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• Collect the rent and pay all invoices.
• Interface with governmental agencies regarding licensing, permits and compliance issues
• Respond to calls from the tenant(s) and arrange for repairs. See that the repairs are done properly.
• Send appropriate tenant notices for inspections, late/nonpayment of rent, rules violations etc.
• Oversee evictions.
• Gather bids for major repairs and obtain your approval for major expenses.
• Gather W9s from contractors and distribute 1099s at year end
• Inspect the property regularly
• Provide you with an accounting of all money received and disbursed monthly or quarterly, and upon year end as well as keep a client trust account for any owner money. 
• State law regulates property managers much as it does real estate agents and in California – a property manager must be a licensed Real Estate Broker.
• Every responsibility of the property manager is agreed upon contractually. Property Management agreements must be in writing.
• Residential properties with 16-units or more require an on-site manager. A building with 4-units do not require an on-site manager
• Property Managers typically help set market rents, execute Lease Agreements, and provide & complete all required documentation and disclosures. Morley Fredericks is prepared to handle all paperwork required with a tenant – landlord relationship.

• Fees are influenced by size of property, amount of income generated, and duties performed
• The typical charge is 6%-8% of the rents, with an established monthly minimum. This can vary based on property size, nature of the tenancies, rent levels, and if we manage multiple properties. 
• Upon the turnover and re-renting of vacant units we charge a one-time flat fee upon that unit becoming occupied.
• We do NOT charge any markup on the projects/repairs that we direct and oversee at your property. The management fee covers all management services except for leasing.

• Experience & resources – Morley Fredericks Real Estate Inc. has been managing income-producing properties and handling the purchase and sale of multi-family properties since 1998
• Proximity – Morley Fredericks specializes in high-end / pride of ownership properties throughout San Francisco, Marin, Sonoma, and the rest of the Bay Area.
• Accessibility – the size and structure of our company provide a high level of accessibility for Owners and Tenants, enabling us to provide each with excellent service

Residential properties with 16-units or more require an on-site manager. The on-site manager will be considered an employee and an Employer / Employee relationship will be formed. All Property

Management agreements must be in writing.

● Safety. Are there items at the property that pose hazards? Examples include:

 ○ Non-conforming decks or rooms built illegally without proper points of egress in the

case of fire or earthquake.

● Maintenance. Landlords should consider addressing any deferred maintenance they’re aware

of before renting the home. Once the home is occupied, access to certain major systems may become more difficult. Examples include:

○ Drainage issues that could create flooding inside the dwelling.

○ Substandard sewer lines and plumbing issues.

○ Aging water heaters or furnaces, roof leaks.

○ The age of the appliances should be considered. If certain items are at or near the end of their useful life you should discuss the details with your property manager.

○ Leases can be prepared to include language that states that certain items are offered “without” warranty, like a clothes washer or a dryer. A Landlord might consider upgrading or removing certain appliances.

● Landscaping. Landlords will want their exterior yard space to be as clean and as appealing to potential tenants while also being designed in such a way as to be cost effective to maintain.

● Pools & Spas. These items, when offered, should comply with current code.

○ Leases should clearly define who is responsible for maintaining equipment and include additional insurance liability for the benefit of the Landlord & Property Manager.

● Insurance. Landlords should investigate obtaining Landlord insurance.

○ Landlords should require tenants to maintain their own tenant liability policy.

● General property condition/inventory. Landlords should have an accurate written assessment of the condition of the property before entering into a rental agreement.

○ Create a written record of the condition of each room, an inventory of personal property and appliances. Taking photos is highly recommended.

● Utilities. All utilities: gas, electric, water & sewer should remain active and in the name of the Landlord or Property Manager when a property is vacant. Trash service can be discontinued as long as the local municipality allows for this service to be deactivated.