20 Questions to Ask a San Diego Property Manager Before You Sign

Reviewed by Brendan McKee, Managing Broker, DRE #01882732, on October 21, 2026.

Before you hire a San Diego property manager, ask about five areas: the license, the fees and what they include, how the manager handles San Diego's tenant rules, how repairs and money are handled, and how you can leave. The 20 questions below cover each one. A good manager answers specifically, puts the important answers in writing, and knows whether your property is governed by the City of San Diego's ordinance, another city's ordinance or state law alone.

Key takeaways

• Start with the license: managing rentals for others for pay requires a California broker license (Bus. & Prof. Code § 10131(b)).
• Ask for the full written fee schedule, not just the monthly rate.
• Test local knowledge: the City of San Diego's just cause rules apply from the first day of a tenancy, and Chula Vista and Imperial Beach have their own ordinances.
• Settle the repair approval limit and emergency process before the first tenant moves in.
• Read the termination terms now, while you have the most leverage.

License 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 another for pay is broker activity. Good answer: a number given right away and a named broker you can verify on the DRE's public lookup. See property manager licensing in California.

2. Who will handle my property day to day?

Why it matters: the person answering your email matters more than company size. Good answer: a named contact and a named backup.

3. What properties like mine do you manage, and where?

Why it matters: a downtown condo, a coastal house and a small apartment building raise different HOA, maintenance and legal issues. Good answer: a clear description of comparable properties and the areas they serve.

4. Do you offer full management, leasing only, or both?

Why it matters: you may not need full service. Good answer: a plain list of what each option includes.

Fees and money

5. What are all your fees, and what does each include?

Why it matters: leasing, renewal, setup and repair charges change the real cost. Good answer: a complete written schedule. Our guide to San Diego property management fees explains each type.

6. Do you mark up repairs or earn anything from vendors?

Why it matters: undisclosed compensation is a ground for license discipline (Bus. & Prof. Code § 10176(g)). Good answer: any markup stated in the agreement, with original invoices attached to statements.

7. How is my money held, and when do I get paid?

Why it matters: rent and deposits belong in a broker trust account, with a separate ledger for you, reconciled monthly (10 CCR §§ 2831.1, 2831.2). Good answer: a set payout date and a sample owner statement.

8. How do you handle tax reporting and out-of-state owners?

Why it matters: the manager issues the Form 1099-MISC for rent paid over to you ($2,000 threshold for 2026 payments), and generally must withhold 7% for the Franchise Tax Board for owners outside California once payments exceed $1,500 in a year. Good answer: a clear explanation of both.

Tenants and San Diego rules

9. How do you set the rent?

Why it matters: a new tenancy's starting rent drives later increases. As of October 2026, Penal Code § 396 also generally bars advertising rent more than 10% above the pre-emergency amount in San Diego County, stated through November 14, 2026; check whether it has been extended. Good answer: an estimate from comparable rentals, and awareness of the emergency limit.

10. Is my property covered by the City of San Diego Tenant Protection Ordinance?

Why it matters: in the City, just cause applies from the start of a tenancy, and no-fault terminations require two or three months' relocation (SDMC §§ 98.0704, 98.0706). Chula Vista (CVMC 9.65) and Imperial Beach (IBMC 9.90) have their own rules. Good answer: a direct answer for your address. See the Tenant Protection Ordinance guide.

11. Does my home qualify for the single-family exemption, and what goes in the lease?

Why it matters: the state and City exemptions require the owner not to be a REIT, a corporation or an LLC with a corporate member, plus exact notice language in the lease (Civ. Code §§ 1946.2, 1947.12; SDMC § 98.0703(l)). Good answer: a clear view on your ownership and the notices they would use.

12. How do you handle rent increases?

Why it matters: covered rentals in San Diego County are capped at 8.2% for increases effective August 1, 2026 through July 31, 2027 (Civ. Code § 1947.12), with 30 or 90 days' notice (Civ. Code § 827). Good answer: the current cap and when they would contact you before a lease ends. See the rent increase cap.

13. What are your written screening criteria?

Why it matters: California protects source of income, including vouchers, and veteran or military status (Gov. Code § 12955), and screening fees follow Civ. Code § 1950.6. Good answer: written criteria given to every applicant and applied the same way.

14. How would you handle a lease violation or nonpayment?

Why it matters: in the City, a notice that misses a required step is void (SDMC § 98.0710). Good answer: a described process and when an attorney is involved.

15. How do you document condition and return deposits?

Why it matters: California requires move-out photos and, for tenancies from July 1, 2025, move-in photos, plus the itemized statement within 21 days (Civ. Code § 1950.5). Good answer: a photo routine at both ends.

Repairs and communication

16. What can you approve without me?

Why it matters: a written limit keeps small repairs moving without surprise bills. Good answer: a dollar amount you choose, written into the agreement.

17. Who does the repairs?

Why it matters: quality and cost depend on the vendors. Good answer: a clear answer on in-house staff versus outside contractors, and on licensing.

18. What happens in an after-hours emergency?

Why it matters: leaks don't wait for business hours. Good answer: a described process, who decides, and when you are told. Be wary of response times that aren't in the agreement.

19. How do you schedule entry with tenants?

Why it matters: entry needs reasonable written notice, with 24 hours presumed reasonable (Civ. Code § 1954). Good answer: a standard notice and a habit of coordinating times.

Leaving

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

Why it matters: exit terms shape the relationship. Good answer: a clear notice period, any fee stated up front, and a handover of leases, ledgers, deposit accounting, photos and keys. See property management agreements explained.

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

For more on what full service covers, see our San Diego property management overview.

Frequently asked questions

What should I ask a property manager before hiring?

Ask for the DRE license number, the full fee schedule, how money is held and paid out, whether your property is covered by the City of San Diego ordinance or another local rule, the written screening criteria, the repair approval limit, and how the agreement ends.

How do I check a property manager's license?

Search the license number or company name on the California Department of Real Estate's Public License Information page. Check that the status is active and that the name and main office match the company on your agreement.

Should a San Diego manager know the Tenant Protection Ordinance?

Yes, for any property in the City of San Diego. The ordinance requires just cause from the start of a tenancy, sets relocation of two or three months' rent for no-fault terminations, and voids notices that miss a required step. A manager should also know which nearby cities have their own rules.

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

Not necessarily. Some managers quote each property individually rather than publishing a price list. The concern is a manager who won't put the full fee schedule in writing after seeing your property.

Next step: ask about your own property

The clearest test is how a manager answers about your specific property. McKee Properties has managed San Diego rentals since 1982 and offers a free San Diego rental analysis with no obligation. Ask these questions of every manager you consider, McKee included.