Frequently Asked Questions

Tenant Frequently Asked Questions

 
• WHAT IS ACESRENTALS?
  This is the most comprehensive rental website serving tenants, landlords, local property management companies and real estate leasing agents. Through the exclusive tenant VIP Program, tenants are able to search all current rentals available, in all areas and at all price ranges, that are offered by private party landlords, local property management companies and local realtors through the multiple listing system (MLS).


• WHAT IS THE COST OF THE TENANT VIP PROGRAM AND WHO ARE THE SPONSORS?
  Aces Rentals, sponsored by Ochs Management Company in Westlake Village, is absolutely free to prospective tenants who are serious about finding a great rental for their families. Ochs Management and its affiliate company, Ochs Realty, have been in the Conejo Valley for over 25 years and have helped over 2000 families find their new rental homes.


• WHY IS THERE A NEED FOR A WEBSITE SUCH AS ACESRENTALS?
  Throughout the year, at any given time there are over 250 rentals being advertised through our local communities. Most are available through MLS realtors and are listed with real estate agents, but a huge number are also offered by private party landlords and many are offered by property management companies. Our Tenant VIP program, free of charge, places tenants in touch with all these potential rentals at one time through our team of professional and licensed leasing agents.


• WHY IS IT IMPERATIVE FOR ME TO COMPLETE THE TENANT REQUEST FORM (STEP 1), RENTAL APPLICATION (STEP 2) AND CREDIT REQUEST FORM (STEP 3) ON ACESRENTALS WEBSITE PRIOR TO PREVIEWING PROPERTIES?
  The rental market in the Conejo , Simi Valley and Moorpark areas is very competitive, with more tenants searching than rentals available for the prime rental properties. Tenants working with the experienced team of Ochs Realty leasing agents get the best opportunity for the desired rentals.


• WHAT IS THE TENANT SCREENING PROCESS AND IS THERE A COST?
  Serious and motivated tenants are screened via a 3 step process (tenant request form, rental application, and credit reports from all 3 major bureaus with credit scores included). The one time fee of $30 per person enables tenants to have all three of these items on file immediately available to them in order to make offers on the most desirable rentals. Tenants will receive a copy of their applications and credit reports that can be used for any rental they choose, private party, property management or realtor offered rental.

 
• HOW DO I SIGN UP FOR THE FREE TENANT VIP PROGRAM?
  Simply go to ACESRENTALS.com and complete the 3 easy steps on the website home page for tenants. Your own leasing professional from Ochs Realty will be in contact with you to arrange showings of the best rentals.

 
• WHAT ARE THE BACKGROUNDS OF THE LEASING STAFF AT ACESRENTALS?
  Each VIP tenant, after completing the 3 step process is assigned their own leasing agent, all licensed real estate agents, available to show you the best rentals, seven days a week, by appointment only.


• WHAT IS THE FEATURED RENTALS SECTION ON ACESRENTALS?
  This is a compilation of the best rentals available in the local area and it is constantly updated on a daily basis. It includes all rentals offered by owners, by Ochs Management Company and Ochs Realty, along with the best of the agent MLS rentals. Your leasing agent at ACESRENTALS is totally familiar with these featured rentals and makes sure that as a tenant VIP you get first previews of these homes as they come onto the market.


• ONCE I AM A TENANT VIP MEMBER OF ACESRENTALS WHAT HAPPENS IF I SEE AN AD FOR A RENTAL OFFERED BY ANOTHER REALTOR, PROPERTY MANAGEMENT COMPANY, OR PRIVATE PARTY LANDLORD?
  Since there is no fee for using the professional services of the leasing agents at Ochs Realty, sponsors of ACESRENTALS, your agent will contact the agents or landlords directly on your behalf and negotiate the best lease for you. Remember, as a tenant VIP we have your application and credit reports, know exactly what you are looking for in a rental and can save you lots of valuable time. Our staff have seen all of these rentals, we have keys and access to the majority of them, and have screened out the best ones for you.


• WHAT ARE NORMAL LEASE TERMS, DEPOSITS AND PET RESTRICTIONS?
  Each rental and landlord/management company and real estate company is different; however there are some standards. Most leases are for one year then revert to month to month leases. The majority of landlord accept pets with an extra security deposit ($200-500). Security deposits are generally 1.5 times the monthly rental amount.


• HOW DO I FIND OUT ABOUT NEW RENTALS WHEN THEY COME ONTO THE MARKET FOR LEASE?
  Once you are in our tenant VIP system your agent places you on auto e-mail alerts notifying you of new rentals as they become available as well as any changes in price or terms.


• DO YOU OFFER TENANT RELOCATION PROGRAMS FOR INDIVIDUALS COMING FROM OUT OF THE AREA AND/OR WHO ARE UNFAMILIAR WITH THE CONEJO, SIMI VALLEY AND MOORPARK AREAS?
  Yes, the team at Ochs Realty can customize a 1, 2, or 3 day comprehensive tour of the area, including a community overview with information on local business and services, schools and daycares, and any other details needed.


• WHEN IS THE BEST TIME TO BEGIN MY RENTAL SEARCH?
  Generally speaking it is best to begin seriously looking when you are ready to move into a new rental within the next 30 days. There are obviously many variables to this. However, once you have decided to move, start the tenant VIP program immediately to become familiar with the area, local rental prices, and types of rentals available.


• WHAT ABOUT LEASE OPTION, OWNER FINANCING OPPORTUNITIES AND PURCHASE OPPORTUNITIES?
  The licensed agents at Ochs Realty, most with 20+ years of experience, have full access to all these types of properties in addition to bank owned and short sale opportunities. Ask about our short term rental and EZ out leases.

Landlord Frequently Asked Questions

 
• WHAT IS ACESRENTALS?
  This is the most comprehensive rental website serving tenants, landlords, local property management companies and real estate leasing agents. Through the exclusive tenant VIP Program, tenants are able to search all current rentals available, in all areas and at all price ranges, that are offered by private party landlords, local property management companies and local realtors through the multiple listing system (MLS).


• WHAT IS THE COST OF THE LANDLORD VIP PROGRAM AND WHO ARE THE SPONSORS?
  ACESRENTALS, sponsored by Ochs Management and Ochs Realty in Westlake Village, offers free landlord VIP programs to private party landlord who are serious about finding excellent tenants already prescreened by the team of leasing agents at Ochs Realty. Ochs Management and Ochs Realty has been servicing the needs of local tenants, buyers, sellers and landlords for over 25 years.


• WHY IS THERE A NEED FOR A WEBSITE SUCH AS ACESRENTALS?
  Throughout the year, at any given time there are over 250 rentals being advertised through our local communities. Most are available through MLS realtors and are listed with real estate agents, but a huge number are also offered by private party landlords and many are offered by property management companies. Our Tenant and Landlord VIP programs, free of charge, places private party landlords and tenant VIPs in touch with all these potential rentals at one time through our team of professional and licensed leasing agents.


• HOW ARE VIP TENANTS SCREENED BY THE STAFF AT OCHS REALTY?
  There is a 3-step screening process for all tenants which includes an initial tenant request information form, full rental applications, and then credit checks from all three major bureaus with credit scores. Tenants who have credit challenges also provide our staff with comprehensive letters of explanation and many times provide local co-signers or guarantors (family members only).


• HOW DO I SIGN UP FOR THE FREE LANDLORD VIP PROGRAM?
  Simply go to our free website, ACESRENTALS.com and take two minutes to complete the "Landlord Request and Authorization to Advertise" form.


• WHAT IS THE FEATURED RENTALS SECTION ON ACESRENTALS WEBSITE?
  This is a compilation of the best rentals available in the local area and it is constantly updated on a daily basis. It includes all rentals offered by owners, by Ochs Management company and Ochs Realty along with the best of the agent MLS rentals. Your leasing agent at ACESRENTALS is totally familiar with these featured rentals and makes sure that as a tenant vip you get first previews of these homes as they come onto the market.


• WHAT ARE THE NORMAL LEASE TERMS, DEPOSITS AND PET RESTRICTIONS?
  Each rental and landlord/management company and real estate company is different; however there are some standards. Most leases are for one year then revert to month to month leases. The majority of landlord accept pets with an assertional security deposit ($200-500). Security deposits are generally 1.5 times the monthly rental amount.


• DO YOU OFFER DISCOUNTED FULL SERVICE LEASING PROGRAMS AND WHAT IS THE COST?
  On our ACESRENTALS website in the landlord section, there is a complete chart of various landlord programs offered, all at substantial discounts. We offer many programs including full service from 3%-5%.


• DOES OCHS REALTY AND OCHS MANAGEMENT HELP ME WITH LEASE OPTIONS, OWNER FINANCING, AND FULL SERVICE SALES SITUATIONS?
  Yes, Steve Ochs, Owner and Broker of Ochs Realty with over 25 years of local experience, is available to discuss these discounted, full service opportunities.


• WHAT IF I FIND MY OWN TENANT AND WANT OCHS REALTY TO HANDLE THE TENANT SCREENING, VERIFICATIONS, CREDIT CHECKING, WRITE LEASES, AND DO MOVE-IN INSPECTIONS
  Ochs Realty, for a fee from just 1.5%, will handle the above items for landlords who choose this service.


• IS THERE PROPERTY MANAGEMENT AVAILABLE THROUGH YOUR WEBSITE?
  Yes, Tracy Henare, co-owner of Ochs Management, along with Steve Ochs, has been in the property management business for over 30 years and is glad to offer discounted management options for your rental homes.

Leasing and Property Management Frequently Asked Questions

 
• Why choose Ochs Management Company?
  The professional staff at Ochs Management Company takes pride in continuing their education and being the best in our industry. We treat your property like it is our own, handling issues quickly and efficiently. Hiring an experienced and professional management company will relieve you of your worries.


• How do I know that I will get my rent on time, all the time?
  The caliber of homes we market attract corporate clientele from all over the United States. These people value their credit history. We utilize a comprehensive application process and a full credit history from all 3 major credit bureaus. We find that most of our applicants are responsible individuals who are making a corporate move. Often our tenants are homeowners in other states or countries.


• How do I know my house won't get damaged when my tenants move out?
  We require a significant security deposit. Most tenants are homeowners themselves and understand the value of your investment. We market homes for lease that are well maintained and are located in desirable neighborhoods with excellent amenities. Security deposits are required and generally equal 1.5 times the amount of monthly rent plus any additional deposits (i.e. pet deposit).


• How do I start your leasing and/or full management service?
  Call us for a free consultation. We meet you at a convenient time and location to discuss your property. If you would like to retain our services after we meet, we draft a Property Management Agreement and/or Listing Agreement for lease for your review. Upon signing the Property Management Agreement or Lease Listing Agreement we can market the property for lease (if currently vacant) and begin managing it upon occupancy.


• When does your management fee begin if my property is vacant?
  Our management fee does not begin until a lease is signed with a tenant and rent is collected. No management fee is ever paid when a property is vacant.


• What is the length of the property management agreement I must sign and how can I terminate the agreement?
  Each property management agreement is for six months, after which it can be unilaterally terminated with 30 day written notice. In essence, after 6 months your contract is a month-to-month agreement.


• How is the management fee paid?
  After receiving the monthly rent payment from the tenant, the management fee is deducted from the owner´s proceeds.


• How much money is paid to me every month and in what manner?
  The total rental amount is collected from the tenant and deposited into our broker trust account. The management fee and your pre-arranged bills are paid (deducted) from the total rent collected. The difference can either be mailed directly to you or deposited directly into a bank account of your choice. You will receive a monthly written statement for your property income and expenses in addition to a year-end extensive report which can be utilized by your accountant.


• When can I expect my monthly payment?
  We typically send or deposit your money on or before the 7th day of the month.


• Who pays for the maintenance of my property?
  You, the property owner, pay for the actual cost of all maintenance of your property. We, however, manage all maintenance activities of your property as part of the management fee you pay us.


• Can I use my own vendors?
  Absolutely! We manage your vendors, make all necessary arrangements and inspect their work.


• How long will it take to rent my property?
  It is impossible to predict exactly how long it will take to find qualified tenants for your property. A number of factors are involved: the size, location and overall condition of the property, the asking price relative to that of comparable properties in your neighborhood, and the time of year. However, the market time for renting is generally much shorter than the time required to sell the same property, and landlords can usually expect to have tenants within 30 to 60 days. If a property does not rent within this length of time, it is generally a sign that it is overpriced relative to its size and condition. Pricing your property competitively and having your property in the best condition possible are crucial to effective marketing.


• How does Ochs Management advertise vacancies?
  We advertise in the following venues:
  • ACESRENTALS website and Daily Rental HOT SHEET
  • Move.com National Website (part of Realtor.com)
  • Realtor.com National Real Estate Website
  • The Acorn Newspaper and Online
  • The Ventura County Star Newspaper and Online
  • Westside Rentals.com Regional Rental Website
  • CraigsList.com National Website
  • Multiple Listing Service (MLS) for all National Real Estate Agents
  • ACESLIST Rental Magazine


• How do I determine the value of my rental property?
  Ochs Management Company has over 25 years of experience locally with the leasing of single-family homes and town homes. They have personally leased hundreds of rentals and continually update the local rental market with regard to current rental value, number of properties on the market at any one given time, and conditions of the properties for rent that are competing with our property management rentals. The Ochs Management staff of professional leasing agents, on a daily basis, reviews and previews all homes currently on the market. This gives Ochs Management the leading edge in establishing the correct value for your rental property.


• What is your screening process for prospective applicants?
  Placing qualified residents in your property is one of our most important goals at Ochs Management Company! We are very diligent with our screening for prospective tenants. We encourage you to visit our website www.AcesRentals.com, and review the Tenant Information Section.
  Our professionally trained staff processes all applications in our office. We obtain a credit report from each applicant, contact current and previous landlords for rental references, and verify current employment.


• How are utilities handled?
  Tenants are responsible for all utility charges, unless otherwise agreed upon in advance and in writing. They must also change all billing information to their name and mailing address as of the move-in date stated on the Lease.


• What happens when the tenant doesn't pay rent on time?
  If rent is not received in our office by the 1st of the month the tenant is called immediately and a follow-up letter is sent the same day. If we still do not receive the rent we will serve the tenant with a three-day notice to pay or quit. In the event rent is still not paid, legal action will begin.


• Who pays the eviction legal fees?
  We manage the entire process and you pay the attorney´s legal fees.


• What happens if tenants break their lease?
  When the tenant breaks his or her lease before the lease period is over, they are responsible for all expenses incurred to re-lease the property. The expenses include the rent amount for any remaining unpaid time before the expiration of the lease, real estate commissions for a new lease, all advertising costs, and any other costs directly relating to the re-leasing of the property.


• Will I need to change my insurance coverage?
  We advise all our property owners to consult directly with their insurance agent to be certain they are carrying adequate insurance for their property needs. We require current proof of insurance to be on record in our office for all properties we manage. We also require Ochs Management Company to be named as additionally insured. We inform your tenants during the move in process to obtain renter's insurance. Although not mandatory, we recommend that tenants obtain renter´s insurance for their personal belongings.


• Who handles tenant emergency problems on evenings and weekends?
  Ochs Management has a 24 hour voice mail/cell phone message center. When an emergency request is made by a tenant, we will determine the severity of the problem and dispatch the needed service. We define an emergency as a fire, flood, or any dangerous or hazardous situation.


• What happens if I decide to sell my home in the future?
  As a valued client of Ochs Management Company, Steve Ochs, Owner/Broker of Ochs Realty, will offer our landlords substantially reduced selling commissions. Please note that Ochs Realty has been selling homes in the local area for over 25 years.


• What if I still have questions regarding your company or services?
  You may call our office at (805)373-8760 or (818) 456-2800, fax your questions to our office at (818) 572-8791, e-mail your questions to aceochs@aol.com or request a personal meeting.

Agent Frequently Asked Questions

 
• What is Aces Agent VIP Program?
  This is program being offered to real estate leasing agents to help find quality tenants for their rentals. Agents and their landlords who participate will receive extensive advertising and realtor to realtor networking to lease their properties more quickly and for more money.


• Why is there a need for extensive advertising for my rental listing or listings?
  At all times, within our local area, there are over 150 rentals available in all price ranges. Competition is fierce for the best tenants.


• Which rental properties are best suited and will qualify for this marketing program?
  Generally speaking rentals in the $2500 price range and above need supplemental marketing, but those in the $3000-8000 and above range are being hardest hit in terms of remaining on the market for rent longer number of days. Rentals should be in move in condition, should be priced very well to reflect the current market conditions and time of year, should hopefully allow pets with extra security deposits and if possible, owners should be offering incentives to tenants and agents.


• As an agent is there a way that I can receive some type of standarized lease offers, lease proposals, and conforming credit reports and scores from all 3 major bureaus?
  Absolutely, agents may have their prospective tenants go to our rental website, www.acesrentals.com, where they can complete credit request for reports, all bureaus on line in an addition to utilizing the download-able rental application form. Tenants will pay for their own credit reports. With their written permission, any listing/leasing agent of tenant choice will receive a printed version of the full application and all three credit reports. This information will be submitted with any lease offer and should expedite the leasing process.


• What are the benefits of this marketing program to myself, the listing agent and also my landlord?
  First of all this is a huge marketing program that would be too time consuming and costly for any one individual agent to market just one or two of their rental listings. Through a group network, properties with photos and agent info, will be on weekly large print and online ads in display section of the Acorn Newspaper. Properties, with unlimited details provided by each listing agent, will be marketed to all leasing agents within the local area via "agent to agent" e mails provided by Acesrentals.com. Rentals, until leased, unless otherwise requested by agent or landlord, will be placed on Westsiderentals.com, Craigslist.com, TheKittyletter.com, and Google, MSN, and Yahoo.com where AcesRentals.com receives a huge amount of activity from tenants looking for rentals in the local area.


• What if my clients are interested in property management?
  Ochs Management pays referral fees to agents bringing us new management accounts in addition to a written contract protecting your clients for future sale listings with you and your real estate company.


• What if my sale listing is about to expire or owner wants to cancel? What if I think the owner may wish to lease their property vs. selling and they are relocating out of the area requiring property management?
  By involving Ochs Management into the situation you can often times protect your sale listing and enable the seller and yourself to continue offering the property for sale at the same time as it is being marketed for lease, lease option, short term lease, etc. You, as the agent, can use the leasing and property management option as a supplement or back-up to your sales marketing plan.


• When is a good time to refer to Ochs Management?
  It is usually best, at the time of listing for rent or when an offer is submitted to lease a property, to involve the staff at Ochs Management. This will insure a smooth transition between the owner/landlord, you the listing agent for lease, the leasing agent bringing the client, and of course, the new tenant.


• Does AcesRentals offer any free advertising for leasing agents from the MLS?
  Absolutely, go to www.AcesRentals.com, agent information section to see all of our optional marketing programs, especially the landlord VIP program.


• Where does ACESRENTALS advertise my rental listings?
  There are a great many vehicles that we utilize to advertise your rental, including The Acorn and Star publications print and on-line ads, Move.com which is part of Realtor.com, WestSideRentals.com, Craigslist.com, and ACESRENTALS Free Real Estate Rental Connection magazine. Additionally, we receive a tremendous amount of visitors to the site from our presence on Google, Yahoo, MSN and other major search engines.


• How do I provide photos for my rental listings to ACESRENTALS and also how do I notify agents about changes to my listing?
  Simply e mail any property photos and changes to your listing, 24 hours a day, to info@aceslist.com and your changes will be made by the next business day.


• Who is the sponsor of ACESLIST?
  Steve Ochs is the owner & broker of Ochs Realty and co-owner of Ochs Management Company, which has been in business for over 30 years in the Conejo Valley.


• As an agent what information can I provide by landlord about rental activity in the local area, pricing, market conditions, etc?
  Through ACESRENTALS exclusive bi-weekly VIP agent to agent newsletter all agents will be advised about current market conditions for their rental listings, special incentives, changes in price, terms, etc. from the landlords on most properties being offered for lease.


• Does ACESRENTALS offer a special "featured" rental program available?
  Yes, we have a rental marketing program for agents and their rental listings. This will include, photos of the rental, interior and exterior, free credit reports for agents and their landlords, placement in a special section of the ACESRENTALS website.


• What if my landlords wish to relocate to another area of California or own properties in other areas?
  Ochs Management has a strong agent network of high level leasing agents and management companies in most areas of California and is in the process of connecting its network to a national level through various corporate relocation companies specializing in clients interested in leasing and property management.


• Any other questions?
  Please e mail: aceochs@aol.com for an immediate answer.