When was the Last Time you Evaluated Vendors?

Dustin Edwards • October 11, 2022

Evaluating Vendors is Key to Keep Your Rental Profitable

When was the Last Time you Evaluated Vendors?

Your rental property is meant to provide income throughout the years. In order to maximize your bottom line you need to invest efficiently in your vendors. As a property owner it's a good habit to periodically evaluate those vendors. It can be money going down the drain if they're not providing the best quality service for their cost. 


Below are four things to consider when evaluating your vendors to help you make the best decision for your Long Beach rental property.


Insurance

When was the last time you shopped for landlord insurance?


For insurance companies it's a good idea to check with them every year. In many cases your current coverage agreement may still be satisfactory however, it's generally a good idea to check with your insurance provider yearly for any changes in policies that may affect you. Especially if you have made recent upgrades to the property.


Items to consider when evaluating your insurance company is if they are providing proper coverage. Is your current insurance company’s price competitive? Do they offer umbrella insurance to protect you beyond the limits and coverages of other policies? 


Property Management

A property management company needs to be able take care of your property, and increase your revenue. They are typically hired to oversee the day-to-day operations of your Long Beach rental property, deal with the concerns of your tenants. Including providing you with monthly property reports of the condition of your property. 


When evaluating your property management company it’s important to consider the following questions:


  • Is it easy to communicate with them?
  • Are they available when you need them?
  • Are your vacancies filled in a timely manner?
  • Are repairs and maintenance done in a timely manner?
  • Are they adhering to the changing laws?
  • Do you trust them?


Replacing a property management company can make many property owners hesitate, but may be necessary in the long term.


Landscaping

Well maintained landscaping is incredibly important for the aesthetic of your Long Beach rental property. The building may look beautiful, but a poorly maintained yard or unkept trees and bushes can be detrimental for curb appeal.


Your landscaping company should be able to properly maintain your property’s lawn, shrubs, trees and plants. They should be aware of local watering ordanced and should be able to offer solutions like water efficient landscaping if you notice the weather affecting the plant life. Ideally they should keep maintenance costs at a minimum while keeping tenants happy with great looking landscaping.


Trades

Trades include electricians, plumbers, and other repairmen. Although you may want to choose the cheapest workers, this can be costly as typically the lowest bidder uses the cheapest materials to do their work. 


When evaluating trade companies, pay attention to their online presence and customer reviews. It's important for trade companies to prove they can provide quality work in properties similar to yours. Pay attention to your tenants as well, as they have first hand experience when repairmen go into their home to work. Their availability and communication is important as emergency repairs may be needed at any time of the day or night. It's a good idea to have multiple trade company's phone number for this reason. Most importantly be sure they can continue to provide a trade license when asked.


It's important to make sure your vendors provide quality work, and it’s a difficult decision if you need to replace vendors you’ve worked with in the past.  If you need help finding reliable tradesmen to do maintenance or if you are unsure your vendors are doing a good job feel free to call us at (562) 888-0247 or feel free to fill out our
free rental analysis to see what your rental could yield today.


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By Dustin Edwards June 6, 2025
With the real estate market as competitive as it is, many landlords are looking into building an Accessory Dwelling Unit (ADU) or Jr. ADU to improve their bottom line with additional monthly income. While this is a great way to earn more, you need to be sure you’re investing in the right upgrade to your property. Below are some of the key differences between ADUs and Jr. ADUs; this way, you can make the right decision for your property. Differences between Junior ADUs and ADUs On the surface, the primary difference between an ADU and a Jr. ADU is the square footage. However, there are many considerations for each type of ADU , significant differences include costs and build limitations. ADUs are generally seen as a larger and more versatile build when compared to a Jr. ADU. They can be built detached from the main home, converting an existing structure, most commonly the garage. In Long Beach, an ADU can be up to 800 square feet or 50% of the gross floor area of the primary dwelling, whichever is smaller. For reference, an 800 sqft living space can be arranged as a 2-bedroom 1-bath home, though with creative use of the space, many investors have been able to fit 2 bedrooms and 2 bathrooms comfortably. If listing the ADU for rent is the goal, this can produce a higher yield, though at the cost of a higher initial investment. Jr. ADU, on the other hand, can only be a maximum of 500 sqft and must be built attached to the existing single-family home. While you can build an entire new addition to accommodate the Jr. ADU, it's not uncommon for homeowners whose homes are bigger than they need to convert a bedroom into a Jr. ADU in order to have additional income . A Jr. ADU does still require an efficient kitchen. Bathrooms can be shared with the main house, though this can deter some prospective tenants. Additionally, the utilities are oftentimes shared with the main house, which can simplify installation, though it can complicate utility costs with your tenant. When an ADU is Right Being able to build a full ADU provides an entirely separate and private living space, which is more desirable to prospecting tenants. This is the preferred choice for most investors, especially those who have unused space in their property. By being built apart from the main house, an ADU may cause less disturbance to those living in the main house, whether that be yourself or another tenant. In Long Beach, CA. ADUs can’t be listed as short-term rentals on apps like Airbnb; that being said, an ADU can command more in rent because of the aforementioned features. If you’re looking for a long-term investment, ADUs increase your property’s value while generating a consistent cash flow. Finally, if you ever plan on selling your rental property, the additional ADU can improve the appeal of your property to future buyers. When a Jr. ADU is Right While a Jr. ADU doesn’t have the same potential as a full-sized ADU, Jr. ADUs are far more budget-friendly. These are a great option for investors who have limited funds. Since Jr. ADUs generally require less work to be done in less time, allowing you to begin making a return sooner. Finally, if your property doesn’t qualify for a full-sized ADU permit due to the size of the property lot, a Jr. ADU can be built primarily through interior work, which may only require reconfiguring existing interior space. Whether you choose a full-sized ADU or a Jr. ADU, the decision depends on more than just the size of the structure, you’ll have to manage filling the vacancy and managing the new tenant. If you need help choosing which ADU is right for you or you need help managing your Beach City rental property, we invite you to call us today at (562) 888-0247 or complete our Owner Application online .
By Dustin Edwards May 30, 2025
Summer is a great time of year where people enjoy a number of outdoor activities. Though for landlords, summer brings with it a list of maintenance items and preventative care for their properties. Below, we’ve gathered three of the most important maintenance items to do before summer starts. Service your HVAC System Southern California summers are getting hotter and hotter, if you want to maintain tenant satisfaction you’ll need to have the HVAC or any A/C or cooling system properly serviced . Filters should be cleaned or replaced, and the ductwork should be inspected. For rentals with window units or mini-split systems should also be thoroughly inspected as well for optimal cooling. Doing proactive maintenance can reduce the risk of the cooling system breaking down during peak usage while also improving the system’s efficiency. This can lower utility costs for your tenants while extending the lifespan of your cooling system, saving you money in the long run. Additionally, consider inspecting your window and door seals for leaks. If the seals are broken, it allows hot air into the living space, this increases the cost associated with cooling while adding more load to the HVAC or cooling system. While not directly a part of the HVAC system, ensuring there aren’t any breaks in the seals helps extend the lifespan of your cooling system which is beneficial to your bottom line. Inspect your Roof The condition of a roof is oftentimes ignored since they tend to last over twenty years, and some property owners may not even be sure when the roof was last replaced . A poorly conditioned roof is one of the primary ways for a rental property to drive up the costs of repairs and tenant complaints. A damaged roof can inefficiently insulate a home, making it harder to keep it cool. It can also lead to water leaks during rainfall, which can lead to water damage, stains, and mold growth. While summers tend to be dry, the coastal cities such as Long Beach may see unexpected shifts in weather, which can bring sudden rainstorms or increased humidity. Fixing a small roof leak is relatively inexpensive, however, leaving said leak to grow can result in an emergency repair can cost thousands especially if a tenant has already moved in. A thorough roof inspection is a great maintenance item to do during a vacancy period especially as this can result in a positive experience with new tenants. This can lead to a long term stay with many lease renewals. Check for Signs of Pests Pest infestations are one of the fastest ways to ruin a tenant’s stay while also damaging a landlord’s reputation. Pests such as ants, cockroaches, other bugs, and rodents are common in many beach cities, especially during the warmer seasons. Being in a city, you’ll likely never truly be rid of pests, though, even a single complaint about an excess of bugs or rodent droppings can lead to bad reviews online, service calls, and in severe cases, lease termination. These pests not only create an unwelcome environment for your tenants, but they can also cause real damage to your investment property. Cockroaches are known to damage small wiring in appliances, ants can ruin food and get in everything, while rodents can chew through walls, plumbing, and even electrical wiring. Landlords should schedule regular ppest inspectionsto check for early signs of pest activity before the hotter season begins. Much like everything in this article, preventative maintenance is significantly cheaper than an emergency call, in this case to an exterminator. If you want to keep your tenants happy and your property well taken care of, preventative maintenance is a must. If you’re unsure about the signs to look for when doing routine inspections or you need help managing your Beach City rental property, we invite you to call us today at (562) 888-0247 or complete our Owner Application online .
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