San Francisco · San Mateo County · Peninsula
San Francisco & Peninsula property management
you can rely on.
Protect your investment, simplify ownership, and care for your residents with experienced local management from San Francisco to Palo Alto.
Start here
What do you own?
Managing a twelve-unit building in the Mission and managing a house in San Carlos are different jobs. Start with the one that describes you.
Five units or more, shared systems, and a regulatory calendar that does not forgive a missed deadline.
Apartment building management →I’m an absentee ownerYou are out of the area, or out of the country. You need documentation and decisions, not a stream of questions.
Full-service management →I own a rental homeOne property, one tenancy, and no portfolio to average against when something goes wrong.
Single-family management →I’m looking for a rentalCurrent availability, applications, portal access and maintenance requests for residents.
Renter information →The reality of ownership
Most owners don’t want out. They want the weight off.
- A vacancy that has been sitting for six weeks and nobody can tell you why.
- A compliance letter about a deadline you did not know existed.
- A repair quoted three ways, none of which you can evaluate.
- A resident who only contacts you when something has already gone wrong.
- Statements that arrive as a number in your account with nothing behind it.
- A manager who was responsive for the first three months.
What changes
Someone who knows the property, and a system behind them.
- Pricing from real comparables — with the comparables shown to you, and the reasoning.
- Screening applied identically to every applicant, and documented every time.
- Maintenance triaged the day it arrives, dispatched inside limits you set.
- Inspections on a schedule, not only when someone moves out.
- Compliance deadlines on a calendar rather than in someone’s memory.
- Monthly statements with invoices attached, on a fixed date.
Owner services
What we handle
Engage the whole programme or the parts you need. Most owners start with full-service management; some start with leasing alone.
Leasing, rent, maintenance, reporting and compliance under one roof.
Leasing & Tenant PlacementFill the vacancy quickly with a resident who holds up over years.
Rental Property MarketingPhotography, listings and syndication that reach qualified renters.
Tenant ScreeningConsistent, documented, legally compliant applicant review.
Rent Collection & AccountingRent in on time, and statements your accountant can use as-is.
Maintenance CoordinationRequests triaged fast, licensed vendors, spending you control.
Inspections & Property OversightDocumented condition, checked periodically — not only at turnover.
Rental Compliance SupportAdministrative support for the rules that apply to your property.
Why owners choose us
Fifty years on these streets
The practice we operate has been managing rental property on this Peninsula since 1976. That history is worth something only because of what it taught us about these specific buildings.
We know these blocks, not just this region
Our office is on Broadway in Millbrae. We can be at a Peninsula property within the hour and at most San Francisco buildings not much later. Local knowledge here means knowing which 1960s garden apartments have the galvanized supply lines, not knowing the name of a neighborhood.
Maintenance handled before it becomes capital
Deferred maintenance is the most expensive habit in this business. We inspect on a schedule, track building systems by age and condition, and give you enough warning to budget for a replacement instead of funding one in an emergency.
You can reach a person who knows your building
Roughly 200 units is a deliberate scale. It is large enough for real vendor relationships and proper systems, and small enough that the person who answers your call has actually walked your property.
Reporting you can hand to your accountant
Monthly statements with income, expenses and fees itemized and invoices attached, delivered on a fixed schedule through the owner portal. Year-end summaries built so your advisor does not have to rebuild them.
Property types
Residential property of every size
From a duplex in San Bruno to a larger apartment building in San Francisco. Residential only — we do not manage commercial property.
Apartment Buildings
Five units and up, including older buildings with shared systems.
Multifamily Properties
Income-focused management for investor-owned multifamily.
Single-Family Homes
One property, higher rent, and far more to lose in one turnover.
Condos & Townhomes
Your unit managed, and the HOA layer handled alongside it.
Small Residential Buildings
Two to four units — the most under-managed properties we see.
How it works
Three steps to handing it over
We look at the property, pull comparable leases nearby, and give you a supported rent range with the reasoning behind it — plus a straight assessment of what would move that number and what would not. No cost and no obligation.
Scope, fees, approval limits, reporting schedule and leasing criteria, set out before you sign anything. If a property is not a fit for us, we say so at this stage rather than after.
Records, leases and deposits audited on intake. Residents formally notified and moved onto the portal. Inspections scheduled, compliance deadlines calendared, and your first statement on its fixed date.
Compliance and risk
The rules change at the county line
A building in the Sunset and a building in Millbrae are governed by different regimes, and the most expensive mistakes we see come from applying one city’s assumptions to another city’s property.
We identify which rules reach your property, administer the notices and deadlines that follow, and keep the documentation that matters if anything is ever disputed. Where a matter needs legal judgment, we say so and work with counsel you choose.
How compliance support worksSan Francisco
Rent Ordinance coverage, annual registration and reporting, notice requirements, buyout rules, capital improvement pass-throughs, and soft-story retrofit obligations.
SF landlord resourcesSan Mateo County & the Peninsula
Statewide Tenant Protection Act limits and exemptions, plus East Palo Alto’s local rent stabilization program — the one county city with its own ordinance.
Peninsula market resourcesThis information is general and for educational purposes only. It is not legal, tax, insurance, or financial advice. Rental regulations change frequently and vary by property. Consult a qualified attorney about your specific situation.
Free Rental Analysis
Find out what your property should rent for
A rental analysis gives you a supported rent range for your specific property, the comparable leases behind it, and a straight assessment of what would move that number. No obligation, and no pressure to sign anything.
Areas we serve
San Francisco through the Peninsula to Palo Alto
Our office is in Millbrae, roughly the midpoint of the corridor we work in. Each city below has its own housing stock, its own regulatory position and its own owner concerns.
San Francisco
Mid-Peninsula
Coastside
Owner education
From the blog
Compliance
A San Francisco Landlord's Guide to Rent Control
How San Francisco's Rent Ordinance interacts with state law, which buildings are covered, and the obligations owners most often miss.
Owner Guides
Property Management for Absentee Bay Area Owners
What changes when you own Bay Area rental property from another state or country, and how to structure management so distance stops being a disadvantage.
Compliance
San Francisco vs. San Mateo County Rental Regulations
The rules change at the county line. What owners need to know about San Francisco's rent ordinance versus San Mateo County's state-governed cities.
Common questions
Owner FAQs
What areas do you manage in?
San Francisco, all of San Mateo County, and south to Palo Alto — including the Coastside communities around Half Moon Bay. Our office is in Millbrae, roughly in the middle of that footprint.
What does property management cost?
Fees depend on the property, the number of units and the scope of service. We build a plan for your property rather than applying a fixed schedule, and you get the full fee structure in writing before you sign anything.
What types of property do you manage?
Residential only: apartment buildings, multifamily, duplexes through fourplexes, single-family rental homes, condominiums and townhomes. We do not manage commercial property.
I live out of the area. Does that work?
It is a significant part of what we do. Absentee owners get a higher approval threshold, more detailed reporting and photographic documentation, so you can make decisions without needing to see the property yourself.
Do you handle San Francisco rent control compliance?
We provide administrative compliance support — identifying which rules reach your building, calculating increases against the limits that apply, preparing and serving notices correctly, and tracking registration deadlines. We are not a law firm, and we coordinate with your attorney when a matter needs legal judgment.
How do I switch from my current manager?
We handle the transition: records and deposits are obtained and audited, residents are formally notified, and payment and maintenance channels are moved over. Most transitions are complete within a normal notice period under your existing agreement.
Schedule a Consultation
Let’s talk about your property
A short conversation is usually enough to tell whether we’re the right fit. We’ll ask about the property, what’s working and what isn’t, and tell you honestly what we would do differently.