Managing Maintenance and Repairs

Author: Angel Zapien
Expertise: Certified Property Manager, Realtor
Last Updated: October 16, 2025
Managing maintenance and repairs, picture of painter.

What “Managing Maintenance and Repairs” Means—Locally

Keeping a rental safe and running is our daily work. In the South Bay, that can mean quick fixes for leaks, power issues, or heating, plus planned care like filter changes and smoke/CO checks. We manage it all for you—fast, simple, and with clear updates—across San Jose, Sunnyvale, Santa Clara, Mountain View, Milpitas, Palo Alto, and the rest of Santa Clara County.

How We Handle Maintenance—Step by Step

  1. Easy Request: Residents submit a work order online or by phone. We’re available 24/7 for emergencies. See how we respond on our Emergency Response page.
  2. Same-Day Triage: We read the details, ask for photos/video, and sort the issue by urgency. Life-safety items jump the line.
  3. Owner Heads-Up: You get a quick summary with our plan. For routine jobs, we auto-approve up to reasonable limits so work starts without delay.
  4. Licensed Vendor Dispatch: We send the right pro (plumber, electrician, HVAC, handyman). All vendors are vetted, insured, and local to Santa Clara County.
  5. On-Site Fix + Updates: The tech checks in, does the work, and uploads notes and photos. We keep you posted in plain language.
  6. Quality Check: We confirm the repair solved the problem. If not, we re-send—no drama.
  7. Clean Close-Out: Invoice + proof of work are filed in your owner records. You see every line item.

Emergency Repairs (24/7)

If there’s a gas smell, downed power line, or major water leak, we treat it as urgent. Residents should head to safety and call 9-1-1 first. For gas or power hazards, they can also reach PG&E’s emergency line. Learn more at PG&E Emergency Guidance and Gas Safety Tips. Our emergency line is always on at (408) 449-6888.

Preventive Care That Saves Money

  • HVAC: Filter swap every 3 months; annual tune-up before summer.
  • Water Heaters: Leak checks, TPR valve test, and pan/line review.
  • Smoke/CO Detectors: Test and battery refresh; replace units as needed.
  • Roof & Gutters: Clear debris before the rainy season; spot-check flashing.
  • Plumbing: Under-sink inspections and supply line checks.

Want a deeper dive on inspections? Visit our Inspections page.

Local Rules, Kept Simple

California has strong habitability standards. In many cases, owners are expected to make non-urgent repairs within a reasonable time. Some tenant “repair-and-deduct” rights also exist under state law. For a friendly overview, see the state’s California Tenants Guide. For the specific statute on repair timelines, read California Civil Code §1942.

Our Vendor Network (Built for Speed and Quality)

  • Active vendor relationships: 38, average partnership 5+ years.
  • Emergency vendor response time: about 1–4 hours.
  • Most jobs from assignment to completion: about 6 days on average.
  • We require quotes for larger jobs (typically over $500).
  • Licensed and insured pros only. We pass along our average negotiated discounts to owners when available.

Owner Experience—Fast, Clear, Accountable

  • Real-Time Updates: Status, photos, and invoices are saved to your records.
  • Approval Rules: Small fixes move fast; larger work waits for your OK.
  • 24/7 Access: Reach us anytime. Typical reply window is 1–3 hours during business hours.

Curious how we keep communication steady? See Communicating with Residents.

Transparent Pricing—No Guesswork

Maintenance handling is included with all management tiers. Our most popular plan, Accelerate, adds no markup on work orders. Essential uses a small, capped coordination fee. Prime includes extra inspection coverage and preventive care credit. Exact terms live in your management agreement.

Which Plan Fits You?

  • Essential: Core operations + standard docs; modest coordination fee; two inspections required per year (owner pays per-inspection).
  • Accelerate: Everything in Essential, no work-order markup, plus credits and 1 inspection included per year.
  • Prime: Our fullest package; no markup, 2 inspections included per year, and a yearly preventive credit.

A Quick South Bay Scenario

10:12 PM: A resident reports hot water flooding the garage. We advise to shut off water at the valve and power at the breaker if safe. We dispatch our on-call plumber and log the event.

10:58 PM: Plumber arrives; pinhole leak at water heater line. The line is replaced and the area is dried.

Next Morning: We re-check for moisture, upload photos, and share a short note to you. If the tank is near end-of-life, we price a replacement and send options.

Where We Work in Santa Clara County

We manage homes in 21+ cities and neighborhoods, including San Jose, Sunnyvale, Santa Clara, Mountain View, Milpitas, Palo Alto, Gilroy, Campbell, Morgan Hill, Los Gatos, Cupertino, Saratoga, Los Altos, Monte Sereno, and Los Altos Hills. Explore our coverage at Properties We Manage or our San Jose Property Management page.

FAQs

What counts as an emergency?

Anything that risks safety or major damage. Examples: gas smell, active water leak, no heat in winter for vulnerable residents, sparking outlets, or a broken exterior door lock. Call 9-1-1 first when needed, then our 24/7 line at (408) 449-6888.

How fast do you respond?

Emergencies get immediate dispatch. Routine requests are usually handled within 24 hours. We’ll keep you posted at each step.

Do you work with HOAs?

Yes. We coordinate with HOA managers and follow community rules for parking, hours, and access. You won’t have to chase approvals.

Can you help with move-in/move-out repairs?

Absolutely. We handle make-ready, quick paint and patch, deep cleans, keying, and safety resets. Learn more on our Maintenance Requests page.

Ready for Hands-Off Maintenance?

Tell us about your property. We’ll map the fastest path to a safe, well-kept home and happy residents.

Zapien Property Team — Consolidated. Licensed in California. DRE #02202568. Brokered by The Property Network (DRE #01166904). Member: NARPM, SILVAR. We support rent-control and fair-housing compliance in applicable cities.

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Find your city

Property Management in the South Bay & Peninsula

We manage rentals in 21 cities with 99% occupancy, ~2.5-week time-to-lease, and fast replies. Pick your city to see local details. 

  • Renewals: 98%

  • Occupancy: 99%

  • Average Fill Time: 18 days

  • 5-star Rating

  • 2.9-Year Avg. Stay

  • Owner Replies: ~1-3hrs

  • 24/7 Emergencies

  • 99% Online Rent

  • Licensed CA

  • Fair Housing & Rent Control

Monte Sereno

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Los Altos Hills

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San Martin

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Campbell

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Milpitas

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Gilroy

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Real Testimonials In & Near Santa Clara County, CA

What Local Owners & Tenants Say

Feature stories highlighting faster leasing, clear communication, and maintenance responsiveness.

  • “Angel Zapien was truly a real professional from start to finish. I first set up a meeting in person to talk about my expectations regarding a move I wanted to make. I gave all my information and he said he would call me in a couple of weeks. He did just that. He asked had I thought about what I wanted to do regarding my move. I had decided, so we set up a date to start looking for a rental property that would fit my needs. We set up a date and time for me to begin my search. Two weeks later he had four places to look at. The drive was about fifty minutes away. It would take up most of his day. He never complained, and had a great sense of humor. We drove to all four places that he had picked out. I fell in love with the very first property but he insisted I look at the other rentals, before I decided. I couldn’t have asked for a better experience. Angel listened to my wants. And never pushed me. I felt he wanted me to be happy with my choice. He guided me and had exceptional knowledge about the whole rental experience. Thank you for the opportunity to share with you all about my amazing experience with Angel Zapien.”

    Close up of us communicating with tenants.
    Carmen Boueche
    Happy Teanant
    +0 Stars
*Accelerate Tier

Lease in 21 Days. Management takeover in 48 Hours. Or Get $200 Credit if We Miss.

Plus, save $1,500 average with our $0 tenant-placement fee.

Get My Unit FilledSwitch Current Management

  • Renewals: 98%

  • Occupancy: 99%

  • Average Fill Time: 18 days

  • 5-star Rating

  • 2.9-Year Avg. Stay

  • Owner Replies: ~1-3hrs

  • 24/7 Emergencies

  • 99% Online Rent

  • Licensed CA

  • Fair Housing & Rent Control

This Month's Onboarding Spots

4/5 remaining (onboarding capped monthly for service quality)

Managing maintenance and repairs, picture of painter.
Credit-Backed Promise System

Get $200 Credit if We Miss A Promise.

Get paid extra if we ever miss a promise. Highest quality property management for owners in the South Bay.

  • Promise

    Leased in 21 days

    or a $200 credit.

  • Promise

    Management switched in 48hrs

    or a $200 credit.

  • Promise

    Less than 24hr owner & tenant replies

    or a $200 credit - per incident, once per month.

Frequently Asked Questions

Quick Answers—and a Deeper Dive

We believe in clear, written policies. Here are your most common questions—answered.

On or about the 10th of each month via the portal.

What you see in the plan is what you pay.

Typical owner reply 1–4 hours; 24/7 emergencies.

Yes—processes are compliant in California.

With full-service property management (Essentials/Accelerate/Prime)

Two safety inspections are required annually for all our management services. Free inspections included by Management-Tier are: Essential: 0/2, Accelerate: 1/2 (save $79.99/yr), Prime: 2/2 (save $159.98/yr).

Without full-service property management (Stand-alone service)

$299 for move-in inspection only, with pictures and documentation provided, which can later be used to redeem security deposit if necessary from unexpected property damage by tenants. Due to some tenants staying for years or sometimes even decades, move-out inspections are not included.

Cannot find your question

 Don't hesitate to call! We're happy to chat. Sun-Sat: 10AM - 8PM, 365

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