Professional Property Management Services in Santa Rosa, California
Full-service residential property management for Sonoma County landlords and investors
End-to-end residential property management for single-family homes, condominiums, and multi-family buildings throughout Sonoma County. Our services include marketing vacant units, screening qualified tenants, collecting rent, coordinating maintenance, and providing detailed owner financial statements.
BBB A+ Rated | ✓ 100+ Units Managed | ✓ 30+ Years Experience | ✓ Local Santa Rosa Team
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Property Management
Santa Rosa’s Trusted Property Management Partner for Rental Investors
Owning rental property in Sonoma County should build wealth, not consume your weekends with tenant calls, maintenance emergencies, and paperwork. Premier Property Services handles every aspect of residential property management so you can enjoy the returns without the daily headaches that come with being a landlord.
Since 2020, Premier Property Services has provided comprehensive property management services to rental property owners throughout Santa Rosa and Sonoma County. Formed through the strategic merger of two well-established North Bay management firms, we bring over 30 years of combined experience managing residential rentals alongside our portfolio of 45+ homeowners associations.
This dual expertise sets us apart from property managers who only handle rentals. Our experience managing HOA common areas, coordinating major capital projects, and navigating California’s complex real estate regulations gives us unique insight into property maintenance, legal compliance, and long-term asset preservation that benefits every rental property owner we serve.
Our Santa Rosa headquarters at 1451 Guerneville Road means we’re local—not a distant corporate call center or an out-of-area manager trying to handle your property remotely. When maintenance issues arise, we respond quickly with our network of trusted local contractors. When market conditions shift, we adjust strategies based on real-time knowledge of Sonoma County rental trends.
Currently managing 100+ rental units across Sonoma, Marin, and Napa counties, we’ve built our reputation on three foundations: finding and keeping quality tenants through rigorous screening, protecting your investment through proactive maintenance, and maximizing your returns through efficient operations and transparent accounting.
Our president, Chelsea Draper, holds the Certified Community Association Manager (CCAM) designation and maintains memberships in the Community Associations Institute (CAI) and Educational Community for Homeowners (ECHO). While these credentials focus on HOA management, they demonstrate our commitment to professional development, ethical practices, and staying current with California real estate law—all of which directly benefit our property management clients.
We’re proud to maintain an A+ rating with the Better Business Bureau, reflecting our commitment to ethical business practices, responsive customer service, and fair resolution of any concerns. When you work with Premier Property Services, you’re partnering with professionals who understand Sonoma County’s rental market, comply with California’s landlord-tenant laws, and treat your investment property with the same care we’d give our own.
Property Management
Comprehensive Property Management Services for Sonoma County Landlords
Full-service property management that removes the stress and time commitment of being a landlord while maximizing your rental income and protecting your investment.
Property Marketing & Tenant Placement
Finding quality tenants quickly minimizes vacancy costs while thorough screening protects your property and ensures reliable rent payments. Our proven marketing and placement process combines broad exposure with selective screening to fill your property with excellent tenants.
Professional Property Marketing:
Empty properties cost you money every day they sit vacant. We minimize vacancy periods through aggressive, professional marketing:
Professional Photography:
High-quality photos are essential for attracting tenant interest. We arrange professional photography that showcases your property’s best features—well-lit interiors, attractive exteriors, updated amenities, and desirable neighborhood characteristics. Professional photos generate significantly more inquiries than cell phone snapshots, reducing time-to-lease.
Competitive Rental Pricing:
We conduct comparative market analysis of similar properties in your neighborhood, reviewing recent rentals, current listings, property condition, and amenities to recommend competitive rental rates. Overpricing leads to extended vacancies; underpricing leaves money on the table. Our market knowledge helps you maximize income while minimizing vacancy.
Multi-Platform Listing Distribution:
Your property is listed across 10+ rental platforms including Zillow, Apartments.com, Craigslist, Realtor.com, Facebook Marketplace, and specialized local rental sites. Broad distribution ensures maximum exposure to qualified tenant prospects throughout Sonoma County and beyond.
Compelling Property Descriptions:
Well-written descriptions highlight your property’s strengths—updated kitchens, convenient locations, desirable school districts, outdoor spaces, parking, pet policies—while providing essential details about square footage, bedrooms, bathrooms, lease terms, and application requirements.
Property Showings:
We coordinate and conduct property showings, answering prospect questions about the property, neighborhood, lease terms, and application process. Professional showing presentations create positive impressions that lead to qualified applications.
Comprehensive Tenant Screening:
Thorough screening is your most important protection against problem tenants. Our multi-step screening process identifies reliable, responsible tenants:
Credit History Review:
We pull full credit reports showing credit scores, payment history, outstanding debts, collections, judgments, and bankruptcies. Credit history reveals patterns of financial responsibility. We look for consistent on-time payments, manageable debt levels, and absence of recent collections or evictions.
Income Verification:
Tenants must demonstrate stable income sufficient to afford rent comfortably. We verify employment through paystub review and employer contact, require income documentation (W-2s, tax returns for self-employed), and apply industry-standard income requirements (typically 2.5-3x monthly rent). Adequate income is the strongest predictor of on-time rent payments.
Rental History Verification:
Past behavior predicts future behavior. We contact previous landlords to verify rental history, on-time payment patterns, property care, lease compliance, and reason for leaving. We look beyond the current landlord (who may want to be rid of a problem tenant) to the previous landlord for honest assessments.
Criminal Background Checks:
Subject to applicable Fair Housing laws and California restrictions on criminal history use, we conduct background checks to identify criminal convictions that could pose safety risks to property or neighbors. We follow all legal requirements about considering criminal history in tenant selection.
Eviction History Search:
Eviction records reveal tenants who’ve violated leases seriously enough that landlords took legal action to remove them. We search court records for eviction filings, judgments, and unlawful detainer actions in California and other states where applicants previously resided.
Application Review:
Complete applications provide employment history, previous addresses, references, emergency contacts, vehicle information, and pet details. Incomplete applications or evasive answers raise red flags requiring further investigation.
Fair Housing Compliance:
All tenant screening complies with federal and California Fair Housing laws prohibiting discrimination based on race, color, national origin, religion, sex, familial status, disability, sexual orientation, gender identity, or source of income. We apply consistent screening criteria to all applicants and provide legally required notices about screening procedures.
Lease Preparation and Move-In:
Once a qualified tenant is selected, we prepare comprehensive lease agreements complying with California landlord-tenant law, conduct move-in inspections documenting property condition, collect security deposits and first month’s rent, explain lease terms and tenant responsibilities, and provide tenants with required California disclosures. Professional move-in procedures protect both landlords and tenants by clearly establishing expectations and property condition from day one.
Property Management
Rent Collection & Financial Management
Consistent rent collection and transparent financial reporting are foundations of successful property management. Our systematic approach maximizes income while providing complete visibility into your property’s financial performance.
Monthly Rent Collection:
Automated Collection Systems:
Tenants pay rent through our online portal via bank transfer (ACH) or credit card. Automated systems reduce late payments by allowing tenants to schedule recurring payments that process automatically each month. Online payment convenience improves on-time payment rates while eliminating lost checks or cash handling.
Late Payment Follow-Up:
When rent isn’t received by the due date, our systematic follow-up process begins immediately. We send automated late notices, follow up with phone calls and emails, assess late fees per lease terms (complying with California limits), and work with tenants experiencing temporary hardship to arrange payment plans when appropriate. Quick follow-up on late payments prevents small problems from becoming major delinquencies.
Legal Collection Procedures:
When tenants fail to pay despite repeated contact, we initiate legal collection procedures including posting and serving 3-day pay-or-quit notices per California law, coordinating with eviction attorneys when necessary, pursuing unpaid rent claims after tenant departure, and reporting unpaid balances to collections agencies. We follow all California requirements for collection notices, timing, and procedures to ensure legal compliance and enforceability.
Security Deposit Management:
Security deposits are held in separate accounts per California law, properly accounted for throughout tenancy, applied to unpaid rent or damages at move-out per legal requirements, and returned with itemized statements within 21 days of tenant departure. We document all deposit deductions with photos, receipts, and detailed explanations to comply with California’s strict security deposit laws.
Transparent Owner Financial Reporting:
Monthly Owner Statements:
You receive detailed monthly statements showing rent collected (by tenant if multi-unit), expenses paid (maintenance, repairs, management fees, utilities), net income (rent minus expenses), year-to-date performance summary, and current balance. Statements are available through your online owner portal within 10 days of month-end.
Direct Deposit Payments:
Net rental income is deposited directly to your bank account each month per your preferred schedule—typically within 5 business days after month-end once all expenses clear. Direct deposit is secure, timely, and eliminates waiting for checks in the mail.
Annual Tax Documentation:
Year-end statements provide all documentation needed for tax preparation including summary of rental income received, itemized expense categories (repairs, management fees, utilities, insurance, etc.), 1099 forms where applicable, and documentation organized for Schedule E filing. We make tax time easier by organizing all financial information in formats your CPA can use directly.
Expense Management:
All property-related expenses are paid from collected rent before owner distribution. We verify vendor invoices for accuracy, ensure work was completed satisfactorily before payment, track expenses against property budgets, and maintain complete documentation including receipts and invoices. You approve major expenses through the online portal before payment processing.
Transparent Fee Structure:
Our property management fees are straightforward with no hidden charges. Management fees are typically percentage-based on collected rent, tenant placement fees cover costs of marketing and screening (typically one month’s rent or less), and maintenance coordination uses our established vendor network (you pay vendor costs directly, no markups). We provide detailed fee structures in writing before engagement so you understand all costs upfront.
Property Management
Property Maintenance & Repairs
Proactive maintenance preserves property value, keeps tenants satisfied, and prevents small issues from becoming expensive emergencies. Our established network of licensed contractors and systematic approach to maintenance protects your investment.
Preventive Maintenance Programs:
Regular maintenance prevents costly emergency repairs and extends the life of property components:
HVAC System Service:
Annual heating and air conditioning maintenance prevents breakdowns during extreme weather, maintains energy efficiency, and extends equipment life. Regular filter changes, system checks, and cleaning catch small issues before they become expensive failures.
Plumbing Inspections:
Periodic plumbing checks identify slow leaks, worn fixtures, water heater issues, and drainage problems before they cause water damage. Catching leaks early saves thousands in damage repair costs.
Roof and Gutter Maintenance:
Annual roof inspections identify loose or damaged shingles, flashing issues, and potential leak points. Regular gutter cleaning prevents water damage, foundation issues, and landscape erosion. Sonoma County’s wet winters make roof and gutter maintenance especially important.
Exterior Maintenance:
Regular painting, siding repairs, fence maintenance, and landscaping upkeep preserve curb appeal and property values. Well-maintained exteriors attract quality tenants and command premium rents.
Appliance Service:
Dishwashers, refrigerators, washers, and dryers receive periodic maintenance to extend their operational life and prevent mid-lease failures that inconvenience tenants.
Routine Maintenance Coordination:
Landscaping Services:
For properties where landlords provide landscaping, we coordinate regular lawn mowing, trimming, irrigation system maintenance, and seasonal cleanups. Well-maintained landscapes enhance property appeal and prevent code violations.
Pest Control:
Regular pest control services prevent infestations that can damage property and create health hazards. We coordinate both preventive treatments and responsive service when tenants report pest issues.
Common Area Maintenance:
For multi-unit properties, we coordinate cleaning, lighting maintenance, trash removal, and upkeep of shared spaces.
Responsive Repair Coordination:
When maintenance issues arise, quick response prevents property damage and keeps tenants satisfied:
Tenant Repair Requests:
Tenants submit maintenance requests through the online portal, by phone, or email. Requests are logged immediately, prioritized by urgency (emergency vs. routine), and assigned to appropriate vendors. Tenants receive confirmation and estimated completion timelines.
Vendor Coordination:
We coordinate with licensed, insured contractors for all repairs. Our established vendor network includes plumbers, electricians, HVAC technicians, appliance repair specialists, handymen, roofers, and general contractors who understand our quality and pricing expectations.
Quality Verification:
After work completion, we verify repairs were done properly, collect warranty information where applicable, ensure worksites are clean, and obtain tenant confirmation of satisfactory completion before authorizing final payment.
Emergency Response (24/7):
Property emergencies don’t respect business hours. Our emergency line (707) 456-6049 is available 24/7 for urgent issues:
Emergency Situations Include:
- Water leaks (burst pipes, water heater failures, major leaks)
- Heating failures (during cold weather)
- Air conditioning failures (during heat waves)
- Electrical hazards (sparking outlets, power failures affecting safety)
- Security issues (broken locks, broken windows, door failures)
- Gas leaks
- Sewage backups
Our on-call managers coordinate emergency vendor response, authorize necessary repairs to prevent further damage, and notify property owners of significant incidents and costs.
Established Vendor Network:
Years of working with Sonoma County contractors means we know which vendors deliver quality work at fair prices. Our vendor network includes:
- Licensed plumbers available for emergencies and routine repairs
- Electricians for both service calls and remodeling projects
- HVAC technicians who service residential heating and cooling systems
- Appliance repair specialists for refrigerators, dishwashers, washers, dryers
- Handymen for general repairs and maintenance
- Painters for interior and exterior projects
- Flooring contractors (carpet, tile, hardwood)
- General contractors for larger renovation projects
All vendors carry proper California licensing, workers compensation insurance, and liability insurance. We verify credentials before adding vendors to our approved list.
Cost Control:
We protect your investment by obtaining competitive pricing, verifying work necessity before authorization, preventing unnecessary upgrades (repairs match existing quality level), and tracking maintenance costs against property budgets. You approve major repairs (typically $500+) before work proceeds, while emergency repairs proceed immediately to prevent property damage.
Property Management
Property Inspections & Condition Monitoring
Regular inspections protect your investment by identifying maintenance needs early, ensuring tenants maintain properties properly, and documenting property condition for security deposit determinations.
Move-In Inspections:
Comprehensive move-in inspections document property condition before tenants take possession. We photograph every room, document existing damage or wear, record appliance conditions and serial numbers, test all systems (plumbing, electrical, HVAC), note landscaping condition, and create detailed written reports. Both landlord and tenant receive copies. These inspections establish baseline condition for move-out comparisons and security deposit determinations.
Periodic Property Inspections:
California law allows periodic inspections with proper notice. We conduct inspections:
Frequency:
Typically every 6 months for single-family homes, quarterly for multi-unit properties, and more frequently if concerns arise about property care or lease compliance.
Inspection Focus:
Interior condition (cleanliness, damage, unauthorized alterations), maintenance needs (plumbing leaks, HVAC issues, appliance problems), safety hazards (smoke detector function, fire extinguishers, electrical hazards), lease compliance (unauthorized occupants, pets, smoking, business use), and exterior condition (landscaping, parking, trash).
Documentation:
Inspections are documented with photos and detailed written reports. Tenants receive copies highlighting any issues requiring attention. Inspection reports provide early warning of problems so they can be addressed before becoming serious or expensive.
Move-Out Inspections:
When tenants vacate, thorough move-out inspections determine security deposit disposition:
Inspection Process:
We inspect immediately after tenant departure, compare condition to move-in documentation, identify damage beyond normal wear and tear, estimate repair costs, and prepare itemized security deposit disposition statements.
Normal Wear vs. Damage:
California law requires landlords to distinguish normal wear and tear (carpet wear from foot traffic, paint fading, minor scuffs) from tenant damage (carpet stains, holes in walls, broken fixtures, excessive filth). We document the difference carefully to comply with law and treat tenants fairly.
Security Deposit Statements:
Within 21 days of tenant move-out, we provide itemized statements showing security deposit amount, deductions for damage or unpaid rent (with receipts and estimates), cleaning charges if applicable, and deposit refund amount. Detailed documentation and timely statements protect landlords from security deposit disputes.
Drone Inspections (When Applicable):
For larger properties or difficult-to-access areas (roofs, upper floors, extensive grounds), we can arrange drone inspections providing aerial photography and video. Drone inspections are especially useful for roof condition assessment without the expense and safety concerns of physical roof access.
Property Management
Tenant Relations & Lease Management
Professional tenant relations reduce turnover costs, encourage lease renewals, and create positive rental experiences that lead tenants to care for your property and pay rent reliably.
Responsive Communication:
Tenants reach us through multiple channels—online portal, phone, email, or text—and receive prompt responses to questions and concerns. Our Santa Rosa office is staffed during business hours (Monday-Friday, 9AM-5PM) with property managers who know your property and tenant history.
Response Standards:
- Emergency maintenance: Immediate response (24/7 emergency line)
- Urgent maintenance: Same business day coordination
- Routine questions: Same or next business day response
- Non-urgent maintenance: Scheduled within 48 hours
Lease Enforcement:
Professional lease enforcement protects your property and ensures compliance with lease terms:
Rent Collection:
As described above, systematic rent collection with immediate late payment follow-up prevents small problems from becoming major delinquencies.
Lease Compliance Monitoring:
Through periodic inspections and responsive communication, we monitor compliance with lease terms including occupancy limits (no unauthorized occupants), pet policies (approved pets only, size/breed restrictions enforced), smoking restrictions, parking rules, and prohibited uses (no business operations, illegal activities).
Violation Notices:
When lease violations occur, we send formal notices citing specific lease provisions, requesting compliance within reasonable timeframes, and explaining consequences of continued non-compliance. Documentation protects landlords if legal action becomes necessary.
Eviction Coordination:
When tenants fail to pay rent or violate leases seriously enough to warrant removal, we coordinate legal eviction proceedings including preparing and serving required California notices (3-day pay-or-quit, 3-day cure-or-quit, 30/60-day termination), coordinating with eviction attorneys, providing documentation for unlawful detainer actions, and managing property during eviction process. California eviction law is complex and strictly enforced—we ensure full compliance to avoid costly procedural errors.
Lease Renewals:
Tenant turnover is expensive—vacancy costs, cleaning, repairs, marketing, and screening for new tenants typically cost 1-2 months’ rent per turnover. Renewing good tenants saves money:
Proactive Renewal Outreach:
We contact tenants 60-90 days before lease expiration to discuss renewal options. Early conversations give tenants time to decide and allow landlords time to re-market if tenants plan to leave.
Market-Based Rental Increases:
We provide market analysis showing current rental rates for comparable properties and recommend rental increases that balance income maximization with retention of good tenants. Modest annual increases (3-8%) typically generate higher long-term returns than aggressive increases that force turnover.
Renewal Incentives:
For excellent tenants, renewal incentives like property upgrades (new appliances, fresh paint), minor rental concessions, or flexible lease terms can encourage renewals that avoid costly turnover.
Move-Out Coordination:
When tenants give notice, professional move-out coordination minimizes vacancy periods:
Move-Out Requirements:
We provide tenants with move-out checklists explaining cleaning expectations, repair responsibilities, final utility readings, key return procedures, and forwarding address requirements.
Final Walk-Through Scheduling:
We coordinate final inspections, provide security deposit disposition statements within legal timeframes, and process refunds promptly.
Turnover Preparation:
We immediately schedule cleaning, repairs, and any updates needed to market the property quickly, minimizing days vacant between tenants.
Property Management
Legal Compliance & Risk Management
California landlord-tenant law is complex, frequently changing, and strictly enforced. Non-compliance exposes property owners to lawsuits, penalties, and financial losses. Our expertise protects you from legal pitfalls.
California Landlord-Tenant Law Compliance:
Required Disclosures:
California requires numerous disclosures to tenants including lead-based paint (for pre-1978 properties), registered sex offenders database information, bedbug history, Megan’s Law database availability, mold information, and utility payment responsibilities. We ensure all required disclosures are provided properly and documented.
Rent Control and Eviction Protection:
California’s statewide rent control law (AB 1482) limits annual rent increases to 5% plus inflation (10% maximum) for most properties and requires “just cause” for eviction after 12 months of tenancy. We track which properties are subject to rent control, calculate maximum allowable increases, ensure evictions meet “just cause” requirements, and provide required notices to tenants.
Security Deposit Laws:
California strictly regulates security deposits including maximum amounts (typically 2x monthly rent for unfurnished, 3x for furnished), required interest payments (in some localities), 21-day refund timeline with itemized statements, and restrictions on permissible deductions. Violations expose landlords to penalties of up to 2x security deposit amount.
Habitability Requirements:
California Civil Code requires landlords to maintain properties in habitable condition including weather protection (roofs, walls, windows), plumbing and heating, electrical systems, sanitation facilities, and absence of health hazards. We coordinate repairs necessary to maintain habitability and respond quickly to tenant complaints about habitability issues.
Notice Requirements:
California mandates specific notice periods for various situations including 24-hour notice for landlord entry (except emergencies), 30 or 60 days for no-cause termination (depending on tenancy length), and 3-day notices for lease violations. We ensure all notices meet legal requirements for content, service method, and timing.
Fair Housing Compliance:
Federal and California Fair Housing laws prohibit discrimination in rental housing based on race, color, national origin, religion, sex, familial status, disability, sexual orientation, gender identity, source of income, or other protected characteristics. We:
- Apply consistent screening criteria to all applicants
- Avoid discriminatory advertising language
- Provide reasonable accommodations for disabled tenants
- Accept housing vouchers and other lawful income sources
- Train staff on Fair Housing requirements
- Document all tenant selection decisions
Risk Management:
Property Insurance Review:
We review landlord insurance policies to ensure adequate coverage including property damage, liability protection, loss of rent coverage, and umbrella policies for high-value properties. Proper insurance protects your investment from catastrophic losses.
Liability Prevention:
We identify and address liability hazards including trip hazards, inadequate lighting, security issues, pool safety (for properties with pools), and code violations. Proactive hazard correction prevents tenant injuries and premises liability claims.
Documentation:
Thorough documentation protects landlords in disputes. We document all tenant communications, maintenance requests and completions, lease violations and responses, inspection findings, and financial transactions. Complete records are essential if legal disputes arise.
Eviction Process Management:
California eviction procedures are technical and strictly enforced. Procedural errors result in case dismissal and restart. We follow all requirements for notice content, service methods, timing, and court filings to ensure successful evictions when necessary.
Property Management
Owner Portal & Technology
Modern property management technology provides 24/7 access to property information, streamlines communication, and gives you complete transparency into your investment’s performance.
Owner Portal Features:
Real-Time Financial Access:
View current rent status (paid/unpaid by tenant), month-to-date income and expenses, year-to-date financial performance, expense history with receipts and invoices, and upcoming scheduled expenses.
Document Library:
Access lease agreements, tenant applications and screening reports, property inspection reports with photos, insurance policies and certificates, vendor contracts and contact information, tax documents (1099s, year-end statements), and correspondence history (email, notices, communications).
Maintenance Tracking:
View open and completed maintenance requests, approve or decline maintenance expenses, track vendor performance and response times, and review maintenance history by property.
Communication Tools:
Send messages to property manager, receive automated notifications (rent collected, expenses paid, lease renewals, maintenance issues), and access message history for complete communication records.
Property Performance Analytics:
Track occupancy rates over time, compare actual performance to budgets, analyze maintenance costs by category, and review rental rate trends vs. market comparisons.
Mobile Access:
Our owner portal is fully mobile-responsive, allowing you to check property status, approve expenses, review documents, and communicate with your property manager from any smartphone or tablet.
Tenant Portal Features:
Tenant portal access improves communication and makes property management more efficient:
Online Rent Payment:
Tenants pay rent via bank transfer or credit card, schedule recurring automatic payments, and access payment history and receipts.
Maintenance Requests:
Tenants submit maintenance requests with photos, track request status, receive completion notifications, and review maintenance history.
Document Access:
Tenants access lease agreements, community rules, important notices, and property contact information.
Communication:
Tenants message property management, receive important announcements, and access FAQ resources.
Automated Efficiency:
Technology reduces administrative costs and improves service quality:
- Automated rent collection and late notices
- Automated lease renewal reminders
- Maintenance request tracking and vendor dispatch
- Financial reporting and owner distributions
- Document storage and organization
- Communication logging and tracking
Property Management
Why Sonoma County Landlords Choose Premier Property Services
Local expertise, dual property management capability (HOA + rentals), and personalized service from a team you can actually reach by phone.
Dual Expertise: HOA Management + Property Management
Most property management companies focus exclusively on rentals or exclusively on HOA management. Our experience in both areas provides unique advantages:
Common Area Expertise:
Managing 45+ homeowners associations means we understand exterior maintenance, landscape management, capital projects, and long-term property preservation. This expertise benefits rental property owners through better maintenance planning, accurate repair cost estimates, and knowledge of how to extend property component life.
Legal Compliance Knowledge:
HOA management requires deep knowledge of California real estate law, reserve requirements, disclosure obligations, and governance procedures. This legal expertise directly translates to better compliance with landlord-tenant law and reduced legal risk for rental property owners.
Vendor Relationships:
Our HOA management portfolio gives us relationships with contractors handling major projects—roof replacements, painting, plumbing, electrical, landscaping. These established relationships mean competitive pricing and reliable service for rental property repairs.
Professional Credentials:
Chelsea Draper’s CCAM certification and our professional affiliations (CAI, CACM, ECHO) demonstrate commitment to professional development and ethical practices that benefit all clients, whether HOA boards or rental property owners.
Headquartered in Santa Rosa, Serving Sonoma County
We’re local—headquartered at 1451 Guerneville Road in Santa Rosa—not a distant corporate office or an out-of-area manager trying to handle your property remotely.
Benefits of Local Management:
Quick Response Times:
Emergency situations receive immediate attention because we’re minutes away, not hours. Our local vendor network responds quickly to maintenance calls, minimizing property damage and tenant inconvenience.
Market Knowledge:
We understand Sonoma County rental markets deeply—neighborhood-specific rental rates, tenant demand patterns, seasonal fluctuations, and local economic factors affecting rental values. This knowledge helps you price competitively, market effectively, and maximize returns.
Local Vendor Network:
Years of working with Sonoma County contractors means we know which plumbers respond to emergencies promptly, which electricians price fairly, which painters deliver quality work, and which landscapers maintain consistent service. These relationships benefit your property through better service and competitive pricing.
Personal Relationships:
You know your property manager by name and have direct phone and email access—not a generic call center or automated system. When you call, you speak with someone who knows your property, your tenants, and your management preferences.
Community Understanding:
We understand Santa Rosa neighborhoods, Petaluma’s historic districts, Windsor’s family-friendly appeal, Healdsburg’s wine country character, and Sebastopol’s artistic community. This local knowledge helps us market properties effectively and attract tenants who’ll appreciate your property’s location.
BBB A+ Rated with 30+ Years Combined Experience
Our A+ Better Business Bureau rating reflects commitment to ethical business practices, responsive customer service, and fair resolution of any concerns. This third-party validation provides assurance that you’re working with a management company that operates with integrity and professionalism.
Our Heritage:
Premier Property Services was formed in 2020 through the merger of two established North Bay property management firms. This merger brought together:
- Experienced property managers with decades of rental management
- Financial specialists skilled in property accounting and reporting
- Administrative staff providing responsive customer service
- Established vendor networks throughout Sonoma County
- Proven systems and processes refined through thousands of managed properties
Current Management Portfolio:
- 100+ rental units (single-family homes, condos, multi-family)
- 45+ homeowners associations
- Properties throughout Sonoma, Marin, and Napa counties
- Mix of long-term professional investors and individual owners
- Properties ranging from small homes to multi-unit buildings
This combination of experience and personal service is why Sonoma County property owners continue choosing us to manage their rental investments.
Property Management
Property Management Throughout Sonoma County
We proudly serve rental property owners in Santa Rosa and throughout Sonoma County’s diverse communities.
Primary Service Areas:
Santa Rosa • Petaluma • Rohnert Park • Windsor • Healdsburg • Sebastopol • Sonoma • Cotati • Cloverdale • Guerneville • Bennett Valley • Glen Ellen • Kenwood
Each Sonoma County community has unique rental market characteristics—Santa Rosa’s strong demand from professionals and families, Petaluma’s appeal to commuters, Healdsburg’s high-end wine country renters, Sebastopol’s artistic community. We tailor our marketing and tenant placement strategies to each property’s location and target market.
We Also Serve:
- Marin County (Novato, San Rafael, Mill Valley, Sausalito)
- Napa County (Napa, American Canyon, St. Helena, Calistoga)
Whether your property is located in downtown Santa Rosa or the rolling hills of Sonoma wine country, we provide the same professional, responsive property management services.
Property Management
Types of Properties We Manage
We manage diverse residential property types throughout Sonoma County, tailoring our services to each property’s unique characteristics and owner goals.
Single-Family Homes
Single-family homes are the most common rental property type in Sonoma County. These properties attract long-term tenants—families seeking school districts, professionals wanting yards and space, or individuals desiring privacy.
Our Single-Family Home Services:
- Comprehensive marketing targeting family and professional renters
- Thorough screening focusing on long-term stability
- Proactive maintenance preserving property value
- Landscaping coordination (when landlord provides)
- Tenant renewal focus to minimize turnover costs
Single-family homes typically experience lower turnover than apartments when well-maintained and professionally managed. We focus on finding and keeping quality long-term tenants who treat your property as their home.
Condominiums
Condominium rentals involve unique considerations—HOA compliance, assessment payments, architectural review requirements, and coordination with condo associations.
Our Condominium Management Services:
- HOA compliance and communication coordination
- HOA assessment payment from collected rent
- Architectural review coordination for any improvements
- Understanding of shared vs. individual owner responsibilities
- Experience with master insurance vs. unit owner policies
Our experience managing 45+ HOAs gives us unique insight into condominium management. We understand HOA rules, assessment structures, and common area maintenance responsibilities, ensuring your condo rental complies with all association requirements while maximizing your investment returns.
Multi-Family Buildings (2-4 Units)
Small multi-family properties (duplexes, triplexes, fourplexes) provide excellent returns through multiple rent streams while remaining manageable in size.
Our Multi-Family Property Services:
- Individual tenant screening and lease management
- Coordinated turnover to minimize total vacancy
- Common area maintenance (yards, parking, shared utilities)
- Tenant relations managing neighbor dynamics
- Individual rent collection and accounting by unit
Multi-family management requires balancing multiple tenant relationships, coordinating maintenance to minimize disruption to occupied units, and managing shared spaces fairly. Our experience ensures professional management that keeps all units rented to quality tenants.
Property Management
Understanding Property Management Fees in Santa Rosa
Property management fees vary based on property type, services required, and property condition. We provide customized proposals showing exactly what you’ll pay and what services you’ll receive.
Typical Fee Structures:
Monthly Management Fees:
Typically 8-10% of collected monthly rent for full-service management including tenant placement, rent collection, maintenance coordination, financial reporting, and lease management. Percentage-based fees align our interests with yours—we maximize rental income because our compensation increases with yours.
Tenant Placement Fees:
One-time fee (typically 50-100% of one month’s rent) covering marketing costs, showing coordination, application screening, and lease preparation. Placement fees cover the significant time and expense of finding quality tenants.
Maintenance Coordination:
We coordinate all maintenance and repairs using our established vendor network. You pay vendor costs directly with no markups or hidden fees. Some management companies mark up maintenance costs 10-20%—we don’t. Transparent pricing means you pay fair market rates for repairs.
Lease Renewal Fees:
Typically $150-250 per lease renewal covering market analysis, tenant communication, lease document preparation, and renewal processing. Renewal fees are significantly less than placement fees, making tenant retention financially beneficial.
What’s Included:
- Professional property marketing with photos
- Multi-platform listing distribution (10+ sites)
- Property showings and applicant coordination
- Comprehensive tenant screening (credit, criminal, rental history, income verification)
- Lease preparation and execution
- Move-in and move-out inspections
- Monthly rent collection with automated systems
- Late payment follow-up and collection procedures
- 24/7 emergency maintenance coordination
- Routine maintenance scheduling and vendor management
- Regular property inspections (semi-annual or quarterly)
- Online owner and tenant portals
- Monthly financial statements
- Direct deposit of owner proceeds
- Year-end tax documentation
- Lease enforcement and eviction coordination when necessary
- Legal compliance oversight
Request a Customized Proposal:
Every property is unique. Request a free proposal and we’ll review your specific property, discuss your management goals, and provide detailed fee information customized to your situation.
Property Management
Frequently Asked Questions About Property Management in Santa Rosa
How quickly can you rent my vacant property?
Average time-to-rent depends on property condition, location, and pricing. Well-maintained properties in desirable Santa Rosa neighborhoods priced at market rates typically rent within 14-30 days. Properties needing repairs, located in less-desirable areas, or priced above market may take 30-60 days or longer. We provide honest market analysis and recommendations to minimize vacancy periods.
Contact us for property evaluation: (707) 544-2005
What’s your tenant screening process?
Our comprehensive screening includes full credit report review, income verification (paystubs, employment confirmation), rental history verification with previous landlords, criminal background check (subject to Fair Housing requirements), eviction history search, and complete application review. We apply consistent criteria to all applicants and comply with all Fair Housing laws. Typical income requirement is 2.5-3x monthly rent.
How do you handle maintenance emergencies?
Our 24/7 emergency line (707) 456-6049 ensures urgent issues receive immediate attention. We coordinate emergency vendor response for water leaks, heating/AC failures, electrical hazards, security issues, gas leaks, and sewage backups. For routine maintenance, tenants submit requests through the online portal and we coordinate service typically within 48 hours. You approve major repairs (typically $500+) before work proceeds.
What areas of Sonoma County do you serve?
We manage properties throughout Sonoma County including Santa Rosa, Petaluma, Rohnert Park, Windsor, Healdsburg, Sebastopol, Sonoma, Cotati, Cloverdale, Guerneville, and surrounding areas. We also serve Marin County and Napa County properties. Our Santa Rosa office location allows quick response throughout the North Bay region.
How do you determine rental rates?
We conduct comparative market analysis reviewing similar properties recently rented in your neighborhood, current listings competing for tenants, property condition and amenities, seasonal demand patterns, and local economic factors. Our analysis balances income maximization with realistic timeframes for finding quality tenants. We provide detailed market data and rental rate recommendations before marketing begins.
What happens if my tenant doesn’t pay rent?
Our systematic collection process begins immediately when rent is late. We send automated late notices, follow up with phone calls and emails, assess late fees per lease terms (complying with California limits), and post 3-day pay-or-quit notices per California law when payment isn’t received. If tenants don’t pay or vacate after legal notice, we coordinate with eviction attorneys for unlawful detainer proceedings. We handle all collection procedures while keeping you informed throughout the process.
Do you handle evictions?
Yes, we coordinate the entire eviction process when necessary. This includes preparing and serving required California notices (3-day pay-or-quit, 3-day cure-or-quit, 30/60-day termination), coordinating with eviction attorneys, providing documentation for unlawful detainer actions, attending court hearings when required, and managing property during eviction proceedings. California eviction law is complex—we ensure full compliance to avoid costly procedural errors that could delay eviction or result in case dismissal.
Can I still manage some aspects of my property?
Yes, we offer flexible service packages. Some owners prefer handling certain responsibilities (like maintenance coordination) while we manage others (tenant placement, rent collection, financial reporting). We customize services to your preferences and provide corresponding fee adjustments. Many owners start with full-service management then adjust as they become comfortable with certain aspects.
Ready to Experience Professional Property Management in Santa Rosa?
Contact Premier Property Services today for a free, no-obligation proposal customized to your property and management needs.
Contact Information
Call us directly : (707) 544-2005
Email our team : Inquiries@PremierPSInc.com
Visit our Santa Rosa office 1451 Guerneville Rd #220 Santa Rosa, CA 95403
Office Hours : Monday-Friday: 9:00 AM – 5:00 PM
24/7 Emergency Line: (707) 456-6049
Request Your Free HOA Proposal
What to Expect:
✓ Free property evaluation and rental rate analysis
✓ Customized management proposal
✓ Transparent fee discussion
✓ No pressure or obligation
✓ Response within 1 business day
We’re Ready to Help With:
- Vacant property marketing and tenant placement
- Current tenant management transition
- Property maintenance and repair coordination
- Rent collection and financial management
- Legal compliance and risk management
Explore Our Other Services
- HOA Management Services → – Community association management for condos, townhomes, and planned developments
- Financial Services & HOA Accounting → – Association accounting and reserve management
- Our Professional Affiliations → – CCAM certification, CAI, CACM, ECHO memberships
- About Our Team → – Meet Chelsea Draper and our property management professionals
- Service Area → – Communities we serve throughout Sonoma, Marin, and Napa counties
Reviews
What Our Clients Say
Contact Info
Location
1451 Guerneville Road #220
Santa Rosa CA 95403
Phone
(707) 544-2005
Our Services
HOA Management & Property Management Services in Santa Rosa, California
HOA Management Services in Santa Rosa, CA
Dedicated Community Association Management for Sonoma County Homeowners
Managing a homeowners association requires expertise in California's Davis-Stirling Common Interest Development Act, financial management, vendor coordination, and community relations. Premier Property Services provides comprehensive HOA management to condominium associations, planned unit developments, and single-family home communities throughout Santa Rosa and Sonoma County. Our certified community managers attend board meetings, prepare agendas and minutes, coordinate annual elections, manage insurance renewals, enforce CC&Rs consistently, and serve as the primary point of contact for homeowner inquiries. We currently manage over 45 associations across the North Bay, from intimate 10-unit communities to larger developments with hundreds of homes.
Residential Property Management in Santa Rosa, CA
Full-Service Rental Property Management for North Bay Investors
Owning rental property in Sonoma County should build wealth, not consume your weekends. Premier Property Services handles every aspect of residential property management so you can enjoy the returns without the daily headaches. We market vacant properties across multiple platforms, show units to prospective tenants, conduct thorough screening, prepare lease agreements, collect rent, coordinate maintenance and repairs, conduct regular property inspections, and provide detailed monthly financial statements. Our property management services cover single-family homes, condos, townhouses, and small multi-family buildings throughout Santa Rosa, Petaluma, Rohnert Park, and surrounding communities. Whether you own one rental or a portfolio of investment properties, we deliver the same attentive, professional management.
HOA Accounting & Financial Services in Santa Rosa, CA
Transparent Financial Management That Keeps Your Association Compliant
Sound financial management protects your community's assets and ensures your association can meet its obligations today and fund future capital improvements. Our HOA accounting services include monthly assessment billing and collection, accounts payable processing, bank reconciliation, reserve fund tracking, delinquency follow-up, budget preparation, and financial statement preparation in formats that comply with Davis-Stirling requirements. Board members access real-time financial data through our secure online portal. We also coordinate annual audits or reviews with your CPA and assist with reserve study updates to ensure your community is planning appropriately for long-term maintenance and capital expenditures.
Where We Work
Service Areas
Sonoma County
Marin County
Napa County
Ready to Experience Professional HOA & Property Management?
Contact Premier Property Services today for a free, no-obligation proposal customized to your community or investment property. We'll show you how local expertise and personalized service make the difference.