Leasing

Skybox Realty has extensive experience in leasing and property management. Our office in the heart of South Beach is staffed 7 days a week, allowing us to show your home or respond to inquiries in minutes rather than days.

1. First Meeting

During the first meeting we discuss the pros and cons of your home, listen to your requirements, provide our general and unique insights into marketing strategy and pricing, the market conditions, and overall trends in SF, and go over the basics of the leasing process.

 

2. Prep Home

We will discuss how to best prepare your home for rental. This will include the benefits of painting, repairs, and photography when applicable.

 

3. Pricing Strategy

Using comparative market analysis and current market conditions coupled with your personal requirements and time frame we will establish the best pricing strategy for your home.

 

4. Marketing Strategy

We combine a variety of traditional and digital marketing channels with well designed content to ensure that information about your property is thoughtfully and aesthetically presented to the largest potential pool of renters.

 

5. Qualifying

We review / process applications following all new state laws (specifically AB2493). Applications include credit and reference checks, verification of employment & income, as well as general feedback and impressions of each prospective applicant.

 

6. Leasing

Once an applicant is approved, we draft lease paperwork and any building specific rental rules and documents. Paperwork is sent to the HOA if applicable. Our team handles move-in walkthroughs & documentation, key handovers, etc.

 

7. Property Management

Optional add-on service to handle lease extensions, rent increases, HOA compliance, property maintenance, and more after a tenant has moved in. Contact us for our pricing list.

Our typical rental commission fee is 8% of the annualized lease, about one month of rent. This fee is only payable after we find a suitable tenant. If you opt-in to our optional property management services, extensions or renewals for the same tenant are included. We cover all our marketing costs including high quality photography for all our rental listings.

In our experience, properties that are well presented, professionally marketed, priced according to market conditions, and represented by a professional agent, will stand out from the crowd and will therefore attract a quality tenant faster. Seasonality is also a consideration, so we recommend trying to avoid starting a lease during the holidays.

We look for tenants that make enough money to adequately cover the rent and that will maintain your property. To do this we have a comprehensive application, verify income & employment, check credit and references, and make sure they are in good standing with past landlords.

We have over 25 web partners and your home will be posted and syndicated through their networks. We have found the best success with posting on our website, on the MLS, on craigslist, on Zillow & Trulia, on Zumper, on building specific boards, on the Top Agent Network, among others.

For most condo units in San Francisco, the tenant is responsible for paying cable, internet, and electricity utility fees in addition to any move-in/move-out fees associated with the HOA. The landlord is responsible for paying their monthly HOA dues which typically include water, garbage, & sewage fees as well as their normal mortgage and property tax payments.

You are still entitled to sell your property with a tenant. The standard California lease states the landlord can sell the property and can show the property with minimum 24hrs written notice to the tenant. We maintain open communication with the tenants to streamline this process and coordinate showings for minimum disruption. Should the property sell with the tenant, the lease will transfer with the real property over to the new owner.

A condo building requires a homeowner to carry insurance, since your association’s policy will not cover your belongings or provide you with personal liability coverage if someone is harmed inside of your residence. HO-6 is a good option. In addition, we include in all our leases that the tenant is required to carry renter’s insurance for the duration of the lease.

In San Francisco, interest is due on security deposits and should be paid out each year. The rate of interest is set each year (reset date is March 1st) and the list of all previous rates can be found on the SF Rent Board or SF GOV website.

Interest is not due if the tenant was there for less than one year. If interest is not paid out each year, landlords should pay it out with the return of deposit when a tenant moves out.

California passed laws in 2024 (AB12) that limit the amount landlords can charge for security deposits to one month regardless of whether the unit is furnished or if there is a pet. Exemptions exist if you own two or less rental properties in California.

If you are an owner of a residential dwelling unit or guest unit, you must pay a Rent Board Fee each year unless you have a current exemption on file with the Rent Board or a Homeowners’ Exemption on file with the Office of the Assessor-Recorder.

While this fee was previously collected on the property tax bill, owners must pay this fee to the Rent Board directly as of 2022 by March 1st of each year. Payment can be made through the Rent Board Portal. The fee is $59 per dwelling unit at the time this was published.

By registering your unit and paying the Rent Board Fee, you will receive a license that will allow you to increase rent in San Francisco. Without the certificate, you technically are not able to increase rent.

You must update your reporting to the city if the status of the property changes.

For homes where we have placed the tenant, Skybox offers property management as a non contractual courtesy for the first 30 days after a new tenant moves in. For continued property management, the subsequent months are billed monthly depending on the rent rate. Request our pricing sheet for specifics. Below is a list of items that property management can help with.

  • HOA Compliance & Coordination
  • Lease Extensions / Rent Increases / Notices
  • Plumbing Issues
  • Appliance Repairs / Replacements
  • Window Treatment Repairs
  • Cleanings
  • HVAC Servicing / Replacement
  • Electrical Repairs
  • Architectural Review Applications