vista Properties knows how important it is to maintain those building codes. Apartments and houses in San Diego command a high price and should not be allowed to deteriorate. We consider those codes as a means of preserving the investment of our clients and we make sure that the properties we manage are compliant with all statutes regarding the acceptable maintenance of the structure.

Our clients have a long-term relationship with us and it is due to the services we provide, including information about housing rules and regulations. Please inquire at any time about our property management services. We can be reached at 858-274-3600 or by email at We look forward to hearing from you and answering your questions!


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Introducing Our Newest Team Member, Chelsea!

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Alta Vista Properties is happy to introduce the newest addition to our team, Chelsea!

Chelsea is taking over as receptionist, and will be your first point of contact if you call the office with any issues or inquiries.

Dedicated to excellent customer service, Chelsea looks forward to helping you with your property management needs!


If you have any questions, comments, or concerns, don’t hesitate to give our office a call at 858-274-3600 or visit!


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Changes Coming in 2019

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Change is always going to happen, and the new year will see some new developments in property management. Landlords in San Diego should be taking a careful look at what is expected to happen in the 2019 property industry. The same is true for property management companies in San Diego. They must be alert to what will be happening in the coming months. Here are some of the changes that are being predicted in this new year.

The Impact of Millennials
This demographic is going to comprise a major share of tenants and property management companies in San Diego must take note of them. Millennials may decide to purchase houses instead of renting, or they may continue to rent, but they expect greater value for the rent they pay. Marketing and rental leases must reflect the tastes of this group which is now beginning to dominate the American economy.

Retention, Retention, Retention
Housing construction starts are expected to increase for the next few years. It means that there will be more houses on the market and people may turn towards property purchase as opposed to renting. A property management company in San Diego needs to work on relationships with existing tenants and see to it that they have a reason to stay right where they are. It can include raising rents slowly and developing cost-containment ideas to maintain return on a client’s investment.

Retention might also include using technology to encourage renters to stay. While some may think that solar energy panels will be highly persuasive, something that is appealing to all kinds of tenants, such as being able to pay rent or report repair needs by a smart phone, may convince reliable tenants to renew their leases. Offering free Wi-Fi or smart lockers might be what tips the scale in favor of staying.

Changing Attitudes and Government
Rent in San Diego has been rising steadily over the years and is causing some grumbling in the general public. Government might step in with drastic measures such as rent control. Landlords and property managers must keep an eye on where government is heading when it comes to the question of rent. This isn’t just in San Diego itself, but also in the suburbs.

Increasing Competition within the Industry
Property management is a competitive industry and staying ahead will mean checking on what other property management companies are doing. Keeping reliable clients will require being able to respond to what other property management companies are offering. It is not out of the question that a company might lose reliable clients to a startup that is offering incentives such as landlord insurance.

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We know the importance of industry trends; we have been following them for years. Change can creep up on a property manager and poor preparation holds serious consequences. Alta Vista Properties will be ready for any new developments this year. We revise our marketing, tenant relations, and technology if trends suggest the improvements are prudent.

We do any changes with our core values in mind. Keeping property value up, maintaining a steady stream of rent income, and providing good services to tenants will always be part of Alta Vista Properties activities.

2019 is going to be full of opportunities to profit and a property management company in San Diego must be vigilant. Landlords can depend on Alta Vista Properties to stay abreast of the trends and use change to enhance a client’s investment.

Our clients have a long-term relationship with us and it is due to the services we provide, including information about housing rules and regulations. Please do inquire at any time about our property management services. We can be reached at 858-274-3600 or by email at We look forward to hearing from you and answering your questions!


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