Before you hire a property manager for a Brentwood rental, ask the questions below. This guide gives them, the California rules behind them, and what Croskey Real Estate publishes about its own fees.
How do I choose a property manager in Brentwood?
| Ask about | A good answer sounds like | A red flag sounds like |
|---|---|---|
| The license | A broker license number you can verify on the California Department of Real Estate (DRE) site | "We are licensed," with no number |
| Fees | Every fee in writing, what each one covers, what triggers extra charges, and whether lease-only placement is available | "We will go over fees later" |
| Rent increases | They check the exemptions in Civil Code 1947.12 before any increase and keep the required lease notice on file | "The rent cap does not apply here" |
| The security deposit | An itemized statement and the remaining deposit returned within 21 calendar days after the tenant moves out (Civil Code 1950.5) | Deductions with no itemized list |
| Local rules | A named person who tracks the rules of the city where your home sits | "State law is all there is" |
| Homeowners association (HOA) homes | They explain how HOA notices, inspections and violation letters are handled | "The tenant deals with the HOA" |
| Repairs | They explain how requests come in, who is dispatched, and what records you receive | "Tenants call vendors directly" |
How do I verify a manager's license?
Leasing property for someone else, collecting rent and soliciting tenants for pay are broker activities under Business and Professions Code section 10131. The manager must hold a real estate broker license, directly or through a salesperson working under a broker. Look the license up on the DRE license lookup before you sign, and read how the rules fit together in our guide to who regulates property managers.
Does the California rent cap apply to Brentwood homes?
It can, and the answer depends on the home. Under Civil Code section 1947.12, an owner cannot raise the rent more than 5 percent plus the change in the cost of living, or 10 percent, whichever is lower, over any 12-month period. Two exemptions matter:
- Newer construction. The cap does not apply to housing that has been issued a certificate of occupancy within the previous 15 years. That window moves forward every year, so a home that was exempt last year can become covered.
- Some single-family homes and condominiums. The home is exempt only if the owner is not a real estate investment trust, a corporation, or a limited liability company with at least one corporate member, and the tenants were given the specific written notice that the statute prescribes.
Ask your manager to explain which applies to your home and where the notice is in the lease before the first increase.
Does the City of Brentwood require rental owners to register?
Yes. The City's Rental Inspection Program page says owners of rental property in Brentwood are required to obtain a Business Tax Certificate, which is the City's business license. The City Council created the program by ordinance in April 2008, and the City says its goal is to encourage owners of rental homes to keep them in good shape.
Here is how it works, according to the City:
- A letter arrives. The City mails a letter to owners whose property may be subject to the requirement. The letter sets a deadline.
- You answer it. Within that deadline, you send in either the Property Verification Form or the Business Tax Certificate Application for rentals. You can apply online or by mail.
- A new certificate brings an exterior inspection. When a new certificate is issued, the City inspects the outside of the property. It publishes a checklist of common concerns so you can look at the home first.
What does the Brentwood rental certificate cost?
On its rental application, the City bases the tax on the rent you expect to collect in the coming year. Owners expecting up to $333,333 in yearly rent pay the minimum tax of $100. A new application also carries a $57.80 application fee and a $4.00 state fee, so a first certificate for a small owner comes to about $162. The certificate is per owner, not per house: any other rental addresses go on the same form. Amounts can change, so check the City's current form or call (925) 516-5480 before you send a payment. A good question for any manager you are considering is who handles this yearly City paperwork and payment for you.
What does Croskey charge in Brentwood?
Our fees are published on our pricing page. On the Core plan, full-service management is 8 percent of rent collected with a $195 monthly minimum. Placing a new resident is charged once, at 50 percent of one month's rent, with a $1,300 minimum and a $1,750 maximum. Other plans and event fees, such as renewal review, are listed there too.
Where does Croskey fit?
Croskey Real Estate, Inc. (California broker license #01990430) is a Pittsburg brokerage with its office at 745 Railroad Ave, and it manages rentals in Pittsburg, Antioch, Brentwood, Oakley, Bay Point and Concord. Our Brentwood page has the local details. If you are unhappy with your current manager, here is how to switch property managers without disrupting your tenants. To talk through your Brentwood rental, schedule a call, or run your numbers first with our rent vs. sell calculator.
This guide is general information, not legal advice. Laws change; confirm your situation with a California attorney.
Frequently asked questions
What should I look for when hiring a property manager in Brentwood, CA?
Ask for the broker license number and verify it on the California Department of Real Estate site, get every fee in writing, ask how they check rent-cap exemptions before an increase, how security deposits are itemized, and how HOA notices are handled if your home is in an HOA.
How much do property managers charge in Brentwood, CA?
Fees vary by company, so get them in writing and ask what each one covers. Croskey Real Estate publishes its fees: on the Core plan, 8 percent of rent collected with a $195 monthly minimum, and a leasing fee of 50 percent of one month's rent with a $1,300 minimum and a $1,750 maximum.
Do Brentwood rental homes fall under the California rent cap?
It depends on the home. Civil Code section 1947.12 caps increases at 5 percent plus the change in the cost of living, or 10 percent, whichever is lower, but exempts housing with a certificate of occupancy issued within the previous 15 years, and some single-family homes when the owner qualifies and the tenants received the required notice.
Does a property manager need a license in California?
Yes for anyone who leases or collects rent for others for pay. They must hold a real estate broker license, directly or through a salesperson working under one (Business and Professions Code section 10131). Verify it on the DRE license lookup.
