15 Questions to Ask a Coronado Property Manager Before You Sign

Before you hire a Coronado property manager, ask about five things: their license, their fees and what those fees include, how they screen tenants and keep leases compliant with California law, how repairs and emergencies are handled, and how you can leave if it doesn't work out. The 15 questions below cover each area. A good manager answers them specifically, in writing where it matters, and without hesitating.

Key takeaways

• Start with the license: managing rentals for pay requires a California broker license (Bus. & Prof. Code § 10131(b)), and you can look it up on the Department of Real Estate website.
• Ask for the full fee schedule and the list of what each fee includes, not just the monthly rate.
• Listen for specifics on screening criteria, lease disclosures, rent cap math and deposit handling.
• Settle the repair approval limit and emergency process before the first tenant moves in.
• Read the termination clause now, while you have the most leverage.

Licensing and fit

1. What is your DRE license number, and who is the responsible broker?

Why it matters: Renting property, soliciting tenants or collecting rent for someone else for pay requires a real estate broker license, or a salesperson working under a broker (Bus. & Prof. Code § 10131(b)). A good answer sounds like: a license number given right away, with a named broker you can verify on the California Department of Real Estate's public license lookup.

2. Who will handle my home day to day?

Why it matters: The person who answers your email matters more than company size. A good answer sounds like: a named contact and a named backup.

3. What Coronado homes like mine do you manage?

Why it matters: A Shores condo, a Cays home on the water and a single-family house each come with different rules, HOAs and upkeep. A good answer sounds like: a clear description of comparable homes they handle and the issues those homes tend to raise.

Money

4. What are all of your fees, and what does each one include?

Why it matters: Two managers with the same monthly rate can cost very different amounts once leasing, renewal, setup and repair charges are added. A good answer sounds like: a complete written fee schedule and a task list for each fee. Our guide to Coronado property management costs explains each fee type.

5. How do you price my rent?

Why it matters: Overpricing means vacancy; underpricing costs every month. On a new tenancy you can set the starting rent freely, but later increases may be capped (Civ. Code § 1947.12). A good answer sounds like: a rent estimate supported by comparable rentals and an explanation of your home's strengths and weaknesses.

6. How and when will I receive rent and statements?

Why it matters: You need predictable cash flow and records for Schedule E (IRS Pub 527). If you live outside California, a manager must generally withhold 7% of rent paid to you for the Franchise Tax Board (FTB Pub 1017, rev. 02/2026). A good answer sounds like: a set payout schedule, a sample statement, and a clear explanation of nonresident withholding if it applies to you.

Tenants and the law

7. What are your written screening criteria?

Why it matters: California fair housing law protects source of income, including housing vouchers, and veteran or military status (Gov. Code § 12955). Screening fees are capped and must follow first-come, first-qualified or refund rules (Civ. Code § 1950.6, AB 2493). A good answer sounds like: written criteria given to every applicant and applied the same way, with fees handled under those rules.

8. Which lease and disclosures will you use for my home?

Why it matters: A California lease for a house or condo needs either the rent cap and just cause notice or the exact exemption statement, plus flood hazard and bed bug notices, the Megan's Law notice for single-family homes, and a lead paint disclosure for pre-1978 homes. A good answer sounds like: a named list of disclosures, and a clear view on whether your home qualifies for the single-family exemption under Civ. Code §§ 1946.2 and 1947.12.

9. How do you handle renewals and rent increases?

Why it matters: For covered homes in San Diego County, increases effective August 1, 2026 through July 31, 2027 are capped at 8.2% over 12 months (Civ. Code § 1947.12), and notice periods depend on the size of the increase (Civ. Code § 827). A good answer sounds like: the current cap, the notice rules and when they would contact you before a lease ends.

10. How do you document condition and handle the deposit?

Why it matters: Deposit disputes are won or lost on evidence. California requires move-in photos for tenancies beginning on or after July 1, 2025, and photos before and after repairs at move-out (Civ. Code § 1950.5(g)). The balance is due within 21 days after the tenant moves out, returned electronically if the tenant paid rent or the deposit electronically, unless you both agree in writing on another method. A good answer sounds like: a photo routine at both ends, and a clear answer on who holds the deposit.

11. How do you handle my HOA and Coronado's rental rules?

Why it matters: Before renting, an owner must give the HOA proof of the title date and the tenant's contact information (Civ. Code § 4740(c)), and Coronado prohibits rentals of 25 consecutive days or fewer in residential zones (CMC § 86.78). A good answer sounds like: a process for getting your CC&Rs and leasing rules and writing them into the lease.

Repairs and communication

12. What can you approve without me, and who does the work?

Why it matters: An approval limit keeps small repairs moving without surprise bills. A good answer sounds like: a dollar limit you choose, written into the agreement, plus a clear answer on whether work goes to in-house staff or outside vendors and whether invoices are marked up.

13. What happens with an emergency at 2 a.m.?

Why it matters: Water leaks and lockouts don't wait for business hours. A good answer sounds like: a described after-hours process, who decides, and when you are told. Be wary of promised response times that aren't in the agreement.

14. How do you handle tenant access and entry?

Why it matters: California requires reasonable written notice to enter for non-emergency reasons, with 24 hours presumed reasonable, during normal business hours (Civ. Code § 1954). A good answer sounds like: a standard entry notice and a habit of coordinating repair times with the tenant.

Leaving

15. How do I end the agreement, and what do I get back?

Why it matters: The exit terms shape the whole relationship. A good answer sounds like: a clear notice period, any termination fee stated up front, and a promise to hand over the lease, ledger, deposit accounting, photos, keys and vendor records. Our guide to switching property managers in Coronado lists what a clean handover includes.

Answers that should give you pause

• No license number, or reluctance to name the responsible broker.
• A fee quote that is only a monthly rate.
• "We screen everyone the same" with no written criteria to show you.
• No clear answer on the rent cap or your home's exemption.
• A termination clause they won't explain.

This is general information, not legal or tax advice. Confirm the details for your situation with a California attorney or tax professional.

For a picture of the work itself, see what a Coronado property manager does. More guides are in the Coronado Rental Guide, and our page on how to find a good property manager in Coronado covers the search itself.

Frequently asked questions

How do I check a property manager's license in California?

Ask for the broker's license number and look it up on the California Department of Real Estate's public license lookup. Managing rentals for others for pay requires a broker license, or a salesperson license under a supervising broker (Bus. & Prof. Code § 10131(b)), so the lookup should show an active license tied to the company or broker you are hiring.

What should a property management agreement include?

At minimum: every fee and what it covers, the repair approval limit, emergency handling, how and when you are paid, who holds the deposit, the term, and how either side can end it. If a task isn't written in, don't assume it is included.

Should a manager know whether my home is exempt from rent control?

Yes. California's rent cap and just cause rules exempt many single-family homes and condos, but only if the owner is not a REIT, a corporation or an LLC with a corporate member, and only if the exact statutory notice is in the lease (Civ. Code § 1947.12(d)(5)). A manager should be able to explain how that applies to your ownership.

Is it a red flag if a manager won't quote fees online?

Not necessarily. Many managers quote each home in writing rather than publishing a price list. The red flag is refusing to put the full fee schedule in writing after seeing your home.

Next step: ask these questions about your own home

The clearest way to judge a manager is to see how they answer about your specific property. McKee Properties has managed rentals from its Coronado office since 1989 and offers a free, no-obligation rental analysis. Contact the office or call (619) 435-7780 to set up a conversation.