SRE ASSET MANAGEMENT

All available SRE properties are listed at www.srecompany.com/availability, where prospective tenants can schedule a tour and submit an application directly. Tours are available seven days a week, including same-day options, so applicants can view properties on their own schedule rather than waiting for limited weekday windows.

Applicants must demonstrate excellent credit, strong income, and a positive rental track record. Our screening process is rigorous, objective, and fully compliant with the Fair Housing Act. SRE requires:

• A blended FICO score over 700.

• Verified gross income equal to at least three times the monthly rent.

• Positive landlord references with zero prior evictions.

SRE typically originates 12-month leases. However, we proactively manage lease expirations: if a 12-month term would end in November or December, we will often write a slightly longer lease so tenants aren't required to move during the holidays. This provides tenants with stable housing through the holiday season and better rental options when they eventually do move, while reducing vacancy periods for owners during the historically slow winter rental market.

Before a tenant takes possession of an SRE property, our team conducts a thorough move-in inspection to document the home's condition in detail. This includes high-resolution photographs and a written inventory of each room, fixtures, appliances, flooring, paint, landscaping, and any existing wear. Tenants receive a copy of this documentation and have an opportunity to review and add their own notes before finalizing the record.

This detailed baseline protects both tenants and owners: Tenants are not held responsible for pre-existing conditions at move-out, and owners have a clear, photo-documented record of the property's condition at the start of every tenancy. For luxury properties with high-value finishes, fixtures, and grounds, this level of documentation is essential.

Rent is paid electronically through a secure, 24/7 online Tenant Portal. Tenants can set up automatic recurring ACH (eCheck) transfers at no cost to ensure on-time payments. Debit and credit card options are also available for a standard processing fee. Alternatively, rent may be paid via check and delivered or mailed to our office in Los Gatos.

Tenants are generally responsible for setting up and paying for all standard utilities (gas, electricity, water, and trash) in their own name prior to move-in. For properties with specialized utilities, such as estate wells, solar panel arrays, or shared meters, SRE will clearly outline the billing and reimbursement structure in the lease agreement.

Yes. All tenants must carry an active renter's insurance policy with at least $300,000 in tenant liability coverage for the full duration of the lease. Tenants can either upload proof of their own third-party policy or purchase an integrated policy directly through the Tenant Portal during onboarding. If a tenant's policy lapses, SRE's system will automatically enroll the property under a protective backup policy and bill the tenant for the coverage, ensuring continuous protection for both the tenant and the property without any gap in liability coverage.

Standard, non-emergency maintenance requests are submitted through the Tenant Portal and assigned to our vetted local vendors for prompt scheduling. Using the portal ensures that all members of the SRE team are immediately alerted to the service request, so response time isn't dependent on a single team member's availability. For urgent issues threatening the property, tenants are provided a dedicated after-hours emergency number for immediate response, 24 hours a day, seven days a week.

An after-hours emergency is defined as an issue that poses an immediate threat to life, safety, or the physical property. This includes:

• Active, uncontrollable water leaks or flooding

• Electrical sparking

• A complete loss of power (not related to a localized utility outage)

• A total loss of heat during winter months 

Standard appliance failures, slow drains, or A/C malfunctions are treated as high priority but will be dispatched during normal business hours.

Note: If a tenant smells gas or sees smoke or fire at any property, they should call 911 and/or the local utility company immediately before contacting SRE.

Financial responsibility is determined by the cause of the backup. SRE and the property owner cover repairs caused by structural failure or normal wear and tear, such as tree root intrusion or aging pipes. Tenants are responsible for the cost of clearing backups caused by misuse, negligence, or flushing foreign objects (such as wipes or hygiene products). SRE encourages tenants to troubleshoot with our team first to self-remedy before dispatching a vendor, ensuring no one is charged unless a technician is truly required. If a plumber identifies tenant misuse, the invoice is billed directly to the tenant's ledger. SRE never marks up these invoices and monitors vendors closely to ensure all costs are reasonable.

Because SRE manages high-end homes and estates, professional landscaping and pool maintenance services are typically included in the monthly rent and the home is priced accordingly. SRE coordinates these specialized vendors directly to ensure grounds, gardens, and amenities are maintained properly, which removes the burden from the tenant while protecting the owner's investment in the property's appearance and long-term condition.

We understand the needs of Silicon Valley tenants. Many of our luxury properties are already equipped with EV charging stations and integrated smart home systems. If a property does not currently have an EV charger, tenants may submit a formal request to install one at their own expense, subject to owner approval, electrical capacity, and the use of SRE’s licensed vendors to ensure the work meets our safety standards.

No modifications, such as painting walls, changing fixtures, or altering landscaping, may be made without prior written consent from SRE. When tenants do wish to make changes, SRE will coordinate with the property owner on a case-by-case basis. Many minor cosmetic requests can be approved when the work is performed by qualified professionals, and the property is restored to its original condition at move-out.

Pets are considered on a property-by-property basis depending on the owner's preferences and the specific property's constraints. Approved pets require a separate pet addendum and may be subject to monthly pet rent. Service animals and emotional support animals are not considered pets under the Fair Housing Act and are accommodated in accordance with federal and California law, regardless of the property's general pet policy.

No. SRE strictly prohibits subleasing, corporate housing arbitrage, and listing any portion of the property on short-term rental platforms such as Airbnb or VRBO. All adult occupants must be fully screened, approved, and listed on the master lease. This policy protects the owner's asset, ensures appropriate insurance coverage remains in force, and maintains the integrity of the neighborhood for luxury property owners.

SRE contacts tenants approximately 60 days prior to lease expiration to confirm their intent to renew. Following a property inspection and coordination with the owner, SRE issues a lease renewal for another 12-month term. SRE typically does not offer month-to-month leases, which ensures stable, predictable tenancy for owners and consistent housing for tenants.

We understand that unexpected career relocations or life events happen. If a tenant needs to break their lease early, they are responsible for paying rent until a qualified replacement tenant is secured and a new lease begins, as well as covering the owner's out-of-pocket costs to re-market and lease the property (such as the tenant placement fee). SRE will work diligently to market the home and place a new tenant as quickly as possible to minimize the financial impact on both parties.

Tenants planning to move out are required to provide written notice in accordance with their lease terms, which is at least 30 days prior to the lease end date.

Several weeks before the lease ends, SRE offers tenants an optional pre-move-out inspection. During this walkthrough, our team identifies any items that could result in deductions from the security deposit and provides clear guidance on what the tenant can address, such as cleaning, minor repairs, and touch-ups to help return as much of the deposit as possible. This proactive step gives tenants a real opportunity to maximize their refund before the final inspection.

Once the tenant has vacated and returned the keys, SRE conducts a detailed final inspection, comparing the property's current condition against the move-in documentation. Any deductions for cleaning or repairs beyond normal wear and tear are itemized in a legally compliant statement, and the remaining security deposit is returned within 21 days, in accordance with California Civil Code §1950.5. SRE never marks up cleaning or repair costs deducted from the deposit—tenants are charged only the actual vendor invoice amounts, using the same volume-discounted pricing we extend to property owners.

SRE returns security deposits as quickly as possible and always within 21 days of the tenant returning the keys, in strict accordance with California Civil Code §1950.5. Refunds are accompanied by a legally compliant itemized statement detailing any cleaning or repair deductions.

Under California's AB 414, effective January 1, 2026, security deposits must be returned electronically when rent or the original deposit was paid electronically, unless the tenant and landlord have agreed in writing to a different method. Because SRE collects rent electronically through the Tenant Portal, security deposit refunds are issued via secure electronic transfer by default—faster and more reliable than traditional paper checks.

Managing investment real estate in California carries immense legal and operational liability. Hiring SRE eliminates this burden. We ensure your property is fully compliant with complex federal, state, and regional housing laws, as well as strict DRE, FTB, and IRS requirements. By utilizing the correct legal forms, disclosures, and accounting practices, SRE protects you from costly legal missteps while completely freeing up your personal time.

The primary benefits are strict liability reduction, asset preservation, and streamlined financials. SRE ensures that the right insurance policies are in place, consistent eyes are kept on the physical property, and maintenance is handled immediately to prevent compounding damage. Additionally, owners receive professional, audited financial statements that streamline tax filing and provide total transparency into the asset's performance.

Yes. Especially for high-value properties, professional management frequently pays for itself. SRE clients often find that our management fees are offset by the higher rental rates we achieve and the significant savings we pass along. Because SRE does not mark up vendor invoices, owners benefit directly from our volume-discounted pricing on maintenance and capital projects, maximizing the net investment yield over time.

SRE handles the complete lifecycle of asset management so you can be a totally passive investor. We manage everything on behalf of the owner—from strategic property marketing and rigorous tenant screening to 24/7 maintenance coordination and legal compliance. Whether you live a few miles away or out of the country, SRE completely removes the day-to-day friction of owning investment real estate.

We maximize rental income by optimizing the property's appeal and drastically reducing vacancy times. SRE begins by executing strategic property improvements so the home shines to its full potential. We then utilize professional photography and robust syndication to drive high tenant interest. Most importantly, our ability to offer agent-guided tours seven days a week ensures maximum exposure, attracting the highest quality tenants and securing top-of-market lease rates.

Yes. SRE actively reduces turnover and tenant issues through proactive management and high-level service. Tenants who experience immediate responses to maintenance requests and consistent communication stay in their homes longer and take better care of the property. When a vacancy is inevitable, our team plans ahead, scheduling any necessary turnover work prior to the move-out date so the property is ready for a new tenant almost immediately.

Yes. SRE manages luxury single-family homes, estates, townhomes, and condominiums throughout the South Bay and Peninsula, with concentrated service in Los Gatos, Saratoga, Palo Alto, Menlo Park, and Los Altos. We also manage select commercial and industrial buildings in the region. To ensure responsive service, all managed properties are located within approximately 30 to 35 minutes of our office.

Yes. SRE is owned and operated by licensed California real estate professionals who actively invest in Bay Area real estate. This ownership model means every client property is evaluated through an owner's lens — with a focus on maximizing return on investment while preserving long-term asset value. Because we manage our own portfolios alongside our client properties, our incentives are structurally aligned: we apply the same standards to client properties that we expect for our own.

SRE has been managing client-owned properties since 2018. In addition, SRE has been managing company assets and transacting real estate for over 20 years. SRE's ownership has held a California real estate license since 2003, bringing more than two decades of localized experience managing and brokering complex Bay Area real estate. This long track record provides the historical market data needed to price rentals accurately, anticipate market shifts, and minimize vacancy periods for clients across the South Bay and Peninsula.

Yes. SRE specializes in high-end properties renting at $15,000 or more per month, including sprawling estates with acreage, multiple structures, guesthouses, and complex maintenance requirements. Our team has the specific operational resources needed to coordinate high-end vendors, grounds staff, pool and landscape services, and security systems that luxury estates demand.

SRE uses a scaled fee structure with management fees typically ranging from 5% to 7.5% of monthly rent collected, with lower percentages on higher-rent properties. Industry-wide, Bay Area property management fees for high-end homes generally fall in this same range, depending on the property and scope of services. We charge only two fees — a monthly management fee and a tenant placement fee — and we do not mark up maintenance, vendor invoices, or routine services.

No. SRE passes vendor pricing through to clients with zero markups. We've curated our vendor list for over 15 years, which gives us volume-based pricing on maintenance, repairs, and contractor work. Clients receive the same favorable rates we've negotiated through long-term relationships, rather than inflated invoices that are common in the industry.

SRE handles all marketing and listing syndications, from professional photography all the way through to tenant placement. Listings are syndicated across all major real estate platforms, including Zillow, Redfin, Trulia, Realtor.com, and many more. Prospective tenants can schedule same-day, agent-guided tours seven days a week, which substantially reduces vacancy periods compared to traditional management firms that limit showings to business hours.

SRE uses a rigorous, objective, and Fair Housing Act-compliant screening process designed to place highly qualified tenants in luxury properties. Screening includes verification of credit history with a high FICO score requirement, strict income and employment verification, and thorough review of past rental history. This process is especially important for high-end rentals, where the cost of a poor tenant placement can far exceed standard market risks.

SRE handles luxury and high-profile rentals with strict discretion. We manage tenant interactions, marketing materials, and showings in a way that protects the privacy of both property owners and qualified tenants. NDAs and confidential listing arrangements are available on request for clients who require additional privacy safeguards.

Yes. Many of the high-end properties SRE manages — particularly in Los Gatos, Saratoga, and Los Altos Hills — require strict wildfire prevention and defensible space compliance. We coordinate vegetation management, vendor inspections, and regulatory compliance with local fire authorities to keep properties protected and in good standing with insurance providers.

SRE performs on-site property inspections annually, timed prior to the end of each lease. These inspections verify that the property is being well-maintained, identify any necessary repairs, and provide the documentation needed to strategically negotiate and execute lease renewals on the owner's behalf.

Yes. SRE manages renovation projects ranging from small upgrades to full remodels, drawing on a vetted network of local contractors across trades. Whether the goal is preparing a property for market, modernizing an aging asset, or executing a major capital improvement, our team coordinates the multi-trade project from planning through completion.

SRE maintains strict California Department of Real Estate (DRE) compliance across all operations. Financial safeguards include third-party DRE-compliant monthly audits and monthly triple reconciliations to ensure accuracy in client accounting. All lease agreements and legal documents use standard California Association of Realtors (CAR) forms, which are the most up-to-date and legally tested documents available in California real estate.

SRE owners have 24/7 access to a dedicated online portal that provides on-demand financial statements, monthly performance summaries, year-end tax statements including 1099s, and all important property documents. This transparency gives owners full visibility into their asset's performance at any time, without needing to request reports.

Yes. SRE typically prices all estate properties to include a landscaper and a pool vendor (for applicable properties). Properties with minimal yards, such as an urban high-rise penthouse or HOA community, would not typically include these services.  

Tenants are responsible for setting up and paying all standard utilities in their own name prior to move-in, including PG&E, water, internet, and trash service. Property owners remain responsible for property taxes, HOA fees, and insurance. For properties with specialized utilities such as estate wells, solar systems, or shared meters, SRE outlines the billing and reimbursement structure clearly in the management agreement.

SRE is built for real estate investors who want high-performance asset management rather than basic rent collection. Three structural differences set SRE apart:

• Zero vendor markups. Volume-discounted maintenance pricing is passed directly to owners with no markup.

• Investor-aligned pricing. SRE collects management fees only on income collected. SRE does not charge fees against property expenses, which keeps our goals aligned with our clients. This allows us to manage expenses and maximize income. 

SRE prices management fees utilizing an inverse relationship to rent, so the company is highly competitive across all asset classes.

• Tech-enabled leasing. Same-day, agent-guided tours available seven days a week dramatically shorten vacancy windows compared to traditional firms.