Orange County
Property Management
that's different

The Good Life Proven Process™

Step 1

We prepare your property to be move-in ready

The initial step in our established process is getting your property ready to rent. This includes conducting maintenance and performing quality control assurance in our walk throughs. Continue reading  the steps below to delve deeper into our process. 

A Leasing Manager will take a detailed tour of the property and compile a report highlighting necessary repairs, paint jobs, or cleaning tasks. They’ll also point out any unique aspects of the home and flag any safety issues.

We will share the report with you. Afterwards, our Leasing Manager will give you a predicted timeline to finish the noted items and a target date to have the home ready and on the market.

We’ll pass the report along to our trusted network of skilled service providers who can tackle the work efficiently and at a reasonable cost. If any tasks go beyond the set maintenance budget, we’ll shoot over an estimate for you to give the green light.

The Leasing Manager will arrange the timeline and secure completion of work to be wrapped up by the target date.

After everything is finished, we’ll do a final quality check walk-through. Our team will take care of reviewing and settling the bills for the work done, all on your behalf.

Step 2

We blast market your property and manage tenant showings

The second step of our established process is marketing your property. Dive into our marketing strategies in the sections below. 

We will take the highest quality marketing photos of your property, along with any community amenities.

Using our special 3D camera, we will create a virtual walk through tour of your property. This lets potential renters see an accurate representation of the property online.

We’ll craft a tailored ad that shines a spotlight on your home’s highlights and perks, along with extra details like included utilities, unique leasing conditions, and more.

The listing will be posted through Zillow’s paid premium service and share it across the most popular sites, such as Zillow, Redfin, Trulia, HotPads,, and, to get maximum exposure.

We will prepare a lease that covers specific property information, along with any additional required disclosures, to maintain compliance with all local, state, and federal regulations.

The Property will be set up for self-guided tours that lets potential renters to view the home at their own convenience, 7 days a week. After a preliminary screening, potential renters are given a one-time access code to keys in a lock box at the property. Following their visit, they will be asked for feedback and directed to our rental application.

Step 3

Tenant screening and moving in qualified tenants

The third step of our established process is to find the best tenants for your property. Learn more about how we screen and choose tenants below. 

We’re committed to finding top-notch tenants for your property. That’s why we conduct a credit history check, background check, rental history check, and income verification to screen tenants. We only extend offers to tenants who meet our strict rental criteria.

After someone qualifies, we offer, prepare and send a lease to the applicant to get a signature.

Our leasing team will touch base with the tenants to clear up any questions about the lease, gather the signed documents, and collect move in funds.

Once the lease is all signed, we’ll pick up a copy of their renter’s insurance and, if needed, any HOA documents. We’ll also make sure they’ve got the utilities switched over to their name. Also, we will let them know when and how to get the keys for their move in, any specific move in requirements with the HOA (if applicable), as well as other important information about the rental (mailbox number, parking spaces, etc).

Before the tenants move in, we’ll do one last check to make sure everything’s good to go. We’ll take photos to document the property’s condition during this walk through. If needed, a final cleaning may be scheduled.

Step 4

Making the collection and disbursement of funds easy

The fourth step of our established process is gathering rent and dispersing it to you, the property owner. Learn more about the step-by-step process below. 

The majority of our tenants opt to pay their rent and security deposit via a secure online portal.

Our approach, known as “full month accounting” involves holding onto the collected rent throughout the month to cover any expenses. Then, on the last business day of the month, the rent is directly deposited into your account. This method of accounting won’t require an ongoing reserve and your statements will run for a full calendar month.

In the rare occasion of eviction, we take care of everything from start to finish. This means we will serve the notice to pay, file an unlawful detainer with an attorney, go to court if needed and do a sheriff’s lockout.

Step 5

We make renting easy

Supporting our tenants is a fundamental part of our property management process. Learn more about our tenant support options below. 

Tenants can reach out to their own go-to person for any questions or issues they have. They are also provided with our after-hours maintenance phone number in case of any emergencies. With these options, they can get in touch via call or text whenever they need to. 

Every new tenant gets access to our online portal, making it simple and easy to pay rent and put in maintenance requests.

When tenants break their lease terms, we act quickly to address the issue and make sure they get back on track as soon as possible.

Whether it’s roommate changes, to adding pets and to installing an electric vehicle charger, we will handle all lease modification requests and advise you on your landlord rights and any restrictions around the request.

Step 6

Protecting and maintaining your biggest asset

We stick to all the right safety measures and best practices to keep your property in great shape throughout the tenancy.

In our 10 years in business, we’ve learned that many maintenance requests can be reduced by troubleshooting with our tenants. To avoid sending out vendors as much as possible, we’ve put together a whole bunch of troubleshooting guides and videos. Our goal is always to resolve issues in a way that avoids extra expenses.

If a maintenance request does require a vendor, we tap into our wide network of reliable and top-notch vendors to make sure the job’s done right.

All non-emergency work above $500 will need your approval.

Vendors quickly send their invoices for the work performed and we require photos of the finshed work.

Tenants have the option to text or call our emergency line after hours, making sure we can get in touch with vendors around the clock if needed.

Step 7

Property Performance Tracking: Monthly and annual financial reports

We’re here to help you make the most of your rental property. That’s why we put together detailed financial property performance reports to help you receive the most from your investment. 

On the first business day of every month, we provide you with an owner statement. This shows the income and expenses from the previous month.

Your monthly statement will outline all expenses, and we’ll send over a detailed bill along with photos of the completed work for full transparency.

Every January we will provide you with a Cash Flow statement from the previous year. This Cash Flow statement will detail all of the income and expenses for your property. Simply give this to your tax accountant along with any other expenses you may have paid outside of the trust account.

Step 8

Annual walkthroughs

Our goal with yearly inspections is to make sure we address any property concerns before they become a large expense. Check out our yearly inspection procedures below to learn more about how we help safeguard your property. 

All landlords in California are responsible for maintaining certain safety features of the home like smoke and carbon monoxide alarms. We confirm that they are installed in the correct location, not expired, and functioning correctly.

All plumbing fixtures are inspected to look for any visible signs of water damage so it can be fixed before it gets worse.

Photos are taken of the property exterior and interior of the home along with any notes of the general condition of the home.

A dirty or improperly installed furnace filter can lead to HVAC system inefficiencies and damage. We educate the tenant on where the filter is and how to change it properly if it is dirty. We will follow up with the tenant to confirm it is changed following the inspection.

We take some general photos of the property to give you a birds eye view.

All walkthrough reports are stored on your online portal for ease of review and reference.

Step 9

Your expert property manager proactively contacts you to review a lease renewal offer

We handle the entire lease renewal process for you. Learn more about how we negotiate any rent increases and lease extensions below. 

All comparable properties are researched and data is used to recommend a rental rate for the renewal offer. We collaborate with you on sending an offer that maximizes the chances to secure a renewal.

We draft the lease extension, including any annual disclosures required by law. We also handle all negotiations with the tenant. Once signed by the tenant, we will sign the renewal agreement on your behalf. We add this renewal document to your owner portal for you to access any time you want.

Step 10

Coordinating Move outs and Security Deposit Refunds

As tenants prepare to leave, we handle the entire move-out procedure, including inspections and returning security deposits in line with California regulations.

Clear instructions are given to outgoing tenants on our property condition standards and how to give possession back to us.

Tenants can exercise their right by law, to a Pre Move Out Inspection. The purpose of the inspection is to identify what items may be taken out from their security deposit, and give them enough time to fix them if they want, before vacating the property.

We initiate the process of transferring utilities back to us to make sure they remain on during the vacancy. This is important as we may need to facilitate any repairs, cleaning, and showing of the property until it is leased again.

Similar to our initial walk through, a Leasing Manager will conduct a walk through and prepare a report that identifies any needed repairs, painting, or cleaning. Additionally, they’ll identify items that need repair, cleaning, or replacement that can be deducted from the tenants security deposit.

In accordance with state law, any unused funds of the security deposit will be returned to the tenants, along with a detailed statement and any accompanying invoices, within 21 days.

Why own rental property in Orange County?

Strong and Stable Market

High Quality of Life

Financial Benefits

If you don’t want the hands-on work of being a landlord, consider hiring a reputable Orange County property management company, like Good Life. We’ve spent the last decade making rental property ownership easy for over 1000+ property owners. We’re ready to do the same for you. 

How We're Different.

Let's make your house a home.

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Adam Manly

Adam is ready to:

  • Give individualized guidance and support on renting your property
  • Tackle any property management questions you may have
  • Share industry insights to enhance your investment 

Free 30-Minute Phone Call

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  • Zero commitment 
Property Management Client Guide Preview

Check out our guide

We are here to make owning rental property in Orange County easy. For comprehensive information about everything included in our property management package, check out our client guide.

Our Pricing

Houses, Condos & 2-4 units Multifamily (5-15 units)

Monthly management fee
Min $189 per unit/mo


Monthly management fee
Min $150 per unit/mo

3D Virtual Tours & High Quality Photos
Premium Marketing on 50+ Major Rental Sites
7 Days Showing Access & Support for Prospective Tenants
Thorough Tenant & Pet Screening
Renters Insurance Verification
Move-in and Move-out Inspections, Reports, and Photos
Lease Preparation, Negotiation, Signing and Lease Enforcement
Rent Collection
Maintenance Troubleshooting & Coordination
24/7 Maintenance Emergency Response
Maintenance Vendor Payment Coordination
Utility Coordination
Online Monthly & Annual Financial Statements
Money-back guarantee
$595 Leasing fee
$150 annual inspection
$195 Lease Renewal Fee
$595 Leasing fee
$150 annual inspection
$99 Lease Renewal Fee
Unfortunately, we do not offer services for Airbnb, VRBO, short-mid term rentals, or furnished rentals.

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1400 Utah St, CA 19140

Range of rent prices in the area for similar properties.

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Results based on 27 rental properties with 1 beds and any baths within a 1 mile radius.

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First Month Management Free

Our mission is to make owning rental property in Orange County easy. For a complete breakdown of everything included in our OC property management package, check out our client guide.


Money Back Guarantee

We stand by our word. If for any reason you are not happy with our service, neither are we. We’ll refund you up to 6 months of paid monthly management fees if you aren’t happy in the first year of service. We’re committed to 100% client satisfaction!

Our Frequently Asked Questions

Getting Started

Expect a call from our Leasing Manager within 1-2 business days.

For vacant properties or those in the process of a tenant move-out, the Leasing Manager will contact you and discuss specifics, collect keys, and address any other necessary items. After a property visit, you’ll receive a report of items that need attention in preparation for new tenants.

If your property has a tenant currently living in it, our Property Management Executive will contact you to review details, collect keys, gather tenant information, and process security deposits. Once everything is in order and finished, we’ll schedule an initial walkthrough with the tenant and provide you with a copy of the report.

Within 30 days of signing, or before we list your property on the market, we require proof of insurance. The insurance should include dwelling and liability coverage with a minimum of $500,000, and Good Life Property Management must be listed as an Additional Insured.

Please note that listing Good Life as an Additional Interest doesn’t meet our requirements because it doesn’t provide us with any added coverage. We recommend that you contact your insurance agent or broker to inform them that the property will no longer be your primary residence and will be used as a rental instead. In most cases, a new policy will be needed. Your agent or broker can also help you with our Additional Insured requirement.

Here’s a sample message you can send to your insurance agent:

“We have hired a new property manager to oversee our rental property. We need to make sure we have $500,000 in liability coverage and that our property manager is listed as an Additional Insured (for liability coverage). Please update our policy accordingly. Here’s their contact information:

Good Life Property Management, Inc.”

If you’re having any trouble finding insurance, please let us know. We have many trusted insurance brokers we can recommend to you.

Previous occupants should fill out the USPS change of Address form, which can be found at A change of address can prevent package and mail delivery to the previous address. Also, remember to update your address on other accounts like Amazon.

No, we cannot collect or forward mail or packages after the new tenant has moved in. Previous occupants must manage their own mail forwarding prior to moving out. Instructions for mail forwarding can be found on the USPS website.

No, do not deactivate utilities or trash services during property vacancy. We need all utilities to remain active during property maintenance and marketing. If tenant(s) moved out, please contact the utility, water, and trash provider to ensure continuity of service under your name during the property’s vacancy period.

New tenants are responsible for and are directed to transfer utilities starting from the date of their lease commencement. Please provide us with any necessary information, such as contact numbers of your utility providers, so we can swiftly provide that to the tenant to ensure uninterrupted services during the transition.

Once we identify qualified tenant(s), we sign the lease on your behalf. A copy of the fully executed lease will be shared with you through your online owner portal. Please retain this copy for your own records.

Yes. Once the property is leased, the property will be rekeyed by our locksmith using our key inventory. For safety concerns, we rekey the property between each occupancy.

We handle the rekeying process to ensure safety and security during occupancy transitions. Additionally, our rekeying process helps us maintain control over key inventory, which adds an extra layer of protection for both owners and tenants.


Step 1:  Start by getting a free rent estimate here.

Step 2:  Schedule a call with one of our property management experts. In this call, we can learn more about your home so we can provide you with a rent estimate within a 10% range. Even though the rental market is strong year-round in Orange County, prices usually decrease 5%-10% during the holiday season (November – January).

  1. Clear It Out: Remove all furniture and personal items. Unfurnished rentals are typically more appealing (unless you’re specifically targeting short-term renters like on Airbnb).
  2. Tackle Repairs: Address any necessary repairs. If you’re comfortable with DIY:
    • Freshly paint all walls professionally (trim as needed).
    • Ensure all systems (plumbing, electrical, appliances) are working flawlessly.
    • Install smoke alarms (with 10-year batteries) in bedrooms, living areas, and on each floor.
    • Install CO alarms on each level.
  3. Boost Curb Appeal: Maintain landscaping – it should look neat and tidy.
  4. Deep Clean: Hire a professional cleaning service, paying special attention to carpets.

Typically, our properties lease after 14 days on the market. 

We do a walkthrough of the property annually and send you the report.

We provide peace of mind to our clients through our Good Pet Guarantee. At no additional cost to the owner, Good Life will reimburse the cost of damages to the home (above any normal wear and tear) resulting from pets approved to live at the home by Good Life that exceed the tenants’ security deposit, up to $3,500 total! Our Good Pet Guarantee eliminates having to ask for a pet deposit, which lowers tenants’ move-in costs and typically helps your property lease faster.

We highly recommend allowing pets in your rental property. Since tenants with pets generally tend to stay longer in rental properties, your chances of a costly vacancy are decreased significantly. To implement our Good Pet Guarantee, Good Life charges and retains a pet rent from the tenants.

Please note, according to California law, service animals legally accompany tenants authorized to have them, and Good Life cannot prohibit their residency. The Good Pet Guarantee excludes damages attributed to such service animals.


Vacant Properties

We create an inspection report and share it with you. You approve all maintenance costs over $500. We start any work under $500 ASAP so we can get your property on the market. We have many relationships with professional 3rd party vendors who handle all our maintenance work.

Occupied Properties

The tenant submits a maintenance request and you get notified. We troubleshoot common issues with the tenant. If needed, we dispatch a preferred vendor who schedules a visit with the tenant. If the work is over $500, we contact you for approval. If under $500, we make the decision for you so it’s fixed efficiently.

If the property is vacant, yes. If the property is occupied, we only use our preferred vendor network in order to protect the tenant and maintain that the repairs are done right.

We utilize the funds that we have on hand for your property to pay vendors for any work performed. In the event we need additional funds, our clients will have access to an online portal where they can deposit funds if needed.

It depends on what repairs are needed. Usually, our team is able to give you an estimated range of cost for common repair items. If not, we can typically get a free estimate from our vendors within a couple of days.

We use a professional after-hours maintenance service who is available 24/7/365. This company takes the call, troubleshoots, and dispatches emergency repairs based on our instructions. If warranted, they contact the property manager after hours to help manage the situation. The next business day, you will receive an update regarding what happened and the actions we took. It’s important to note, after-hours emergency maintenance is handled without prior notification so that your property and the tenant are protected (and so you can get some sleep!).

  • Damage they cause above usual normal wear and tear
  • Plumbing blockages they cause
  • Cleaning and carpet cleaning when they move out


We usually require a security deposit of $25 less than one month’s rent. We do this so the tenant does not confuse the deposit as last month’s rent. We are legally required to return the deposit within 21 days of getting possession back of the home. During that time period, we will conduct a move out inspection and coordinate any repairs if they are needed. We collect all the receipts from the vendors and provide the departed tenant with the deposit, minus any deductions we make, as well as any invoices for deductions made.

No, we do not require a cash reserve. However, if you would like us to take care of other bills associated with the property, then we would need a cash reserve.

The 1st of each month. We deposit the prior month’s rent directly into your bank account for you. We also send you an owner statement detailing income, expenses, invoices, and photos of any maintenance work that was performed in the previous month.

If you are not a resident of California, the California Franchise Tax Board (FTB) requires property managers withhold 7% of the gross rent and submit it to them. If you are a California resident, you simply complete a Form 590 which we’ll send you with the management agreement. If you are not a California resident, you can apply through the FTB for a Waiver or Reduction from the 7% withholding. More information will be provided in your management agreement.

If you would like us to take care of other bills, then we require a cash reserve. We can pay anything besides mortgage and insurance bills.

No, we do not have a fee if the unit is vacant. We only collect a leasing fee once the property is rented and a commission each month that it is occupied.

General Questions

Yes. About three to four months before your lease is up, we’ll get in touch with you to talk about renewing renewing the lease. Typically, we suggest bumping up the rent by about 5-7% each year, depending on how the market is doing.

We want to make sure you feel comfortable and have the freedom to make changes, so our contracts are set up on a month-to-month basis. You can cancel anytime you need to, just let us know 30 days in advance.

You can only visit the property while it is vacant. When it’s occupied, we kindly request that you don’t drop by. It breaks the buffer between you and the tenant, and hurts our ability to manage the property smoothly. To make owners feel confident their home is being cared for, we do an annual inspection and take photos of the property.

We usually recommend to wait until the property is vacant to sell it. If our client needs to sell their property while someone’s living in it, we’ll collaborate closely with the tenant to ensure the process is seamless and efficient for everyone involved.

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