*Accelerate Tier

ADU Property Management San Jose

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)

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.

Trusted by Bay Area Owners

We manage 180 units across 21 cities with 45 years combined PM experience and 24/7 emergency response. Licensed in California (DRE 02202568).

Built for Owners Like You

Whether you’re an accidental landlord or scaling multis, we’ll meet you where you are.

  • 1st Time / Accidental Landlord

    Job relocation or inherited home? Turn life’s surprises into steady income.

  • Out-of-Area Owner

    Out of town? Remote-friendly portal, 24/7 emergencies handled.

  • Small Multi Investor (2–16 units)

    Pro screening + coordinated maintenance. Save with more units.

  • Switching Property Management Firm

    Onboard in 48 hours or get a $200 credit (Accelerate).

Three Plans. One Goal: Fewer Vacancies, Fewer Surprises.

Choose Essential, Accelerate (Most Popular), or Prime.

Essential

7.5%/monthly rent

Management features: listing, marketing, leasing, rent collection, compliance, 24/7 emergencies, tenant communications, owner portal, accounting & 1099s,

make-ready, keys/lockbox, evictions, rent increases.

  • Set-up fee: $199
  • Maintenance markup: 10% (min $25, limit $150)
  • Lease Renewal: $299
  • Tenant placement: 50% one month's rent
  • Inspections: $79.99 each (two required annually)
Get Essential Management

Prime

10.5%/monthly rent

Everything in Accelerate plus

  • Tenant placement: up to 2 annually (if needed)
  • $0 lease renewal
  • Bonus move-in video for records
  • 5 years document vault retention
  • Quarterly owner ROI mini-report
Get Prime Management

6-Step Management

One playbook—from listing to renewal.

We use a consistent process across cities to shorten time-to-lease and keep renewals predictable.

Marketing properties for our clients to rent them faster.

1 - Pricing & Prep

MLS + Zillow/HotPads/Trulia + pro copy/photos. 

Close up of us communicating with tenants.

2 - Showings & Screening

Credit, criminal, eviction, income & rental history.

Enforcing lease terms, paperwork close-up.

3- Lease Drafting with e-Sign

State-compliant, executed PDFs.

4- Owner Visibility

Buildium statements, 1099s, document vault retention by plan.

5- Maintenance Engine

Vendor network (38 partners), savings passed on, completion avg 6 days; emergencies 1–4h.

6- Renewals & Inspections

Plan-based renewals ($299 / $199 / $0) and inspections included (0 / 1 / 2).

If it doesn’t rent faster or stay occupied, it doesn’t count.

Portfolio-wide 99% occupancy, average tenant stay of 2.9 years, and 35 tenants placed annually on average. Serving San Jose, Sunnyvale, Santa Clara, Mountain View, Milpitas, Palo Alto, and more.
Residential property management in San Jose, arial view of neighborhood.

  • 99%

    occupancy

    High tenant retention with 99% unit occupancy.

  • 3 years

    average tenant stay

    Our carefully selected tenants stay in our units for an average of 3 years.

  • 35

    Every year, an average of 35 new tenants are placed as we expand our management across the Bay Area.

  • 21 cities

    and counting

    Serving all 16 cities in Santa Clara County and even beyond for special cases.

Owner Portal (included with all tiers)

Statements, work orders, notes, and documents—24/7.

We run Buildium for transparent accounting: view rent status, invoices, and docs; download 1099s; and track inspections & renewals. Owner payments queue on the 10th each month.

Help Me Set It UpRequest Demo

Maintenance Snapshot

24/7 emergency line, vetted vendors, and photo proof.

Average response to maintenance requests is 24 hours; emergencies average 1–4 hours. Vendor network spans 38 active partners, with average 5-year relationships; we pass along ~20% discounts on average.

California Compliance, Baked In

Rent control, Fair Housing, and proper notices—handled.

Licensed in California (DRE #02202568). We operate with Fair Housing and local rent-control compliance, and we coordinate notices and legal process steps as needed.

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
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
Last Updated: October 17, 2025

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

Get My Unit FilledSwitch Current Management
*Accelerate Tier
ADU Property Management San Jose

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)