San Jose Property Management

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

Contact us
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Author: Angel Zapien
Expertise: Certified Property Manager, Realtor

ADU Property Management San Jose

Simple. Local. Built for ADUs.

Own an ADU in San Jose, CA? We handle it for you. Leasing, rent, repairs, legal rules, and 24/7 help. You get peace of mind.

Call: (408) 618-1827  |  Email: [email protected]

Why ADU Owners Choose Us

  • Local pros: We work across San Jose and the South Bay every day.
  • Fast leasing: Average time to fill a vacancy is about 2.5 weeks.
  • High occupancy: 99% across 180+ units under management.
  • Low evictions: 0.5% rate. Careful screening matters.
  • Owner-first: 99% owner retention. Clear fees. No surprises.
  • Easy systems: Online pay, e-sign, 24/7 maintenance, owner portal in Buildium.

Brokered by The Property Network (DRE# 01166904) • Real Estate License #: DRE 02202568

What We Do For Your ADU

  • Rent Analysis: 3 comps with a price band and days-to-lease estimate.
  • Listing + Tours: MLS, Zillow, Trulia, HotPads. Pro photos. In-person or hosted showings.
  • Tenant Screening: Credit, criminal, eviction, income, and rental history.
  • Lease + Compliance: CA forms, addenda, e-sign. Local rules followed.
  • Rent Collection: ACH, debit, credit, checks. 99% online adoption.
  • Maintenance: 24/7 desk. 38 insured vendors. Fast dispatch.
  • Accounting: Monthly statements, 1099s, tax docs in your portal.
  • Owner Payouts: Target date: the 10th of each month.

Plans & Pricing

Multi-Unit Discount: Own 2+ units? Take 0.5% off any tier.

PlanBest ForMonthly FeeLeasingRenewalsInspections / YearSetupMaintenance MarkupExtras
EssentialBudget basics7.5% of rent50% of 1 month’s rent$2990 included (2 required @ $79.99 each)$199+10% (min $25, cap $150)Standard docs & reporting
Accelerate (Most Popular)Growth & savings8.5% of rent$0 (included)$992 included$0$0Photos archived; tax docs; credits if we miss a promise:
Lease in 21 Days, Take Over in 48 Hours, Reply in 24 Hours (up to $1,000/yr)
PrimeHands-off & records10.5% of rentUp to 2 per year$02 included$0$0Photos + video walk-through; 5-yr doc vault; quarterly ROI mini-report

Standalone Services (No Ongoing Management)

  • Tenant Placement: 50–75% of one month’s rent
  • Move-In Safety Inspection: $299.99 each (photos + record)
  • Maintenance Desk (Standalone): $129/work order + 15% vendor invoice (min $49, cap $250)
  • Rent Analysis Report (Same-Day): $129.99
  • Listing & Showings (Listing-Only): $399 + $75/showing (or $99 hosted open-house)
  • Tenant Screening Only: $129.99/applicant
  • Lease Drafting & e-Signing: $899.99
  • Rent-Ready Coordination: $149 setup + 10% vendor invoice (min $25, cap $150)
  • Notice Prep & Delivery: $99
  • Buildium Setup (DIY): $299.99 (one-time)
  • Eviction Coordination (Pre-Attorney): $299 + court/attorney fees

Local Guide: ADU Life in San Jose

San Jose is a city of distinct areas. Each spot has its own ADU rhythm. Here’s how we manage the details.

NeighborhoodWhat Matters For ADUsOwner Outcome
Willow GlenTree-lined lots, alley access in some blocks, privacy is key.Quiet-living renters. Strong demand for tidy, well-lit ADUs.
Rose GardenHistoric charm; tasteful design and noise rules matter.Higher rents with premium finishes and strict house rules.
Cambrian & AlmadenFamily-friendly; schools and parking drive decisions.Longer stays. Focus on storage, laundry, AC.
Evergreen & BerryessaCommuter routes (101/680), tech and student renters.Rent faster with flexible show times and bundled Wi-Fi.
Japantown & DowntownWalkable; near bus, BART Berryessa (short drive), and Diridon.Parking trade-offs are fine when transit is close.
West SJ, Santa Clara lineNear Apple and Santana Row; weekday noise plans help.Weeknight quiet hours and pro cleaning boost reviews.

Rules ADU Owners Ask Us About

  • Setbacks & Size: In many cases, side and rear setbacks can be as little as 4 feet. Size and height depend on your lot and zone. Check city rules.
  • Impact Fees: ADUs under 750 sq ft are often exempt from local impact fees under state law. Larger units may pay fees based on size.
  • Parking: Near public transit, extra parking may not be required. Many San Jose addresses sit near bus or rail, so we verify your location.
  • Rent Rules: San Jose has rent and tenant protection rules. We follow notice steps, just-cause rules, and all fair-housing laws.
  • Selling an ADU: San Jose now allows the sale of some ADUs as condos (when requirements are met). Ask us how this can affect value and management.

Helpful City & State Links:

How We Onboard Your ADU

  1. Call or Email: Share your address and ADU details.
  2. Rent Study: We send comps and a price band the same day.
  3. Walk-Through: We check rent-ready items and safety basics.
  4. Photos & Listing: Clean, stage, shoot, and post everywhere.
  5. Screen & Lease: Careful checks. Compliant lease. E-sign.
  6. Move-In Set: Utilities, locks, keys, and cloud docs.
  7. Paid: We collect rent and pay you by the 10th when funds clear.

ADU Owner FAQs

What does “ADU property management San Jose” include?

We manage rent, repairs, leasing, legal steps, and tenant care. We also keep you updated in the portal, anytime.

Can my ADU rent fast in San Jose?

Yes, the market is active. Good price, clean unit, and quick replies are key. Our average fill time is about 2.5 weeks.

Do small ADUs pay impact fees?

Units under 750 sq ft are often exempt under state rules. We confirm for your address and size.

Is extra parking required?

Not always. If your lot sits near transit, parking may be waived. We map it for you.

Are ADUs rent-controlled?

Some rent rules may not apply to newer or smaller units, but just-cause and notice rules still can. We follow city and state law for you.

Can I sell my ADU?

San Jose now allows separate sale for some ADUs (as condos) if you meet the rules. Ask us to review your case.

About Zapien Property Team

  • Units Managed: 180 (as of Oct 2025)
  • Property Mix: 90 single-family, 39 fourplexes, 6 duplexes, 2 triplexes, plus ADUs
  • Team: 5 team members • 3 dedicated managers • 45+ years combined experience
  • Response Time: 1–3 hours on average (goal: < 24 hours)
  • Emergency Help: 24/7
  • Memberships: NARPM, SILVAR • Certified Property Manager

Service Area: San Jose, Sunnyvale, Santa Clara, Mountain View, Milpitas, Palo Alto, Gilroy, Campbell, Morgan Hill, Los Gatos, Cupertino, Saratoga, Los Altos, Monte Sereno, Los Altos Hills.

Ready To Talk?

Let’s make your ADU easy to own. Simple fees. Clear updates. Friendly help.

Call (408) 618-1827  |  Email [email protected]  |  Visit ZapienPropertyTeam.com

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