Our mission at Beven & Brock Property Management Company, Inc. is to provide property owners (our clients) with the best possible return on their investment while, at the same time, offering high quality product and service to tenants (also our clients). We make good use of our 30 years of experience in Property Management.
We take pride in the dedication of our staff to offer the highest level of service available. We are thankful to the many owners who have chosen us to care for their real estate interests. We are also thankful to the many tenants that
have chosen to rent from us. To them I make my personal pledge of 1st class rental service and will accept any call from any tenant who may ask that we do better. I can be reached at 626-243-4145.
C. Finley Beven
Click here to read a detailed FAQ about the company and services offered.
Summary of Services and Charges
Note: the following summaries are based on the nature of the rental property, its size, and location. The summaries apply to most of our rentals, but are intended only as examples. For a summary based on your particular rental property, please contact Mr. Beven at 626-243-4145 or fin.beven@bevenandbrock.com.
Click on the type most similar to yours to read the information provided.
There will be a $475 leasing charge for placing the first tenant. This is essentially a “lease up” bonus which we distribute internally to those who do the extra work to get this business started: the rental agents, the property manger, and the folks in accounting. This amount is not charged against the property until we have a signed lease, and accepted the first month’s rent and security deposit from the in-coming tenant.
Any subsequent re-rental will be $235.
There is no Start-up charge if the owner(s) provide the first tenant. It the owner provides the first tenant, but asks us to do the credit and background checks and to prepare the contract, we charge $95 for this service.
The monthly charge for on-going management of individual condominium units is 5.5% of the rent collected, with a minimum of $125 per month.
The other advertising expenses you should anticipate are: A one-time charge of $85 IF you ask us to enter the property into the Multiple Listing System.
$15 per week while the property is vacant for maintaining the property on “West-Side Rentals”. This is a free internet service, but it does require weekly monitoring to keep it accurate and “in the system”.
$15 per week while the property is vacant for maintaining the property on “Craig’s List”. This is also a “free” internet service, but does require weekly monitoring to keep it accurate and “in the system”.
The owner will also pay for the actual cost of the credit/rental/banking/employment/criminal history check (approximately $18.50 per adult) if the tenant has satisfactory history. If the tenant’s history is not as represented in the application, the tenant will be rejected, and will pay for the research.
For this, we will do the following: Our rental office is open EVERY DAY, except major holidays. We will conduct the advertising, find a tenant, do all of the tenant screening (rental history, banking history, employment history, credit history).
We will then enter into a Rental Contract with the tenant(s) using a contract which we have been developing over the past 27 years to protect you. We will provide signed copies of such required items as the “Megan’s List” warnings, the lead warnings, the “Prop. 65 toxic substances warning”, and the required advisory notice to the tenant related to their security deposit rights. We will also provide signed copies of our forms related to the Property Condition at Move-in, our Mutual Understanding of Wear-and-Tear, and appropriate House Rules.
We will thereafter collect the rents, pay the bills, provide regular maintenance service and after-hours emergency service (provided by independent handymen and vendors at their cost), and send a full accounting of month-to-date and year-to-date income and expenses to you at the end of each month (actually mailed on approximately the 5th of the following month). If interior inspections are requested, these are done by the handymen at their hourly rate (currently $35). This make sense, as if they find anything that requires their service, it can generally be done then and there.
Owners’ checks are sent out on the 10th of the month, or first business day after the 10th if the 10th falls on a weekend or holiday.
“Hotel Ready” Owner agrees that the unit will be “hotel ready” before it is listed as ready and “For Rent”. What “hotel ready” means to us is that everything inside will be like walking into a suite in a nice hotel. EVERYTHING will be clean (walls & trim, windows, appliances, sinks, counters, toilet(s), cabinets, drawers, carpets, vinyl, blinds, etc.). EVERYTHING will work properly (such as windows, locks, drawers, doors, light-bulbs, smoke alarms [one in each bedroom and one in the hall outside of the bedroom, and toilet paper in the bathrooms in case an applicant needs to use it]). The owner may take responsibility for this, or may request that the property manager take responsibility. If the owner takes responsibility for the “make-over”, the owner will advise the Property Manager when the property is “hotel ready”. If the property is not “hotel ready”, a note will be made in the material given to the tenant, so that the tenant is not unfairly charged at move-out for deficiencies at move-in. For assistance with this make-over process by your Property Manager, see below.
We will request a start-up deposit for each property in the amount of $475. This amount is deposited in our Master Trust Account for this property, and is used towards the costs of such expenses as advertising, touch-up cleaning (if needed), and our first month’s management fee.
If additional repairs, maintenance, or cleaning are needed we will ask for additional funds, up-front, before the repairs can begin. If you ask us to over-see start-up work (within the first 120 days) in excess or $300, there will be a charge of 15% of all start-up repair, maintenance, and cleaning expenses.
We have a $475 leasing charge for placing the first tenant. This is essentially a “lease up” bonus which we distribute internally to those who do the extra work to get this business started: the rental agents, the property manger, and the folks in accounting. This amount is not charged against the property until we have a signed lease, and accepted the first month’s rent and security deposit from the in-coming tenant.
There is no start-up charge if the owner(s) or their real estate agent provide the first tenant. It the owner provides the first tenant, but asks us to do the credit and background checks and to prepare the contract, we charge $95 for this service. Any subsequent re-rental by Beven & Brock Property Management Company, Inc. will be $235.
The monthly charge for on-going management of single-family-homes is 5.5% of the rent collected, with a minimum of $135 per month.
The other advertising expenses you should anticipate are: A one-time charge of $85 IF you ask us to enter the property into the Multiple Listing System.
The actual cost of the credit/rental/banking/employment/criminal history check if the tenant has satisfactory history. If the tenant’s history is not as represented in the application, the tenant will be rejected, and will pay for the research.
For this, we will do the following:
Conduct the advertising, find a tenant, do all of the tenant screening (rental history, banking history, employment history, credit history, and criminal history). We will then enter into a Rental Contract with the tenant(s) using a contract which we have been developing over the past 27 years to protect you. We will provide signed copies of such required items as the “Megan’s List” warnings, the lead warnings, the Prop. 65 toxic substances warning, and the advisory notice to the tenant related to their security deposit rights. We will also provide signed copies of our forms related to the Property Condition at Move-in, our Mutual Understanding of Wear-and-Tear, and appropriate House Rules.
We will thereafter collect the rents, pay the bills, provide regular maintenance service and after-hours emergency service (provided by independent handymen and vendors at their cost), and send a full accounting of month-to-date and year-to-date income and expenses to you at the end of each month (actually sent on approximately the 5th of the following month). We recommend the use of one of our “preferred” gardeners. We pay them extra to be our “eyes-and-ears”, and they visit the property each week. If interior inspections are requested, these are done by the handymen at their hourly rate (currently $35). This make sense, as if they find anything that requires their service, it can generally be done then-and-there. Owners’ checks are sent out on the 10th of the month, or first business day after the 10th if the 10th falls on a weekend or holiday.
“Hotel Ready” Owner agrees that the property will be “hotel ready” before it is listed as ready and “For Rent”. What “hotel ready” means to us is that everything inside will be like walking into a suite in a nice hotel. EVERYTHING will be clean (walls & trim, windows, appliances, sinks, counters, toilet(s), cabinets, drawers, carpets, vinyl, blinds, etc.). EVERYTHING will work properly (such as windows, locks, drawers, doors, light-bulbs, smoke alarms [one in each bedroom and one in the hall outside of the bedroom, and toilet paper in the bathroom(s) in case an applicant needs to use it]). The owner may take responsibility for this, or may request that the property manager take responsibility. If the owner takes responsibility for the “make-over”, the owner will advise the Property Manager when the property is “hotel ready”. If the property is not “hotel ready”, a note will be made in the material given to the tenant, so that the tenant is not unfairly charged at move-out for deficiencies at move-in. For assistance with this make-over process by your Property Manager, see below.
We will request a start-up deposit for each property in the amount of $475. This amount is deposited in our Master Trust Account for this property, and is used towards the costs of such expenses as advertising, touch-up cleaning (if needed), and our first month’s management fee. If additional repairs, maintenance, or cleaning are needed we will ask for additional funds, up-front, before the repairs can begin. If you ask us to over-see start-up work (within the first 120 days) in excess or $300, there will be a charge of 15% of all start-up repair, maintenance, and cleaning expenses.
Our charges are simple: 5.5% of the monthly rent we collect with a minimum monthly charge of $145. There will be an additional charge of $165 each time there is a vacancy for supervising the “make-over” and re-rental process.
For this, we will do the following:
On an on-going basis, we will …
Collect the rents
Pay the bills
Arrange for all necessary repairs and maintenance
Provide 24-hour emergency service. We have access to a group of handymen who will be sure that any emergency problem is resolved, day or night.
Resolve tenant issues, such as “House Rules” violations.
Full month-to-date and year-to-date accounting of all income and expense items, as well as tenant status. Monthly reports are typically mailed by the 5th of the following month.
Property exterior inspections. These typically occur when maintenance issues are being addressed, but we also offer our clients another service: we pay extra each month to our preferred gardener to be our “eyes and ears” as he is at the properties each week. He has worked for us for 15 years, and knows what would concern us. He charges about the same as other gardeners.
Property interior inspections. If interior inspections are requested, these are done by the handymen at their hourly rate (currently $35). This make sense, as if they find anything that requires their service, it can generally be done then-and-there. As most unit inspections can be done in about 20 minutes, we recommend annual inspections preceded by reasonable notice to the tenants.
“Mark-ups”. No, we never do. You pay exactly what the vendor charges.
As vacancies occur, we will …
Our Rental Department is open 5 days per week, closing only on major holidays.
We prepare an advertising “flyer” for each vacancy. As indicated above, our Conduct the advertising, find a tenant, do all of the tenant screening (rental history, banking history, employment history, credit history). We will then enter into a Rental Contract with the tenant(s) using a contract which we have been developing over the past 29 years to protect our clients. We will provide signed copies of such required items as the “Megan’s List” warnings, the lead warnings, the Prop. 65 toxic substances warning, and the advisory notice to the tenant related to their security deposit rights. We will also provide signed copies of our forms related to the Property Condition at Move-in, our Mutual Understanding of Wear-and-Tear, and appropriate House Rules.
Regarding advertising, we are almost all of our advertising on the Internet. The sites are “free”, but they do require a quantity of tending. We charge (and pay the rental agent who does the work):$15 per week while the property is vacant for maintaining the property on “West-Side Rentals”. This is a free internet service, but it does require monitoring several times each week to be sure that the ad has been kept “in the system”.
$15 per week while the property is vacant for maintaining the property on “Craig’s List”. This is also a “free” internet service, but does require monitoring several times each week.
The owner will also pay for the actual cost of the credit/rental/banking/employment/criminal history check (approximately $18.50 per adult) if the tenant has satisfactory history. If the tenant’s history is not as represented in the application, the tenant will be rejected, and the tenant will pay for the research.
If a vacancy occurs during the first 120 days of our management agreement, and if significant cleaning, repairs, or maintenance are needed (in excess of $500), and if the owner wants us to supervise this work, we will charge 15% of the cost of the work for acting as the “general contractor” for this start-up work. For such supervisory work on vacancies after the first 120 days, there will be no extra charge.
Owners’ checks are sent out on the 10th of the month, or first business day after the 10th if the 10th falls on a weekend or holiday.
Our charges are simple percentage of the monthly rent we collect, that percentage being as follows:
5 – 7 units: 5%
8 – 10 units: 4.85%
11 – 15 units: 4.75%
There will also be an occasional charge of $135 for supervising the make-over / re-rental process each time there is a vacancy. This is essentially a lease-up commission shared by the rental agents and property manager who do the extra work for this process.
For this, we will do the following:
On an on-going basis, we will …
Collect the rents
Pay the bills
Arrange for all necessary repairs and maintenance,
Provide 24-hour emergency service. We have access to a group of handymen who will be sure that any emergency problem is resolved, day or night.
Resolve tenant issues, such as “House Rules” violations.
Full month-to-date and year-to-date accounting of all income and expense items, as well as tenant status. Monthly reports are typically mailed by the 5th of the following month.
Property exterior inspections. These typically occur when maintenance issues are being addressed, but we also offer our clients another service: we pay extra each month to our preferred gardener to be our “eyes and ears” as he is at the properties each week. He has worked for us for 15 years, and knows what would concern us. He charges about the same as other gardeners.
Property interior inspections. If interior inspections are requested, these are done by the handymen at their hourly rate (currently $32). This make sense, as if they find anything that requires their service, it can generally be done then-and-there. As most unit inspections can be done in about 20 minutes, we recommend annual inspections preceded by reasonable notice to the tenants.
“Mark-ups”. No, we never do. You pay exactly what the vendor charges. However, if an owner asks that we supervise major renovation work during the first 120 days of our start as Property Manager, there will be a charge of 10% of the cost of that work.
As vacancies occur, we will …
Our Rental Department is open 6 days per week, closing only on major holidays. Working tenants appreciate our weekend hours.
We prepare an advertising “flyer” for each vacancy. As indicated above, our Conduct the advertising, find a tenant, do all of the tenant screening (rental history, banking history, employment history, credit history). We will then enter into a Rental Contract with the tenant(s) using a contract which we have been developing over the past 29 years to protect our clients. We will provide signed copies of such required items as the “Megan’s List” warnings, the lead warnings, the Prop. 65 toxic substances warning, and the advisory notice to the tenant related to their security deposit rights. We will also provide signed copies of our forms related to the Property Condition at Move-in, our Mutual Understanding of Wear-and-Tear, and appropriate House Rules.
Regarding advertising, we are almost all of our advertising on the Internet. The sites are “free”, but they do require a quantity of tending. We charge (and pay the rental agent who does the work):
$15 per week while the property is vacant for maintaining the property on “West-Side Rentals”. This is a free internet service, but it does require monitoring several times each week to be sure that the ad has been kept “in the system”.
$15 per week while the property is vacant for maintaining the property on “Craig’s List”. This is also a “free” internet service, but does require monitoring several times each week.
The owner will also pay for the actual cost of the credit/rental/banking/employment/criminal history check (approximately $18.50 per adult) if the tenant has satisfactory history. If the tenant’s history is not as represented in the application, the tenant will be rejected, and will pay for the research.
Owners’ checks are sent out on the 10th of the month, or first business day after the 10th if the 10th falls on a weekend or holiday.
Our charges are simple: 4.5% of the monthly rent we collect, plus an occasional charge of $135 for supervising the make-over / re-rental process each time there is a vacancy. As we anticipate that the part-time resident manager to be offered minimal compensation, we would not expect that the manager would be making critical decisions such as tenant selection. If the resident manager is able to make these decisions, there will be no extra charge for this service.
For this, we will do the following:
On an on-going basis, we will …
As needed, find and train a part-time resident manger.
Collect the rents
Pay the bills
Arrange for all necessary repairs and maintenance
Provide 24-hour emergency service. We have access to a group of handymen who will be sure that any emergency problem is resolved, day or night.
Resolve tenant issues, such as “House Rules” violations.
Full month-to-date and year-to-date accounting of all income and expense items, as well as tenant status. Monthly reports are typically mailed by the 5th of the following month.
Property exterior inspections. These typically occur when maintenance issues are being addressed, but we also offer our clients another service: we pay extra each month to our preferred gardener to be our “eyes and ears” as he is at the properties each week. He has worked for us for 15 years, and knows what would concern us. He charges about the same as other gardeners.
Property interior inspections. If interior inspections are requested, these are best done by the handymen at their hourly rate (currently $32) along with the Resident Manager. This make sense, as if they find anything that requires the handyman’s services, it can generally be done then-and-there. As most unit inspections can be done in about 20 minutes, we recommend annual inspections preceded by reasonable notice to the tenants.
“Mark-ups”. No, we never do. You pay exactly what the vendor charges.
As vacancies occur, we will …
Our Rental Department is open 6 days per week, closing only on major holidays. Working tenants appreciate our weekend hours
We prepare an advertising “flyer” for each vacancy. As indicated above, we conduct the advertising, find a tenant, do all of the tenant screening (rental history, banking history, employment history, credit history, and now, Criminal Background History). We will then enter into a Rental Contract with the tenant(s) using a contract which we have been developing over the past 27 years to protect our clients. We will provide signed copies of such required items as the “Megan’s List” warnings, the lead warnings, the Prop. 65 toxic substances warning, and the advisory notice to the tenant related to their security deposit rights. We will also provide signed copies of our forms related to the Property Condition at Move-in, our Mutual Understanding of Wear-and-Tear, and appropriate House Rules.
Regarding advertising, we are almost all of our advertising on the Internet. The sites are “free”, but they do require a quantity of tending. We charge (and pay the rental agent who does the work):
$15 per week while the property is vacant for maintaining the property on “West-Side Rentals”. This is a free internet service, but it does require monitoring several times each week to be sure that the ad has been kept “in the system”.
$15 per week while the property is vacant for maintaining the property on “Craig’s List”. This is also a “free” internet service, but does require monitoring several times each week.
The owner will also pay for the actual cost of the credit/rental/banking/employment/criminal history check (approximately $18.50 per adult) if the tenant has satisfactory history. If the tenant’s history is not as represented in the application, the applicant will be rejected, and the applicant will pay for the research.
Owners’ checks are sent out on the 10th of the month, or first business day after the 10th if the 10th falls on a weekend or holiday.
Our charges are simple: 4.0% of the monthly rent we collect, assuming that the property can support a Resident Manager who is capable of making tenant-selection decisions. If the property cannot support that level of Resident Manager, there would be an occasional charge of $95 for supervising the make-over / re-rental process, each time there is a vacancy.
For this, we will do the following: On an on-going basis, we will …
As needed, find and train a resident manger.
Collect the rents
Pay the bills
Arrange for all necessary repairs and maintenance
Provide 24-hour emergency service. We have access to a group of handymen who will be sure that any emergency problem is resolved, day or night.
Resolve tenant issues, such as “House Rules” violations.
Full month-to-date and year-to-date accounting of all income and expense items, as well as tenant status. Monthly reports are typically mailed by the 5th of the following month.
Property exterior inspections. These typically occur when maintenance issues are being addressed, but we also offer our clients another service: we pay extra each month to our preferred gardener to be our “eyes and ears” as he is at the properties each week. He has worked for us for 15 years, and knows what would concern us. He charges about the same as other gardeners.
Property interior inspections. If interior inspections are requested, these are done by the handymen at their hourly rate (currently $32). This make sense, as if they find anything that requires their service, it can generally be done then-and-there. As most unit inspections can be done in about 20 minutes, we recommend annual inspections preceded by reasonable notice to the tenants.
“Mark-ups”. No, we never do. You pay exactly what the vendor charges.
As vacancies occur, we will …
Our Rental Department is open 6 days per week, closing only on major holidays. Working tenants appreciate our weekend hours
We prepare an advertising “flyer” for each vacancy. As indicated above, we conduct the advertising, find a tenant, do all of the tenant screening (rental history, banking history, employment history, credit history, and now, Criminal Background History). We will then enter into a Rental Contract with the tenant(s) using a contract which we have been developing over the past 27 years to protect our clients. We will provide signed copies of such required items as the “Megan’s List” warnings, the lead warnings, the Prop. 65 toxic substances warning, and the advisory notice to the tenant related to their security deposit rights. We will also provide signed copies of our forms related to the Property Condition at Move-in, our Mutual Understanding of Wear-and-Tear, and appropriate House Rules.
Regarding advertising, we are almost all of our advertising on the Internet. The sites are “free”, but they do require a quantity of tending. We charge (and pay the rental agent who does the work):
$15 per week while the property is vacant for maintaining the property on “West-Side Rentals”. This is a free internet service, but it does require monitoring several times each week to be sure that the ad has been kept “in the system”.
$15 per week while the property is vacant for maintaining the property on “Craig’s List”. This is also a “free” internet service, but does require monitoring several times each week.
The owner will also pay for the actual cost of the credit/rental/banking/employment/criminal history check (approximately $18.50 per adult) if the tenant has satisfactory history. If the tenant’s history is not as represented in the application, the applicant will be rejected, and the applicant will pay for the research.
Owners’ checks are sent out on the 10th of the month, or first business day after the 10th if the 10th falls on a weekend or holiday.
|
DOES THE FIRM…
|
Beven & Brock Property Management Company, Inc. |
| Have certification as an ACCREDITED MANAGEMENT ORGANIZATION, and adhere to the strict requirements of integrity and experience imposed by the INSTITUTE OF REAL ESTATE MANAGEMENT ? |
Yes |
| Have a CERTIFIED PROPERTY MANAGER involved with the day-to-day operational decisions of the business ? |
Yes |
| Cross-check all expense payments by someone other than the person who prepared the payments ? |
Yes |
| Require dual signatures on all expense payments ? |
Yes |
| Issue net proceeds to owners by the 10th of the current month (or first business day after) ? |
Yes |
| Issue financial statements to the owners within 5 business days of month-end ? |
Yes |
| Do weekly rent surveys and in-depth annual surveys to reveal long-term market trends ? |
Yes |
| Open for business 6 DAYS PER WEEK to be available for those working applicants who need to see vacancies on the weekends ? |
Yes
|
| Provide an adequate network of at least 10 handymen to service after-hours emergencies ? |
Yes |
| Pay bills weekly, out of respect for the needs of the vendors ? |
Yes |
| Perform a credit check and an Unlawful Detainer check on all tenant-applicants ? |
Yes |
| Years of experience, by each principal, in residential property management ? |
30 |
| Mark-up costs, or in any way profit on maintenance, or supplies provided for a client’s property ? |
No |
| Actively involved in the sale of Real Estate ? |
Yes |
| Commit all of its energy and resources to the MANAGEMENT of residential property ? |
No |
| Frequently re-draft rental documents to best represent and protect the owners’ interests relative to new laws and rulings. |
Yes |
| Actively serving on the Board of Directors of the Foothill Apartment Association and supporting its efforts to protect your property rights, and to fight rent control, both locally and through their representatives in Sacramento. |
Yes |
Rental Property Services
If you would like us to contact you regarding our services please fill out the form below.
Related Property Management Advice Articles
Over the past 20 years, Finley Beven has written more than 140 articles dealing with most conceivable subjects related to the management of rental properties. These articles have all been published in the Foothill Apartment Association newsletter, and re-published in the newsletters of many other Apartment Association newsletters across the state. A sample of these articles is re-printed below. If these on any other subject might interest you, please call Fin Beven at 626-243-4145, or e-mail at fin.beven@bevenandbrock.com.
SAMPLE ARTICLES
Rent Requirements, Treat All Equally and Fairly
Security
Proposition 65 Warnings
Reserve Studies
Mold, Act Aggressively
Day Care
For further information contact:
Fin Beven, CPM, CCAM
626-795-3282, EXT. 111
fin.beven@bevenandbrock.com
Informational Only
The information on this website is for informational and educational purposes only, and does not constitute legal advice. The information applies to California only. Because the law is constantly changing, the information on this site may not always be accurate, complete or current. You should not act or refrain from acting on the basis of anything contained on the website without first seeking legal advice.
Amendments
Beven & Brock Property Management Company, Inc. reserves the right to change any content contained on the Website at any time without notice. Beven & Brock Property Management Company, Inc. also reserves the right to change its terms of use at its sole discretion at any time. The amended terms shall be effective immediately upon posting on the Website. You should visit this page periodically to review the terms of use because they are binding on you. The terms “you” and “user” refer to all individuals and entities
Beven & Brock Property Management, Inc. serves the areas of Pasadena, South Pasadena, Altadena, Sierra Madre, San Marino, Temple City, Arcadia, Monrovia, San Gabriel, Rosemead, Monterrey Park, Alhambra and Glendale.