High Tide Properties invests in and professionally manages residential real estate properties for investors and property owners. Since 2003, High Tide Properties has developed over 200 condo-conversion homes worth $53 million for our investors and provided property management services for over hundreds of condos, homes, and apartments.

Our motto is "Personal Attention of a Small Company, Resources of a Big One."

Property Management Services

High Tide Properties is a full-service property management company with the mission to serve our clients through the highest customer service and the latest innovations in marketing and property management.

We offer a comprehensive bundle of services that meets the most demanding needs of our clients. We manage all types of residential real estate including single-family homes, condominiums, and apartments. Our property management services include marketing, maintenance, lease administration, operating and capital budgeting, vendor management, and property accounting.

Full-Service Management
High Tide Properties believes that a good property management company is a motivated one. That is why we charge a performance-based management fee as percentage of collected rents. If you don't receive rent, we don't get paid. High Tide Properties provides a full menu of all-inclusive services for 8% of collected rents.

• Full-Service Management: Includes advertising, tenant screening, rent collection, maintenance, and accounting services. ($100 / month minimum)
• Vacancies: If the property is vacant, there is a vacancy leasing fee of 20% of monthly rent (or $295/min) to be charged AFTER we have obtained a tenant. There is no additional fee for advertising. There is no fee for lease renewals or going to month-to-month tenancy. The vacancy leasing fee applies each time the property becomes vacant. For our full-service management clients, this service is reduced compared to our regular rates.

Vacancy Leasing Service
If you only want help finding a tenant, we can help with advertising, tenant screening, and leasing. We will advertise your property, find a tenant, screen the tenant, and obtain a signed lease for you for a fee of 40% of the monthly rent that we get for you. We require a 12 month lease from the tenants unless otherwise directed by the Owner.

You can use us to rent out your vacancy or it can be empty for 2 weeks while you try to rent it out yourself, it may cost you the same amount!

Our average time to lease-up a well priced rental is 1-2 weeks.

Our Vacancy Leasing Service is a great option for hands-on owners who want to manage the property themselves but need help finding good tenants. You only pay the fee after we find you a tenant. If we can't find you a tenant within 30 days, at market rent, you can cancel the service and there is no fee

If you decide, within 60 days of the new tenancy, that you want us to handle the management for you, we will gladly give you a 40% rebate on your Vacancy Leasing Service fee and take over the property management for a 12 month Full-Service Management Agreement.

Complete List of Services in Full-Service Management

Advertising / Marketing
Because we get paid as a percentage of collected rents, we are motivated to find a good tenant for your rental, FAST!!! The right tenant can't find your vacant rental if they don't find out about it. So to enable the largest viewing market, we have a more creative and extensive online and media marketing plan than any of our competitors. There are NO out of pocket costs for marketing, we pay for all the advertising to get your property leased. We provide the following marketing services included in our management fee:

• Analysis of property and neighborhood and rental survey Suggest improvements for maximizing rent and assist owner in making improvements, if neededComprehensive advertising for widest exposure. Our marketing includes:
  • Online Marketing (included free of charge) - Craigslist, Move.com, Backpages, Realtor.com, HighTideProp.com, Google Base, Oodle, Hot Pads, Vast, Properazzi, DotHomes, and more!)
  • Print media (actual costs apply)- Union-Tribune, SD Reader, La Jolla Village News, Beach & Bay Press, The Peninsula Beacon, San Diego Downtown News
• 24 hour information line to handle inquiries and provide information
• Same-day or next-day showing of property to interested prospective tenants. We know good tenants go fast. We act even faster to earn their business.

Tenant Screening
Once interested tenants fill out and submit an application, we do not blindly take just anyone as tenants. We know that there are good tenants and there are bad ones. We have a fair and rigorous list of criteria that produces the best tenants based on our thorough screening process. We provide the following tenant screening services included in our management fee:

• Credit history check and evaluation
• Unlawful detainer record check to ensure no prior evictions
• Verification of applicant's SSN, income, and job history
• Interview previous landlords to establish rental history
• Terrorist database check (most companies do not do this even though legally required)
• Bad check writing history check

• Legally up to date lease agreements
• Collect rent, security deposits, and late/bounced check fees
• Establish and enforce community rules
• Signed and verified Tenant inspection check list
• Eviction service assistance and court appearance to assist paid lawyer eviction service (client pays actual legal fees). Eviction service is free, you only pay for actual court filing fees and lawyer fees if the case goes to court.

Evictions are the hardest and the most costly misfortune to affect a rental owner. If you don't have professional help on your side, it can easily cost you 3-4 months of rent. We offer our eviction services in exchange for a 12 month Full-Service Management contract.

Property Maintenance
Routine monthly maintenance and services will be managed for you. We use outside vendors and don't charge any overhead for general maintenance. Our vendor's rates for most services are $35 / 1st hour, $25/hr thereafter. Plumbers and electricians usually charge $45-65 / hour. We schedule work with the tenant during regular business hours and repairs are completed as soon as possible, at the convenience of the tenant.

For emergency situations, tenants can call a 24 hour emergency phone answering service. High Tide Properties recognizes the importance of keeping repair costs down and diligently strives to only . We have strong relationships with many vendors, contractors, and suppliers.

• Contract for repairs needed for your property
• Owner authorization required for repairs over an agreed upon amount (usually $200), except in emergencies
• 24/7 answering service for emergency repair service calls
• Supervise repair work and provide final inspection
• We work with Owner who choose to supervise and directly pay for any repairs
• Repair costs deducted from monthly rents (repairs costs exceeding one months rent in a given month may require additional deposit by client)

Accounting & Reporting
High Tide Properties maintains separate bank accounts and complete computerized accounting records on each property. You are provided with monthly financial statements and additional customized reports are available for your specific needs. Monthly services include rent collection, payment of all or a portion of property operating expenses, monthly disbursement and financial reports.

• 24/7 access to bank statements & financial reports through our dedicated online Client Portal
• Monthly Owner's Draw checks mailed to Owner
• Year end financial documents for tax return preparation