FREQUENTLY
ASKED
QUESTIONS

We specialize in residential single-family homes and townhomes/condominiums in and around North San Diego County area.

We primarily manage residential properties throughout the North San Diego County aera, including: Del Mar, Carmel Valley, Solana Beach, Rancho Santa Fe, La Jolla, Cardiff-by-the-Sea, Encinitas, La Costa and Carlsbad.

Yes. We are happy to take over as your property manager in situations where you may already have a tenant and/or another property manager involved, provided the tenant is in good standing and you have already informed the other property management company of your decision to change, and there are no open tenant and/or landlord legal matters pending.

We provide you with a comprehensive market and rental analysis to recommend a competitive rental rate for you home based on other similar properties in the area. Ultimately, you (the owner) have final say on the listing price.

In situations where for some reason the property does not generate significant interest or get rented, we will collaborate with the property owner to determine how adjust our marketing plan. This may include find-tuning our marketing approach, reducing price, etc.

California business of all types must occasionally make program, policy and pricing changes to stay in compliance with state regulatory requirements., tax/labor laws, and market changes. While we do our best to absorb and insulate our clients from these costs, on rare occasion we need to make necessary changes. In these instances, we will be 100% transparent about the adjustment and provide at least 30-days written notice with a complete explanation of the changes.

The owner reserves is a predetermined amount (typically $500) of the property owner's funds that Sea To Summit Property Management holds in our broker trust account as contingency funds for any daily obligations, maintenance and repairs, and emergencies that may occur at the property in a given month.

The reserve is funded and replenished each month when rent is received (in order to offset expense items incurred in the previous month). If the expenses exceed the $500 reserve, an owner deposit for the difference will be required to pay for the incurred expenses.

We advise all of our property owners to consult with their insurance agent to ensure they are carrying an adequate landlord/rental property insurance policy.

We require proof of proper insurance and that Sea To Summit Properties LLC is named as an additional insured party - which is a standard procedure with insurance companies and should be done at no additional cost to you (the property owner).

Please consult with your tax accountant regarding reporting and handling of rental income on their annual tax returns.

Sea To Summit Property Management will provide a gross rental income distributed to you on a 1099 form to the IRS. We will need you social security number for reporting purposes.

Yes, if a property owner resides outside of the State of California, Sea To Summit is required to withhold 7% of the rent collected and submit it to the state tax authorities on a quarterly basis.

Withholdings are submitted quarterly by Sea To Summit Properties LLC on the property owner’s behalf to the California Franchise Tax Board with a FTB Form 592, Quarterly Non-Resident Withholding Statement. Before January 31st of the following calendar year, we provide the property owner with a statement showing the total amount of income subject to withholding and the total amount withheld, using a FTB Form 592-B, Non-Resident Withholding Tax Statement.

California State Law requires property owners to disclose any of the following that apply to their property:

* Lead-Based Paint

* Mold

* Asbestos

* Bed Bugs

* Water Submeters

* Carbon Monoxide Detectors NOT Installed

* Water Heater NOT Braced

* Proposition 65 Warning NOT Posted

* Unsafe Swimming Pool and/or Spa Drain Cover and/or Lack of Safety Measures

* Death on Property (within Past 3 Years)

Yes. Upon request. We can provide both property owner and tenant references.

Yes. We typically conduct bi-annual property inspections (which are included in the management fees).

We do not recommend property landlords/owners be present for the inspections.

Sea To Summit Property Management will obtain owner approval for any expenditures over a set threshold or maintenance limit (typically set at $500-1000). Any minor issues below the maintenance limit will be resolved using our own best judgement. The only exception would be when emergency action is needed to protect the property or the well-being of the tenants.