The renewal timeline
We start tracking each lease about four months ahead. The counts below are days before the renewal date.
- 120Days out
We start watching
Your lease goes on our renewal calendar. We pull the file and review market rent.
- 90Days out
Inspection and options
We schedule the annual inspection and send you our recommendation with your options.
- 60Days out
Your decision
You reply with your choice. Nothing goes to your resident until you approve.
- 30Days out
The offer
The approved notice or offer goes to your resident, and we follow up on the response.
- ✓Done
Renewal signed
New lease on file, calendar reset for next year.
Month-to-month tenancies follow the same rhythm. Exact notice timing depends on your lease and California law; we confirm it for each property.
What we do at each window
We run the calendar, do the groundwork, and bring you a clear recommendation while there is still plenty of time to act.
- 120days
We open the file and check the market
We review what comparable Sacramento rentals are asking and how your home has performed, so the recommendation rests on facts.
- 90days
We schedule the annual inspection
Your resident completes a guided self-inspection so you know the condition of the home before you decide. The same week, we send you our recommendation and your options.
- 60days
You decide, we prepare
Once you reply, we prepare the paperwork for the option you chose. If we have not heard from you, we follow up.
- 30days
We deliver and follow through
With your approval, the offer or notice goes to the resident. We track the response and sign the new lease.
Your three options
We recommend one, based on the resident's payment record, the condition of the home and what similar homes are renting for. The decision is always yours.
Renew at the current rent
Same rent, new term. The simplest path, and it keeps a good resident in the home with no empty weeks.
Renew with an increase
California law limits increases on many rentals, and we check every renewal against it before any number goes to a resident.
Not renew, or go month-to-month
If you plan to sell, move in or rework the home, we plan early so it sits empty as little as possible.
What you need to do
- Watch for our recommendation email about 90 days before renewal.
- Reply with the option you choose. A one-line answer is enough.
- Tell us early if you are thinking about selling or moving in.
Open the owner portal to see your lease and resident details.
Owner questions
Will you ever contact my resident without my approval?
No. We prepare everything, but nothing goes to your resident until you approve the option.
How do you decide what rent to recommend?
We look at comparable Sacramento rentals, the home's condition and the resident's payment record. We show you the reasoning with the recommendation, and you make the final call.
Can I raise the rent at renewal?
That depends on your property and lease. California law limits increases on many rentals and requires proper notice, so we check every renewal against it before a number goes to your resident. We confirm what applies to your property.
What if I am thinking about selling?
Tell us as early as you can. We can renew for a shorter term, move to month-to-month, or plan for a vacant showing, whichever fits your timeline.
What is the annual inspection, and why before renewal?
Your resident completes a guided photo inspection in our inspection app. You see the condition of the home before you commit to another term. See how inspections work for owners.
What if my resident wants to leave?
We learn this early through the renewal process, so we can start marketing the home with lead time and keep any empty days to a minimum.
What does renewing cost me?
Your management agreement spells out what applies to renewals. Ask us and we will point you to the exact section for your property.
Where do I see the new lease?
In your owner portal, once it is signed.
Ready to plan your renewal?
Tell us when your lease ends and we will start the calendar. No pressure, no commitments.
Talk to us about your renewal