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Driftwood Garden Apartments is more than a place to live—it’s a community where comfort and convenience meet. Whether you have questions about our available units, amenities, or just want to learn more about life at Driftwood Gardens, our team is here to help.
With over 35 years of family ownership and management, we take pride in offering exceptional service to our residents. Contact us today and discover why Driftwood Gardens is the perfect place to call home.
Office
851 Las Flores Road
Livermore, CA 94551
Call
(510) 967-9401
Contact Form
Questions & Answers
Lease & Tenant Management
How do you screen and select tenants?
We use a reliable company that does our credit and background checks to the fullest and then we perform a tenant verification when get to the final steps.
What is your process for handling lease agreements and renewals?
For lease agreements all properties will have a premade version for that particular property. For lease renewals we tend to reach out to the owners about 90 days out and the tenants 60 days out to see what each party wants to do.
How do you handle evictions if necessary?
We try to avoid these at all costs, but we do have a set law firm that we deal with.
How do you enforce lease terms (e.g., late rent, property damage)?
All our leases have it broken down but for late payments, they are added automatically through the online payment portal. For property damage during rental depending on the damage and how it is tenant paid for, or owner covered. For post move out that is what the security deposit is for.
Do you allow pets, and how do you handle pet deposits or fees?
Yes, I always feel for longer terms tenants to allow pets as they tend to stay longer in a unit. I don’t do a pet deposit as that takes away from the Security Deposit. I don’t believe in a fee either as if the animal is certified it is illegal to do that.
Financials
What are your management fees and what do they cover?
My fees range depending on the location of the property. I charge anywhere from 5-8+% of the monthly rent. That is for Full Property Management where you as the owner just sit back and relax and receive my monthly invoice and have the rent deposited directly into your account. I have started a new Advising Role where you the owner manages the property and I do the paperwork, tenant showings and advise you when things come up.
What is your process for handling lease agreements and renewals?
For lease agreements all properties will have a premade version for that particular property. For lease renewals we tend to reach out to the owners about 90 days out and the tenants 60 days out to see what each party wants to do.
Are there any hidden fees (leasing, maintenance, advertising, renewals)?
I have fees for finding the first tenant and each additional tenant but those are all clearly in my contract. Any Maintenance is paid directly to the vendor that did the work or through me whichever is agreed upon.
How do you handle rent collection and late payments?
All rent collection and late payments are done through the online portal Apartments.com.
When and how do I receive my rental income?
It is deposited directly into your account through apartments.com
Do you provide monthly and annual financial statements?
I provide an annual Financial Statement if mu client needs it. With that I just need to know all the other expenses they have for the house.
Maintenance & Repairs
How do you handle routine maintenance requests?
All Maintenance requests should be put through the portal that apartments.com offers so we can document them and follow up.
Do you have an in-house maintenance team or use third-party vendors?
If the house isn’t under a Home Warranty, then I do have a team that can do most of the work and repairs.
Do I have to approve repairs above a certain cost?
Usually in the contract we have the rule of repair costs for approval. But that is also why I like the Home Warranty since it is an all-out of $90+ depending on the company and issue.
How do you ensure vendors are licensed, insured, and cost-effective?
I have worked with most of them for years so have all their insurance paperwork.
Do you conduct regular property inspections?
I tend to do an annual inspection if need be and longest is every 2 years. But I do tend to drive around most of my properties when I am in the area for other meetings.
Communication
How often will you update me about my property?
Perfect world monthly if you need a date when rent is in. But regularly monthly when you receive my invoice for fees and closer to the lease renewal date for the tenant.
Who will be my main point of contact?
I will always be the main point of contact.
How do tenants contact you for emergencies?
They can contact me via, text, email or phone call.
Do you offer an online portal for owners and tenants?
Tenants will have an online portal for rent and maintenance. Owners will always get a copy of the paperwork for their records.
Marketing & Vacancy
How do you market vacant units?
I market through Zillow as that is one of the most reliable systems.
How long does it usually take you to fill a vacancy?
I always tell clients to expect 30-45 days between tenants with no work but in a perfect world it is under 30 days.
What platforms do you use for advertising rentals?
I use Zillow since it also sends to several other areas.
How do you determine rental pricing/market value?
I have a system I go through that sends me comps based off the property I am working on and is reliable. Also, Zillow will let us know how we are once we do the ad.
Do you stage or recommend improvements to increase rentability?
I don’t stage unless I need to do it. I do always recommend what a property should have done or done next time so the owner can budget it.
Legal & Compliance
How do you ensure compliance with local, state, and federal housing laws?
All my leases are approved through the CAA and follow all the strictest laws.
Do you handle security deposit collection and return according to regulations?
Yes, I follow all the rules and am usually ahead of the law before it goes into effect.
How do you manage fair housing requirements?
I follow all the laws and rules.
Do you keep up with rent control or eviction moratorium updates (if applicable)?
Yes, if need be.