Property management: running your home from overseas
| Item | Fact (as of September 2026) |
|---|---|
| Minimum | 1 property |
| Owner portal | 24/7: status, rent received, statements, work orders |
| Reporting | Monthly, in Chinese |
| Scope | Placement, screening, leasing, collection, maintenance, lease renewals |
| Placement | Priced separately |
| Management fee | Reasonable; quoted per property |
| Owner abroad | Full delegation by notarised authorisation |
How many properties do I need before you will manage them?
One. We accept single-property owners — there is no minimum portfolio size. The same service level, owner portal and assigned manager apply whether you own one condo or a dozen units.
What do I actually see as an owner? How do I know what is happening?
Owners get a 24/7 online portal. You can see live property status, rent as it is received, automatically generated financial statements, and the maintenance work-order system showing every request and its progress. Each property also has a named manager as your single point of contact. Reporting is available in Chinese.
What does property management cover?
Tenant placement, tenant screening, lease signing, rent collection, maintenance dispatch and ongoing owner reporting. Our fees are structured to be reasonable relative to the service delivered — the portal, the financial reporting and the assigned manager are included rather than billed as add-ons. Contact us for a quote on your specific property.
I live overseas. Can you handle everything without me?
Yes. This is the common case for our owners. We handle leasing, rent collection, repairs and tenant communication locally, and you follow everything through the owner portal and periodic statements. Because our team also handles sales and financing, you do not need to switch companies when you eventually buy or sell.
How are management fees charged?
A monthly fee deducted from the rent, plus a one-time fee when we place a tenant, with the exact terms set out in writing before you sign, based on the property type, the number of units and the scope of service. We do not publish prices online because every property is different, but the fees are reasonable and earn their keep: the vacancy avoided, the repair traps sidestepped and the calls you never have to take across time zones usually outweigh the fee itself.
What happens if the tenant stops paying rent?
Screening comes first: before signing we check credit, income, rental history and background to keep the risk out. If rent is late, we follow the California legal process: a formal pay-or-quit notice, then eviction proceedings if it remains unpaid, handled by us and with an attorney where needed. You are notified immediately and every step is documented. California's eviction process has strict legal requirements; changing the locks, cutting utilities or threatening the tenant yourself is illegal.
What happens while the home is vacant?
Our aim is the shortest vacancy possible: marketing starts before the outgoing tenant leaves, cleaning, touch-ups and photos are done on turnover day, the rent is set to the current market, and the home is advertised on several channels at once, including the Chinese-speaking community. During the vacancy we inspect the home regularly and handle mail and utilities so nothing goes wrong. You see the progress of every showing and application.
How are repairs approved? Will money be wasted?
When you sign we agree a spending limit; routine repairs within it are handled directly with receipts attached, and anything above it goes to you first with a quote and photos, and work starts only after your approval. Emergencies such as leaks, power loss or no heating are handled first to protect the home, then reported. Every repair is logged and itemised in the monthly statement, and the tradespeople are ones we have used for years at compared prices.
What is in the monthly statement?
Rent received, management and repair charges deducted, the net amount sent to you, open items, the lease expiry date and the next inspection date, in English and Chinese, with past statements available any time. At year end you get an annual summary for tax filing. Photos and inspection records for the home are archived alongside.
I found my own tenant. Can you just manage the property?
Yes. We take over an existing tenancy by reviewing the lease terms and the deposit record, doing a move-in style inspection, then managing under our normal process. If the lease has obvious problems, we tell you how to fix them first.
Is buying to rent in the US worthwhile? What is a typical rental yield?
Southern California prices are high relative to rents, so gross yields (annual rent divided by price) commonly run 3 to 5 percent, and after property tax, insurance, HOA, maintenance and vacancy the net cash flow is often thin; returns come mainly from long-term appreciation and leverage. Whether it makes sense depends on the goal: for cash flow, inland areas and condos yield more; for value retention and easy resale, detached homes in school-district cities are steadier. We run rent and carrying-cost numbers on specific properties before you buy.
What should I watch for when renting out a home in the US?
Five things: screen tenants lawfully (credit, income, rental history, with no discrimination by nationality, family status and so on); use the California standard lease, with deposits generally capped at one month's rent; California limits rent increases (AB 1482) and requires a legal eviction process, so you cannot change locks or remove a tenant yourself; assign and handle repairs promptly; and report rental income, applying for an ITIN first if you live abroad. For owners overseas, a licensed manager handling all of this is the safest route.
Do I pay tax on rental income in the US?
Yes. Rental income must be reported in the US, with deductions for property tax, insurance, HOA, repairs, management fees, mortgage interest and depreciation, which often leave little or no taxable income. Owners living abroad need an ITIN and should make the election to treat rent as effectively connected income; otherwise 30 percent is withheld from gross rent. California state tax applies as well. Use an accountant familiar with non-resident filings and get the election right in year one.
How much does it cost to leave a US home empty?
An empty home still pays property tax (1.1 to 1.3 percent of the purchase price a year), insurance (vacant-home coverage costs more and is harder to get), HOA, base utilities, landscaping and periodic checks; on a 1,300,000 dollar home that usually exceeds 20,000 dollars a year, plus the risks of leaks, termites and unauthorized occupants. For owners abroad, either rent it out or have someone inspect regularly; leaving it empty is the most expensive option.
What management actually does
Placement, screening, leasing, collection, repairs, vendor coordination, renewals, year-end statements — and for owners abroad, periodic site checks, mail and notices, neighbour and HOA matters. The value is that when several of these happen at once, someone is responsible.
Screening
Identity, income, credit and rental history, verified against fair-housing rules that limit what a landlord may ask — the area self-managing owners most often get wrong.
California landlord rules
Statewide rent caps and just-cause eviction (AB 1482) cover most rentals older than fifteen years; owner move-in and renovations follow statutory procedures; evictions go through court. Rules adjust yearly, and keeping up is part of the service.
Getting started
Send the address and current condition; we run a rent analysis and a preparation list, sign the agreement and begin placement. Occupied properties can be taken over directly. Owners abroad authorise by notarised signature.
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Shirley Tang Team (雪梨汤) · 888 Realty · DRE #01845722
19811 Colima Rd. #230, Walnut, CA 91789 · (626) 202-9573 · shirleytangrealtor@gmail.com
Have something specific to check? Contact us in English or Chinese — even if you end up working with someone else.
General information, not legal, tax or lending advice. Consult a licensed professional about your situation. 'As of' dates mark when facts were checked.