The questions LA property owners actually ask before signing — about pricing, BHRSO compliance, switching managers, our performance guarantee, and what's actually included. Don't see yours? Call us at 424-410-8008.
Transparent pricing for owners who hate being nickel-and-dimed.
8% of monthly collected rent for single-family homes and condos up to $7,500/mo. 50% of first month's rent as a one-time leasing fee per tenant placement. $350/month minimum management fee.
Properties above $7,500/mo, multi-family rentals (2+ units), and personal estates are priced individually based on scope. Get a written proposal in 24 hours.
Full breakdown: see our pricing page.
No. Zero markup. When your plumber's invoice is $250, you pay $250. We pass vendor invoices through at cost.
This is the single biggest hidden cost in property management — many firms charge a 10% markup on every maintenance invoice. We don't.
Almost none. For most owners, the only line items on your statement each month are: management fee, leasing fee (only when we place a tenant), and pass-through vendor invoices at cost.
The only exception: out-of-state owners need quarterly nonresident tax withholding filings (California state requirement) — those are handled separately and disclosed in your management agreement.
Full-service property management has a floor on the work involved regardless of rent amount. Below $350/mo, the math doesn't support the level of service we deliver.
Most LA rentals naturally exceed the minimum at 8% on rent above ~$4,375/mo. For smaller properties, call us and we'll discuss a structure that works.
There's almost always a catch. A 5% "low" rate usually comes with: 10% maintenance markup (adds 1.5-3% effective), $95 per inspection, $295 per lease renewal, $35 per warranty dispatch, setup fees, tax reporting fees, and split pet/late fee revenue.
Add it all up and you're paying 10-12% effective. Our 8% with zero markup typically costs less, total, than a 5% firm with markups.
100% to you. Some firms keep 50% of pet admin fees and late fees as additional revenue. We don't — they belong to you, the owner. Our compensation is the management fee, not skim off your charges.
No. Our management fee is 8% of collected rent, not gross rent. If the tenant doesn't pay, we don't get paid either. That keeps our incentives aligned with yours.
The specific operations behind the management fee.
Everything that keeps your property running, including:
Within 24 hours for owner questions, maintenance requests, and leasing inquiries. Most messages get a same-day response. The standard is built into your management agreement.
For emergencies (water leaks, gas issues, electrical, lockouts), our phones are answered 24/7, so you always reach a real person — not a machine.
Our property management team — Renee (Property Manager) and Nancy (Junior Property Manager) — handle the daily operations. Vince runs field operations (inspections, vendor walkthroughs). Luis manages bookkeeping and financial reporting. Veronica handles payables and receivables.
Dominic Pietrangelo (CEO & Owner) oversees the standards on every property in our portfolio and is available for owner conversations that need the principal's attention.
Tenant submits a work order through the portal. We diagnose remotely first to rule out simple fixes. If a vendor visit is needed, we dispatch from our vetted vendor network (electricians, plumbers, HVAC, handymen, specialty trades) and supervise the work.
Pre-approved limits handle small repairs immediately. Big-ticket items (anything over the threshold in your management agreement) get owner sign-off before work proceeds. Every repair is photo-documented and itemized on your monthly statement.
You'll have access to our owner portal (via AppFolio) — online visibility into financials, monthly statements, work orders, inspection reports, and lease documents. Direct deposits land in your account by the 10th of every month.
You can also call or email anytime — we respond within 24 hours.
We specialize in long-term (12-month+) leases — that's the bread and butter of LA property management. We don't manage short-term or vacation rentals (Airbnb, Vrbo). Different regulatory framework, different operational model.
For furnished long-term rentals (often used for relocations, entertainment industry, or executive housing), yes — we handle those routinely.
Yes — but as a separate service tier. Our Private Estate Management service is for primary residences, second homes, and inherited properties that aren't being rented. Home watch, vendor coordination, household administration, and after-hours emergency coordination. By private inquiry.
California rent rules are complex. We handle the filings, notices, and calculations correctly.
In-house. Every applicable Beverly Hills property in our portfolio gets full BHRSO compliance: City registration, annual fee payments, allowable rent increase calculations tied to local CPI, Just Cause notice procedures, and Beverly Hills-specific disclosures.
Most owners — and most management companies — get the BHRSO wrong. We don't.
In-house. WeHo has its own rent stabilization ordinance, separate from LA City and Beverly Hills. We handle annual registration with the City of West Hollywood, allowable rent increase calculations (tied to local CPI and capped), Just Cause notice procedures, relocation fee calculations, and WeHo-specific tenant disclosures.
WeHo has more rent-controlled buildings per capita than almost any city in LA County. We see it every day.
Same approach. LA RSO covers most multi-family rentals in the City of LA. We handle registrations with LAHD, allowable increases (annual + cost-pass-throughs), Just Cause notice procedures, capital improvement applications when applicable, and tenant disclosure requirements.
Depends on the property:
We calculate the right number based on your property class.
California is Just Cause for most rental property classes. Tenancies can only end for specific reasons (non-payment, lease violation, owner move-in, withdrawal from rental market, etc.). No-fault evictions typically require relocation payments.
The process is procedurally strict. We coordinate experienced eviction counsel when needed and handle the paperwork properly to protect your case.
A lot. Lead-based paint, mold, asbestos, Megan's Law, pest history, smoke detector / CO certification, water-efficient fixtures, gas appliance disclosure, and locality-specific items (BHRSO disclosures, LA RSO RAP disclosures, etc.).
Our lease packages are compliant out of the box and updated whenever state or local law changes.
Service standards that put our compensation at risk if we miss them.
If Landon Pacific fails to meet the service standards in your management agreement — measurable response times, on-time rent collection, full BHRSO, WeHo RSO, and LA RSO compliance — the next month's management fee is waived.
No fine print, no fight, no excuses. We earn our fee on results.
Standard 1-year management agreement. After the first year, it converts to month-to-month with 30 days notice. The first year gives us enough time to actually deliver on the standards in your agreement and earn your renewal.
Most clients stay for many years past the first.
We pursue lease enforcement (collection of unpaid rent, security deposit deductions, etc.) and coordinate replacement tenant placement. The specific scope is laid out in your management agreement.
Switching property managers is easier than most owners think. Here's how it works.
Most owners can switch in 30-60 days. The process:
You don't have to manage the breakup. We handle it.
Minimally. They get one introduction letter explaining the change, new payment instructions, and access to our tenant portal. Most tenants don't notice beyond that — same property, same lease terms, just a new manager.
Property address, copy of current lease(s), recent statements from your current manager, your contact info, and the cancellation terms of your existing management agreement. We handle everything from there.
Yes. Most management transitions happen mid-lease. We honor the existing lease terms and handle the management transition without disrupting the tenant or the agreement.
Finding the right tenant is harder than finding any tenant.
Average 14-28 days for well-priced rentals in LA. Listed within 24 hours of signing on Zillow, Apartments.com, Trulia, and 100+ rental marketplaces — with professional photography and comp-based pricing.
Premium properties typically have qualified showings within the first week.
Full background, credit, eviction history, employment verification, and prior landlord references. We approve only renters who can provably afford 3× the rent.
Every applicant is screened against the same documented criteria — fair housing compliant, and the screening trail protects you if anything is ever contested.
We pursue late payments the day they're due — same-day reminders, formal notices on schedule per California law, and immediate referral to eviction counsel for non-payment. Our high on-time collection rate comes from process discipline, not luck.
Per California law, source of income discrimination is prohibited — including refusing tenants based on Section 8. We screen all qualified applicants under the same criteria regardless of payment source.
Pet policy is set by you, the owner. If you allow pets, we screen them with the application (pet type, breed, weight, vaccinations, prior landlord references for the pet). Service and assistance animals are accommodated per fair housing law regardless of stated pet policy.
Call us at 424-410-8008 (Mon-Fri, 9 AM – 5:30 PM
Sat · 9 AM – 12 PM · Sun closed) or send an inquiry from our contact page. Real response from our team within one business day, no exceptions.