What is the application process?
We thoroughly screen all applicants in the order they come in. Starting from in-person meetings onsite at the property to employment verification, rental history, eviction history, credit check, and criminal background checks.
Is there an application fee? Is it refundable?
There is a $60 application fee for each adult, which is only charged once we begin screening your application. If a qualified applicant is approved before we reach your application, you will not be charged. Once screening begins, the fee covers the cost of your credit, background, and eviction reports and is non-refundable, in accordance with California Civil Code §1950.6 and AB 2493.
How long does approval take?
We have a quick turnaround. If all information is provided, we typically complete screening within 1–2 business days. Employment and rental references can take longer depending on their responsiveness, so we recommend letting your employer and references know we’ll be reaching out to help speed things up.
What should I expect once my application is approved.?
Approval is the first exciting step. We’ll collect the security deposit and send the lease for signatures. First month’s rent is due at least 7 days before your move-in date. You’ll also receive a Welcome Guide tailored to your new home with all the details you need for a smooth move-in.
What forms of payment work to pay rent?
Rent can be paid online through the Resident portal via credit card or by linking your bank account to our secure system. We can also receive rent by physical check, money order or cashier’s check.
When is Rent Due?
Rent is due on the 1st of the month and is late on the 4th of the month.
Is there a late fee for rent?
Rent includes a 3-day grace period. If rent is not paid by the 4th day, a late fee is applied.
Can I set up Automatic rent payments?
Absolutely! Automatic rent payments can be set up directly in the Resident Portal.
What If I lock myself out on a weekend or holiday?
All properties are equipped with a spare key inside a lockbox, and the lockbox code is provided to you at move in.
How do I submit a Maintenance Request?
Log into the Resident Portal and submit a Maintenance Request directly to our team.
What is the typical maintenance response time?
We respond to all maintenance requests within 1 business day.
Who do I call for a maintenance emergency?
We have an after-hours emergency contact line and provide numbers for several emergency situations including plumbing, electricity, etc.
Can I go month to month on my lease?
We work with residents and owners to create the best situation for all parties. If you wish to go month to month, we can determine the best lease options together.
How far in advance do I need to provide my notice if I’m not renewing my lease?
We request 60 days’ notice prior to your lease end date. We’ll reach out around that time to help ensure a smooth transition.
What’s the process for getting my security deposit back?
After you move out, we’ll complete a move-out inspection to determine if any deductions are required. Your security deposit refund and itemized statement will be sent to your forwarding address within 21 days, in full compliance with California security deposit law (Civil Code §1950.5).
Can I break my lease early if necessary?
We understand that circumstances can change, and we work to make early lease terminations as smooth as possible. If you need to end your lease early, a one-time early termination fee applies.
How do I renew my lease?
We’ll reach out 60 days before your lease ends to discuss next steps and review renewal options. If a renewal is offered and agreed upon, we’ll send an updated lease for signatures.
Aren’t all property management companies the same?
Not even close. Many firms offer limited service, hidden fees, or require owners to stay heavily involved. Beachy Keen Rentals & Realty is a true full-service, management partner—built for owners who want expertise, protection, and peace of mind. <br> <br>
What sets us apart: <br>
• Fully licensed property managers with ongoing training. <br>
• No termination fees—we earn your business every day. <br>
• No hidden fees – everything is included in our full-service model. <br>
• We are owners & investors ourselves—we understand your goals <br>
• We are a family business—strong relationships within our team help build the foundation for trusting relationships with everyone we work with.
What laws do I need to know before renting out my home?
California rental laws are extensive—fair housing, habitability, tenant rights, screening rules, rent-ready standards, and more. We ensure your property and the entire management process stay fully compliant, protecting you from costly mistakes.
Does a property manager need to be licensed in California?
Yes. Companies must be licensed, and individual managers should be too—yet many aren’t.
Every Beachy Keen manager is personally licensed and trained to meet California’s strict requirements, including education, exams, background checks, and insurance.
How long has Beachy Keen Rentals & Realty been in business?
We’ve proudly served San Diego and North County since 2004. As a family-owned company, we combine responsive, personalized service with modern technology to deliver a smooth, reliable experience for both owners and residents.
Will you manage my property if I already have a tenant in place?
Yes. We regularly take over properties with existing tenants and make the transition smooth for everyone.
How do you advertise my rental property?
We prepare your home to meet our Rent Ready Standards, take professional photos, and list it across major platforms—Zillow, Trulia, Realtor.com, Apartments.com, and many more.
We also host every showing in person to build rapport and screen early.
Should I leave appliances like a washer/dryer?
If you provide it, you must maintain it. We recommend leaving only reliable, well-functioning appliances to avoid unnecessary repairs.
How do you show the property to qualified prospects?
We never use self-showing lockboxes. Every showing is in-person with a Beachy Keen agent, ensuring safety, professionalism, and early screening at “hello”.
How long will it take to rent my property?
Most of our listings rent quickly—often within the first week, though timing and market conditions matter. We provide pricing guidance and weekly feedback to keep vacancy as low as possible.
How do you screen tenants?
Our screening process begins at the in-person showing because at Beachy Keen, we believe tenant screening starts at “hello.” From there, all applicants go through a thorough screening process that includes employment verification, rental history checks, credit review, eviction history, and criminal background screening, all completed within California’s legal guidelines.
Can I be involved in choosing the tenant?
No. To stay compliant with fair housing laws and ensure consistent, professional screening, our licensed team selects the most qualified tenant for your home.
Do I have to accept pets?
No. However, over 70% of California renters have pets and declining them may significantly reduce your applicant pool. If you prefer no pets, we fully enforce that policy.
Who provides the lease agreement?
We use a custom, attorney-prepared lease package with all required disclosures, including lead-based paint and mold addendums. It’s designed to be fair, protective, and fully compliant with California law.
Do I need to sign the lease for a new tenant?
No. As your legal agent, Beachy Keen Rentals & Realty signs all lease documents on your behalf, ensuring everything is executed correctly and on time.
How do I access my financial reports?
You’ll have 24/7 access through your secure Owner Portal, where all statements and documents are stored.
How do I get my money each month?
We send your proceeds via ACH direct deposit after our accounting cycle closes.
Do you inspect my rental property?
Yes. We complete an annual inspection to confirm the home is well-maintained, lease-compliant, and free of deferred maintenance issues.
What if the tenant does not pay rent?
We handle the entire process—from collection efforts to coordinating the full legal eviction process if ever needed. Fortunately, this is rare due to our strong screening.
How updated does my property need to be?
Quality homes attract quality tenants. We help ensure your property meets Rent-Ready Standards, is clean, safe, and compliant with California habitability laws. With two decades of experience, our team will also suggest updates that can increase overall rental income.
How is maintenance handled?
We coordinate all repairs using pre-screened, high-quality, fairly priced vendors. Our goal is fast, reliable service that protects your investment.
Is there a maintenance or escrow reserve?
Yes. A $500 owner reserve is held in our trust account for your property. It covers expenses that arise between rent cycles and is fully refundable when management ends.
Do you offer short-term vacation rental management?
Yes. We manage both long-term and short-term rentals. Some homes perform best as vacation rentals, others as traditional rentals—we’ll evaluate your property and recommend the highest-return strategy.
Who holds the security deposit?
All deposits are held in our security deposit trust account, fully compliant with California trust accounting laws.
Who handles the security deposit return when a tenant moves out?
We complete the move-out inspection, calculate allowable deductions, and issue the refund according to strict California security deposit laws.
Can I do my own repairs or use my own vendors?
While the home is vacant, yes. Once a tenant moves in, we must control access for safety and liability reasons, so we use our approved vendors. If you have a great vendor, we’re happy to vet and add them.
Can I negotiate or change the management agreement?
No. Our agreement is designed to deliver consistent, high-quality, full-service experience for every owner. This consistency is part of what makes our service exceptional.
Can you help me buy or sell real estate?
Yes. We offer exclusive sales services to our owner-clients—whether you’re expanding your portfolio or selling a property.
How do I get started?
Contact us today!
