*Accelerate Tier

ADU Property Management Sunnyvale, CA

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 18, 2025

Why Sunnyvale ADU Owners Pick Us

  • Local focus: Sunnyvale, Santa Clara, Mountain View, and nearby cities.
  • Fast leasing: Average 2.5 weeks to fill a vacancy.
  • High occupancy: ~99% across 180+ units under management.
  • Clear pricing: Three plans. No hidden fees.
  • Real support: 24/7 emergencies. Typical reply in 1–4 hours.
  • Compliance-first: California DRE #02202568. Broker: The Property Network DRE #01166904.

See our Sunnyvale page for a quick overview, or keep reading for ADU-specific help.

Sunnyvale ADU Rules Made Simple

ADU stands for Accessory Dwelling Unit. It’s a small home on the same lot as the main home. Here are key points that ADU owners ask about in Sunnyvale.

TopicWhat it means for you
Minimum SizeAt least 150 sq. ft. for an ADU.
SetbacksSide and rear setbacks often 4 ft. for detached or attached ADUs. Lot coverage rules still apply.
Owner-OccupancyNo owner-occupancy for standard ADUs under current state law. JADUs (Junior ADUs) may require it.
Lease LengthLonger-than-30-day rentals are standard. We do not place short-term tenants.
Rent CapsState law (AB 1482) caps annual increases for many homes at 5% + CPI (max 10%). Some homes are exempt.
Landlord Steps (City)Offer a 1-year lease before a shorter term. In certain “no-fault” cases, pay 2 months’ rent for relocation.

Helpful resources:

ADU Property Management Sunnyvale: What We Do

  1. Price check & prep. We run comps and suggest small fixes that boost rent. You get a simple plan and timeline.
  2. Marketing that reaches renters. MLS, Zillow, Trulia, and HotPads with pro photos and clear copy.
  3. Showings & screening. Credit, criminal, eviction, income, and rental history checks.
  4. Lease & move-in. State-compliant lease. 100% e-sign. Move-in photos and docs stored in the portal.
  5. Rent collection. ACH, debit, credit, or checks. Owner payouts queue on or about the 10th each month.
  6. Maintenance. 24/7 emergencies. Vetted vendors. Average job completion ~6 days. Photo proof provided.
  7. Renewals. Stay ahead of dates. Policy-based increases that follow the law, city rules, and the lease.

See our inspection details and read real reviews.

Plans & Pricing

PlanBest forMonthly FeeKey Inclusions
EssentialDIY-leaning owners7.5% of rentListing, leasing, rent collection, compliance, 24/7 emergencies. Setup $199. Tenant placement 50% of one month’s rent. Renewals $299. Inspections $79.99 each (2 required/yr).
Accelerate (Most Popular)Owners who want speed + savings8.5% of rent$0 setup. $0 maintenance markup. $0 tenant placement (avg $1,500 savings). 2 inspections included/yr. Renewals $99. Credit-Backed Promises: $200 credit if we miss a promise (lease in 21 days, take over in 48 hrs, reply within 24 hrs, up to $1,000/yr).
PrimeHands-off owners10.5% of rentEverything in Accelerate. Plus up to 2 placements/yr if needed, $0 renewals, move-in photos + video, quarterly mini-ROI report, 5-year document vault.

Not ready for full service? We offer standalone options like placement-only, lease drafting, move-in safety inspections, maintenance work-order help, and more. Ask about availability and scope.

Contact us for a custom quote.

Local Playbook: Managing a Sunnyvale ADU

Each pocket of Sunnyvale has its own rhythm. Here’s how we tailor leasing and care.

  • Heritage District (Downtown): Walkable. Near Sunnyvale Caltrain Station. Strong demand from commuters. Quiet-hours and parking terms help set good expectations.
  • Birdland & Ponderosa Park: Tree-lined streets and family appeal. Yard upkeep and simple pet rules keep homes in great shape.
  • Lakewood & Cherry Chase: Many garage conversions and detached ADUs. We confirm setback limits and fire-safety details before marketing.

We also guide residents on city services. Power is provided through Silicon Valley Clean Energy with PG&E delivery. Garbage and recycling are served by Sunnyvale’s Recycling & Garbage (handled by Specialty Solid Waste). Clear move-in notes reduce headaches later.

How We Keep You Compliant

  • City steps: Offer a 1-year lease first. In some no-fault cases, pay 2 months of rent as relocation support. See city guidance.
  • State rent rules: AB 1482 caps increases for many homes (5% + CPI, max 10%, with exemptions). We check status on day one.
  • ADU rules: Minimum size 150 sq. ft.; typical 4-ft side/rear setbacks; no owner-occupancy for standard ADUs under current state law; JADUs may still require it. We align marketing and leases with these limits.

Note: Your property may be exempt from some rules due to age, type, or other factors. We confirm before we list.

ADU-Only FAQ

How fast do ADUs rent in Sunnyvale?

Our portfolio average is about 2.5 weeks. Timing depends on price, condition, pet policy, and season.

Can you manage my detached ADU and main home together?

Yes. We can manage both units, or just the ADU. We set clear house rules so everyone knows what to expect.

Do you allow pets in ADUs?

Case by case. Pet rent and deposits can protect your asset. We screen pets and set limits up front.

Do you handle utilities for ADUs?

We set a simple plan. Separate meters are best. If shared, we document the cost split inside the lease.

Can you help if my ADU is brand new?

Yes. We help with rent-ready prep, final photos, and a launch plan so your first tenant starts strong.

What Owners Say

“Angel has the expertise in the industry. Responds promptly and has great follow up skills.” — Real Google review

See more authentic reviews.

Get a Sunnyvale ADU Plan

Tell us about your ADU. We will confirm rent range, timeline, and the fastest path to a signed lease.

Want the full picture? Visit our Sunnyvale property management page or learn about our team.

Helpful Links for Sunnyvale ADU Owners

Service Area: Sunnyvale, Santa Clara, Mountain View, Cupertino, Palo Alto, San Jose, and more across Santa Clara County.

Compare Plans at a Glance

FeatureEssentialAcceleratePrime
Monthly Fee7.5%8.5%10.5%
Setup Fee$199$0$0
Tenant Placement50% of one month$0Up to 2/yr
Maintenance Markup+10% (min $25, cap $150)$0$0
Renewals$299$99$0
Inspections/Year0 included (2 required)2 included2 included
Move-In DocsStandardPro photosPro photos + video
Credits/Promises—$200/each missed (caps apply)$200/each missed (caps apply)

All fees are based on rent collected. Terms apply per your management agreement.

Ready to Start?

We’ll get your ADU rent-ready, leased, and cared for—without surprises.

Talk to a Property Manager

Get My Unit FilledSwitch Current Management
*Accelerate Tier
ADU Property Management Sunnyvale, CA

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)