Our company goal is to offer superior service to both owners and tenants throughout Visalia, Tulare, and the surrounding communities. We do so by making sure every aspect of our service is second to none.

Management Fee

Our management fee is $85/month and we only collect our fee once the property has been rented. Other companies take a large percentage and often have hidden fees. Due to the great deal of work involved with finding a new tenant, we charge a $200 leasing fee but once rented our flat fee is all-inclusive.


Properties are listed for rent 30 days before available for move in. Therefore we require current tenants to give a 30 day notice to vacate. To list our properties we use 40 different websites including:

  • www.mytotalproperty.com is our website where people may apply;
  • www.zillow.com is quickly becoming the best website for rentals;
  • www.craigslist.com is the old standard that gets us many applicants;

We also put a “For Rent” sign at the property and we keep an updated list of available properties with exterior pictures at our front desk. We have staffed telephones during normal business hours so all callers get personal service (no menus or voicemails to navigate).

Applicant Evaluation

Applicant evaluation is extremely important. A good tenant will take care of the property, pay rent on time, and abide by the terms of the lease. To get the best tenant possible we run a credit check, verify employment, and check references, including current and past landlords.

Leasing and Rent Collection

When an applicant has been approved we collect a deposit equal to the rent, and we sign a one year lease using up to date lawyer reviewed Lease forms from the California Association of Realtors (CAR). Monthly rents are due to our office on the 1st of the month. Tenants are given a grace period allowing them to pay through the 5th. They may pay in person, by mail, or via e-check or credit/debit card on our website. Tenants that have not paid or have violated their lease in other ways are served a 3-day notice. If it becomes necessary, unlawful detainer lawsuit options will be discussed with the owner and an eviction service company will be hired at owner’s expense. We will represent the owner of the property for court appearances and at sheriff’s lockouts.

Repairs and Walkthroughs

Keeping up on maintenance is also very important. A small water leak today can cause $1000s of damage tomorrow. Therefore we provide prompt repairs from our trusted professional and affordable vendors, including 24/7 emergency repairs. Minor repairs up to $200 are performed and estimates are given for repairs over $200. Walkthroughs are done once a year at which time repairs and needed maintenance are noted, rental rates are evaluated, and tenant cleanliness is determined. A full report with pictures is emailed to the owner.

Owner Disbursements and Statements

Another thing that sets Total Property Management apart is our website. Owners are given a password to their very own portal where they can view statements and bills 24/7. Links to new statements are emailed each month. Year-end statements are also provided in January. Rents are distributed monthly on the 25th and are deposited directly into owner’s bank accounts, no more waiting for a check in the mail!

Move-Outs and Preparing the Property for Rent

When a tenant vacates, we will turn electric and water utilities on in our name. We will manage any cleaning and repairs, which ideally will be covered by the security deposit. For wear and tear items not charged to the tenant, or for repairs that exceed the deposit, estimates will be given from our experienced home improvement team. We get properties rehabbed and rented quickly to minimize vacancy and maximize profits!