Frequently asked
Twelve questions, twelve straight answers.
If yours isn't here, send a note — we'll add it.
Do you allow pets?
Most of our homes welcome up to two pets at $45/month per pet, with no breed restrictions beyond what the homeowner's insurance requires. Service and assistance animals are never charged.
What's the application fee?
$45 per adult applicant, non-refundable. It covers credit, income, eviction, and criminal reports. We don't charge it until you've toured the home.
How fast do you respond to maintenance?
Emergency requests (water, gas, no-heat, lockout) are answered within an hour, 24/7. Standard requests get a triage reply within four business hours and a scheduled visit within two business days.
How long is a typical lease?
Twelve months. We also list a small number of seasonal furnished homes (3, 6, 9 months) and month-to-month rentals — those are tagged on the listing.
Are utilities included?
Almost never. Each listing names exactly which utilities the resident pays and what the home is wired for (gas vs. electric, solar pass-through, etc.).
Can I tour without an agent?
Yes — most homes support self-touring after a one-time ID verification, turned around the same business day. Guided tours are also available.
How do I qualify?
Generally: 650+ FICO, 3× rent in combined gross monthly income, no evictions in the last 7 years. Co-signers are accepted with 700+ FICO and 5× rent income.
What's your cancellation policy?
Once a lease is signed it's binding under California law. Before signing — anytime. We never hold an applicant's deposit if they back out before the lease is countersigned.
Do you accept Section 8 / housing vouchers?
Yes. California's Source of Income protections require it, and we screen vouchers on the same criteria as any other application.
Who holds my security deposit?
We hold it in a California-compliant broker trust account. The deposit is reconciled at move-out within 21 days as required by Civil Code 1950.5.
Can I extend or break my lease?
Most leases auto-roll to month-to-month at the end of the term. Breaking early follows California's two-month exposure rule — your manager will walk you through it if it comes up.
How does rent increase at renewal?
Capped by the lower of CPI + 5% or California's Tenant Protection Act ceiling. We send the renewal offer 90 days before lease end with a comp-backed rationale.