Investor FAQ

Have property management questions but not ready to talk to anyone yet? Check out our growing database of common questions for Riverside, Moreno Valley, Corona, and Inland Empire Landlords.

Common Questions, Expert Answers

Property Owner Services

What Services Does Dream Big Property Management Provide?

Dream Big provides full-service property management, A to Z, in Riverside, CA, Moreno Valley, CA, Corona, CA, and the Inland Empire of Southern California.

We handle marketing, tenant screening, leasing and tenant placement, rent collection, maintenance and repairs, inspections, financial reporting, and operational efficiency of your rental home.

We are Rental Home Advocates and we are focused on increasing your profit, decreasing your stress, and building your wealth-generating portfolio using the 5 Profit Centers of Rental Property.

How Long Are Dream Big's Management Contracts?

Does Dream Big PM Handle Furnished Rentals?

How Does Dream Big PM Communicate With Rental Owners?

We are fluent in phone calls, text, email, written word, direct message, and we are comfortable in each.

Dream Big provides owners with monthly financial statements, year-end tax-ready reports, and an online portal with real-time updates.

Our owners have their own logons to their own portal accounts, where they can see the latest activity on their property, communicate directly with our team, download reports, retrieve invoices and receipts, or download current and past reports.

We are strong communicators and we strive to return your inquiries within 4 business hours.

What is Dream Big PM's Monthly Management Fee?

We offer 3 Pricing Plans to suit any budget.

Traditional property management pricing models are unfair to rental home Investors like you. So we use a Hybrid Pricing Model, which combines elements of the flat-dollar service fee with a percentage of rent collected.

This strategy treats clients more equitably and fairly, and it boosts your bottom line.

Our 3 Pricing Plans are geared for owners who want Full Service management, All-Inclusive Smart Investor coverage, or Basic Compliance-Only services.

See our detailed plans at http://dreambigpricing.com/

Does Dream Big Have a Tenant Placement Fee?

What Guarantees Does Dream Big Property Management Offer?

Does Dream Big PM Charge Any Upfront Fees?

How Do Property Owners Get Paid?

Does Dream Big PM Provide Rental Owners Any Financial Reports?

Marketing & Leasing Services

How and Where Does Dream Big Market My Home For Rent?

We are marketing experts and we make every effort to make your property stand out from the competition.

We hire professional photographers to shoot high-quality still images and to create a 3D tour and floorplan of your home.

Our staffers are trained wordsmiths who sell the lifestyle of your home.

We market all homes in the local multiple listing service, where licensed agents with prospective applicants look. And we also publish on all major public rental websites, including Zillow, Trulia, Apartments.com, Homes.com, Realtor.com and many more you’ve probably never heard of.

How Long Does it Take to Find a Tenant in Riverside, California?

How Does Dream Big Property Management Screen Rental Applicants?

We process applications in the order in which they are completed, and we measure adult applicants individually by the minimum criteria, which includes having sufficient income to afford a unit’s rent, a history of paying bills on time, no evictions, and positive rental history.

We check rental references, verify employment or income, and we run credit and background checks.

We diligently adhere to Fair Housing guidelines at all times.

Does Dream Big Property Management Accept Section 8 Tenants?

Dealing With Renters

How Does Dream Big PM Handle Late Rent and Late Fees?

Rent is due on the 1st and we typically have a three-day grace period in which the resident can pay without a late fee. But if the rent isn’t paid by midnight on the 4th, a 10% late fee will be assessed to the resident, payable with rent.

Dream Big Property Management splits that late fee with the property owner because … you’re waiting, and we’re chasing the payment.

Our system automatically begins notifying a resident when rent is due, when a late fee is imminent, and after it is late.

Communication is crucial, and we try to keep the lines open; that starts with treating our residents with respect, listening when they have problems, and jumping in to help solve those problems when we can.

What Happens if a Resident Fails to Pay Rent or an Eviction is Required?

How Much Can You Legally Raise Rent in Riverside, California?

California enacted the Tenant Protection Act (AB 1482) in 2020, limiting annual rent increases to 5 percent PLUS the local Consumer Price Index (CPI), or 10% total, whichever is lower. For the period of August 2025 to July 2026, the CPI factor is 2.5 percent for Riverside and San Bernardino counties, capping rent increases at 7.5%.

Exceptions apply for exempt properties (single-family homes, newer builds, owner-occupied duplexes, etc.). If exempt and properly disclosed, there is no rent cap. Penalties for non-compliance are severe.

During declared States of Emergency in California, anti-gouging laws cap all rent increases at 10% of the last advertised or rented rate.

Consult with your legal adviser to determine if your home is covered by the Tenant Protection Act.

How Much Notice Do You Need to Give a Resident to Move Out in California?

Fixed-Term Lease:

The lease end date must be honored, unless the renter breaches the agreement.

Month-to-month agreements:

30-day notice if the resident has lived in the property less than 12 months
60-day notice if the occupancy has been longer than 12 months
90-day notice for government-assisted tenants.

Tenant Protection Act:

Properties covered by the TPA have restricted termination rules and require “at-fault” or narrow “no-fault” justifications. “No-fault” evictions require relocation assistance equal to one month’s rent.

Consult with your legal adviser to determine if your home is covered by the Tenant Protection Act.

Maintenance & Repairs

How Does Dream Big PM Handle Maintenance and Repairs?

We have 24/7 coverage for emergency repairs.

When a resident contacts us with a maintenance request, we first triage the problem to attempt to find a solution. If the problem cannot be resolved, we dispatch a service person relevant to the type of repair.

For repairs that can be completed for less than $500, we pre-approve repairs with the vendor, to expedite the job.

For repairs that cost more than $500, we contact the property owner for approval before the work is done.

Emergency repairs are the exception: Stopping damage will be approved immediately even if it costs more than $500.

Are Dream Big PM Repair People In-House Employees or Outside Vendors?

Does Dream Big PM Require an Owner to Deposit an Emergency/Repair Reserve?

Does Dream Big Property Management Upcharge on Top of Maintenance Costs?

How Often Does Dream Big PM Inspect Properties?

We perform annual interior assessments at least once a year, creating a comprehensive written report with dozens and dozens of photographs.

For new residents, we also perform a 30-day “5-Point Compliance Check” to confirm that smoke detectors, carbon monoxide detectors, HVAC, and water heater are all working and that there are no under-sink leaks.

Additionally, we perform detailed pre-move-in inspections before new tenancies, pre-move-out inspections before residents vacate, and post-move-out inspections after a home has been vacated.

Who Pays for Repairs in California Rentals?

Security Deposits

How Much Can I Charge for a Security Deposit in California?

The following is intended for informational purposes only. Consult an attorney for legal guidance on your situation.

As of July 1, 2024, California's Assembly Bill 12 (AB 12) limits security deposits to one month's rent for most landlords. This applies to furnished and unfurnished rental properties throughout California, including here in Riverside, Moreno Valley, Corona and the entire Inland Empire.

The Small Landlord Exception:

Some property investors can charge up to two months' rent as a security deposit if they meet ALL three of the following criteria:

You're a natural person or LLC where all members are natural persons (not a corporation or REIT)
You own no more than 2 residential rental properties
You have no more than 4 total rental units across all properties

Critical Details:

The one-month cap includes EVERYTHING that is not current rent or a service charge. Pet deposits, key deposits, "last month's rent" are all considered part of the security deposit and the legal limits apply.

Military service members are ALWAYS capped at one month's rent, regardless of whether you qualify for the small landlord exception. This applies to active duty, reserve, and National Guard members.

What if my lease was signed before July 1, 2024? The old rules still apply to existing leases unless you renew or modify the agreement. (Before AB 12, landlords could charge two months rent for unfurnished units and three months for furnished units.)

Penalties for violations are serious. If you charge more than allowed, tenants can sue to recover the excess amount, and courts may award statutory penalties, damages, and attorney's fees.

What Can I Deduct From a Tenant Security Deposit in California?

Consult with your legal adviser for guidance on your specific situation. This is not intended to be legal advice.

First things first ... The security deposit belongs to the resident, not the landlord. You're holding their money in trust as security in case they leave with unpaid rent or damages. This fundamental principle shapes everything about how California regulates security deposit deductions.

When a tenant vacates your Inland Empire rental property, California law requires you to refund their full security deposit within 21 calendar days, unless you can document one of four legally permitted deductions.

The Four Legal Deductions:

1. Unpaid Rent

2. Damage Beyond Normal Wear and Tear
Costs to repair actual damage caused by the resident, their guests, or their pets, but ONLY damage that exceeds normal wear and tear. Examples might include large holes in walls, broken windows, damages from misuse, etc.

3. Cleaning Necessary to Restore Unit to Move-In Condition
Actual costs to clean items left unclean by the resident but would be required to put the property back in move-in condition.

4. Repairing Breaches of Lease Maintenance Obligations
If resident failed to maintain items that were required in the lease.

What You CANNOT Deduct:

1. Normal Wear and Tear
Carpet wear from normal foot traffic, faded or scuffed paint after years of occupancy, small nail holes from hanging pictures, worn cabinet finishes, or aging appliances are all considered normal wear and tear. These are the property owner's responsibility.

2. Automatic or Assumptive Cleaning Charges
You cannot charge a blanket "move-out cleaning fee" as standard practice. Cleaning charges must be itemized and based on actual necessity.

3. Full Replacement Cost for Items with a Depreciating Life
Paint and flooring have established useful lives. Even if there is damage beyond normal wear and tear (like significant pet stains or unauthorized paint), you can only charge the prorated amount based on the remaining useful life of that item. Check with your attorney for local useful life standards.

4. Property Upgrades or Improvements
If you're replacing old carpet with luxury vinyl plank or upgrading appliances, property improvements are the owner's expense.

5. Pre-Existing Damage
You can only deduct for damage that occurred during the current tenancy.

6. AB 2801: Photographic Evidence
As of April 1, 2025, California law mandates photographic documentation from pre-move-in, post-moveout, and post-repair in order to make any security deposit deductions.

Are Photos Required to Charge a Renter for Repairs?

The following is intended for informational purposes only. Consult an attorney for legal guidance on your situation.

For tenancies beginning on or after July 1, 2025, California law requires time-stamped photos if you want to deduct anything from a security deposit for damage caused by the resident.

Photos must be taken at three intervals:

Before a resident moves in.
After the resident moves out.
After any applicable repairs.

The photos must show the condition before move-in, the damage to be repaired discovered after moveout, and then the resolution after repairs are complete.

How Long Do I Have to Refund a Tenant Security Deposit in California?

A security deposit belongs to the tenant and is held in trust to cover unpaid charges or repair damages left by the renters.

According to California law, you have 21 calendar days from the date the tenant moves out to either return their full security deposit or provide a detailed accounting of any deductions.

If you deduct anything from the deposit, a detailed, itemized statement is required, along with photos of the problems and receipts for the corrections.

If the renters paid their rent electronically, the security deposit refund must be delivered in the same manner.

Consult with your legal adviser for guidance on what you can legally deduct from a tenant security deposit.

6820 Indiana Ave Ste 110
Riverside, CA 92506

951-778-9700

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