Property Management FAQs

What does Cobalt Property Management do?

Cobalt Property Management manages rental homes and HOA and condo associations in Riverside County, San Bernardino County and eastern LA County. For rental owners, that covers tenant placement and screening, online rent collection, maintenance through local vendors with 24-hour emergency response, inspections at move-in, move-out and once a year, and monthly statements with year-end tax documents. We've been doing this since 1988, and today we manage 1,045 homes. Our team speaks English and Spanish.

How much does property management cost in Riverside County?

Cobalt Property Management charges $795 to place a tenant and 9% of the rent we collect each month. These fees are the same at every Cobalt location and office. The 9% is based on rent actually collected, not on scheduled rent. Call (951) 675-1644 for a breakdown for your property.

Is Cobalt a property management company in Moreno Valley?

Yes. Cobalt Property Management's main office is at 23110 Atlantic Circle, Suite F, in Moreno Valley. From there we manage rentals and HOAs in Moreno Valley, Riverside, Perris, Beaumont, Banning, Hemet, San Jacinto, Corona, Jurupa Valley, Calimesa, Yucaipa, Redlands, Loma Linda and San Bernardino. We also have offices in Claremont and Covina. Lance and Drake Martin co-own the company, and you can reach the team at (951) 675-1644.

Do you offer property management near Menifee, Canyon Lake or Wildomar?

Yes. Cobalt Property Management serves Menifee, Canyon Lake, Wildomar, Lake Elsinore, Murrieta and Temecula, along with the rest of southwest Riverside County. Owners in these cities get the same service and pricing as our Moreno Valley clients: tenant placement and screening, online rent collection, maintenance with 24-hour emergency response, and regular inspections. If you're not sure what your home would rent for, start with a free rental analysis at cobaltonline.com/free-rental-analysis.

Do you manage properties in Claremont, Pomona and Upland?

Yes. Our Claremont office at 250 W. First St., Suite 100, serves Claremont, Pomona, La Verne, Upland, Montclair, San Dimas, Glendora, Ontario, Rancho Cucamonga, Chino and Diamond Bar. Our Covina office at 302 N. Citrus Ave serves Covina and nearby eastern LA County. Owners in these areas get the same rental management, HOA management and pricing as the rest of our service area.

Do you offer HOA management in Temecula and Riverside County?

Yes. Cobalt Property Management provides HOA and condo association management throughout our service area, including Temecula, Murrieta, Menifee, Moreno Valley, Riverside and the Claremont area. Today we manage 13 HOA communities. We work with volunteer boards on day-to-day operations such as CC&R questions, leasing rules, vendors, homeowner communication and financial records. Board members can call (951) 675-1644 to talk about their community and what a handoff from their current manager would look like.

How do you screen tenants?

Every applicant is screened against the same written criteria, and we follow fair housing law. We look at income, rental history and credit. Each adult 18 or older completes a full application and pays a nonrefundable $50 credit report and processing fee. Gross income must be at least 2.5 times the rent, and all income must be verifiable and documented. Married couples may combine incomes, but each roommate must qualify individually. We verify employment and contact current and prior landlords. Applicants with prior evictions or judgments, or a current eviction, aren't accepted. Open bankruptcies aren't accepted, and discharged bankruptcies closed for at least 2 years are considered. Once approved, applicants have 24 hours to submit a holding deposit equal to one month's rent, which goes toward the first month. Full details are on our Application Agreement page at cobaltonline.com/application-agreement. For owners, the $795 placement fee covers everything involved in getting a tenant placed: photography, advertising, screening, lease preparation and signing, a pre-move-in inspection, the move-in inspection and photo documentation at move-in.

How do you handle maintenance and emergencies?

Maintenance goes through local vendors we work with regularly, and we offer 24-hour emergency response for problems that can't wait, like major leaks, no heat or electrical hazards. Tenants submit repair requests through the tenant portal, and they can also call, email or text the office, or stop by in person. We also inspect homes at move-in, at move-out and once a year, which helps catch small problems before they turn into big ones. Owners can see repair costs on their monthly statements.

What lease terms do you use for rentals?

We recommend a standard 12-month lease, with the option to go month-to-month after the first year. Lease terms follow California law, including rules on security deposits. We hold and return deposits under California's requirements and document the home's condition with move-in and move-out inspections. Owners can talk with us about lease terms for their property before we list it.

How do I get started with Cobalt Property Management?

The easiest way to start is to request a free rental analysis at cobaltonline.com/free-rental-analysis. Tell us about your property, and we'll look at comparable rentals nearby and send you an estimated monthly rent, a few suggestions, and an overview of our services and fees. There's no cost and no obligation. You can also call (951) 675-1644 or visit our Moreno Valley, Claremont or Covina office. We help owners in English and Spanish.

Can I switch to Cobalt from my current property manager?

Yes, owners and HOA boards switch to Cobalt Property Management from other managers regularly. We consistently take over properties from other management companies, and from self-managing owners who already have tenants in place and need our help. Start by reviewing your current management agreement for any notice or cancellation terms. Once you're ready, we handle the whole handoff: contacting your tenants, reviewing their current leases, making sure everything is compliant, and making sure the accounting and tenant ledgers are correct. Call (951) 675-1644 and we'll walk you through the steps for your property or community.

How do owners get paid and track their property?

Owners see everything through the Cobalt owner portal, including monthly statements, rent collected, repair costs and year-end tax documents. Tenants pay rent online through the tenant portal, which keeps collection fast and gives you a clear record. We make owner distributions monthly, and owners can typically expect their funds between the 10th and 15th of the month. If you have questions about a statement, our team can walk you through it in English or Spanish.