How to Start a Property Management Business in California

The barrier to entry for property management companies in California can be low. You may be able to set up shop quickly, getting in the game with a working knowledge of state laws covering fair housing, tenant screening, and rental agreements.

The California housing market ebbs and flows with the economy, but managing properties can be fairly recession-proof. No matter how the economy is doing, rental properties always need managing. You can choose two paths:

• A licensed property manager holds a broker’s license from the California Department of Real Estate and may buy and sell real estate.
• An unlicensed property manager can show apartments, provide tenants with information and applications, and accept deposits but can’t buy or sell real estate.

How to Start a Property Management Business in California

1. Write a property management business plan

Your first step is to write a business plan. This thorough document explores the business setup and how it could become successful and profitable.

As part of your planning, get familiar with licensing and state compliance codes. The Golden State has health, safety, and building codes that must be followed, and cities and counties may have separate rental ordinances.

Include SMART goals to zero in on what your property management company aims to achieve. Analyze your competitors and your target market. A robust financial section in your business plan will lay out how you’ll charge customers (rent payments, security deposits, etc.), how many rental units you’ll manage, and how you’ll comply with the state’s rent control law.

2. Choose your business structure

A key part of this process is choosing how to structure your property management company. In California, the law states that real estate brokers can only form sole proprietorships and corporations at this time. If you need help starting one, our California corporate formation service can make the process quick and easy, allowing you to get down to the business of property management as soon as possible.

3. Create a business name

A property management company’s name should be a balance between easy to understand and catchy. Many firms include “property management services,” “property company,” or something similar in their names.

California doesn’t let two companies have the same name. Before you decide, check the California Secretary of State’s website to see if your idea is available.

Once you’ve identified a potential business name, also check for a relevant domain name. Ideally, your company website will match the name of your property management company.

4. Register your property management business and open a bank account

Next, obtain an employer identification number (EIN) from the IRS. This nine-digit number is a must for paying taxes, hiring employees, and opening business bank accounts.

Business bank accounts are a big help in roping off your business finances from personal accounts and assets. If you use accounting software geared toward property management, you may be able to link a bank account to it, too.

California has a series of health, safety, and building codes you must follow. Brush up on these codes and use landlord resources written by the state, like the Guide to Landlords’ Rights and Responsibilities.

If you plan to buy or sell apartment buildings or other residential property in California, you’ll need a real estate broker’s license. If you’ll solely manage the property, the license may not be necessary — check with state and local guidelines to be certain.

5. Property management business costs

What one-time fees, startup costs, and ongoing expenses will you need to cover? For example, an unlicensed property manager who doesn’t own, buy, or sell properties can expect startup costs ranging from $2,000 to $10,000.

Ongoing expenses may include an office and a vehicle (plus travel costs like fuel, parking, maintenance, and insurance). Landlord-specific software like TurboTenant can also help you track payments, tenants, and more. A business cost calculator can help you estimate your expenses.

While you’ll also incur property repair and maintenance costs, you can often bill those expenses to the property owner. Property managers in California also need various business insurance policies. Speak with an agent in your area for more details.

Government grants may be available, but they can be difficult to come by (and qualify for). Getting a loan from either a bank or family member is also an option, but be prepared with a solid business plan and written repayment terms. Business credit cards can provide instant cash flow and help with purchasing, but be aware of interest rates.

6. Purchase equipment for your CA property management business

You won’t need too much equipment to start a property management company. You could lease office space or simply set up a home office. Reliable transportation is essential, and subscribing to a legal website may provide access to editable contracts. A computer, smartphone, printer, and fax machine can also help.

If you plan to handle repairs yourself, consider putting together a good set of tools to cover everything from electrical to plumbing problems. But be aware of building codes and licensing requirements.

To comply with state-specific regulations, you’ll likely need to order signs for the properties you manage or work with a printer who understands property signage. For example, signs may regulate parking, list building rules, or provide contact information. Look into landlord-tenant laws for details.

7. Market your California property management company

Many property management companies in California use a combination of online and offline marketing tactics. Social media can be effective, but be strategic about the channels you use based on your target audience. For example, if you’re looking to work with property owners, LinkedIn can help build your network.

Consider creating a monthly or quarterly newsletter to send to property owners. It can include useful articles about the industry and testimonials from satisfied owners. You could also create a real estate agent referral program. For every client referred, you can send the agent a gift or a referral fee. Attending real estate conferences or local networking events is also a good way to meet potential clients.

When you think of property management, you may think of managing apartments. Indeed, the most common type of property management company deals with residential homes, whether it’s apartments, condos, single-family homes, or multi-generational homes. However, many different kinds of property management companies thrive in California.

A commercial property manager, for example, manages industrial space or office buildings. There are also homeowner’s association (HOA) management companies that manage entire neighborhoods.