Send us your PMA. We read it out loud.
Switching property managers in OC is simpler than most owners expect, but only because the legal clock does most of the work. The 30 days are fixed; NGC’s coordination inside that window runs about 10 business days. The call starts with reading your current management agreement, line by line.
Your contract, read line by line
Send your current PMA ahead of time. We read it, run the math on your specific rent and fees, and either confirm a switch makes sense or tell you to stay put.
What NGC handles inside the 30 days
The legal clock is fixed at 30 days. NGC’s coordination work runs about 10 business days inside that window — start to finish.
Reads your PMA first
Reads your current PMA before you sign anything — free, no commitment.
Certified termination
Drafts the termination notice on your letterhead and sends USPS certified with return receipt.
Records audit
Lease copies, security-deposit ledger, maintenance history, vendor list — anomalies flagged in writing.
Tenant notification
Tenant notification letters, bilingual where the unit warrants it.
Property walk-through
Walk-through with the tenant on proper notice — photo baseline, condition report.
Deposit reconciliation
Security deposit reconciliation under California Civil Code §1950.5.
HOA notification
HOA notification where applicable (Lake Mission Viejo, Irvine master associations, CdM condo boards).
ACH cutover
ACH cutover, owner portal setup, dedicated property manager assigned.
Who this is — and isn’t — for
NGC is OC-focused on purpose. Coverage stretching is how service quality drops, so the “not for” list matters as much as the rest.
- OC owners whose current manager has crept past 8% with no improvement in service
- Condo owners inside HOA-controlled communities who need architectural-review coordination handled
- Small-multifamily owners (2–6 units) being run by an SFR-trained shop
- Owners whose current PM has stopped returning calls or is out of compliance with AB 1482, AB 12, SB 567, or local RSO ordinances
- Out-of-area investors who need a local manager who actually walks the unit
- Properties outside Orange County. We’re OC-focused on purpose; coverage stretching is how service quality drops.
- Commercial properties. Residential only.
- Short-term rentals (Airbnb/VRBO). Long-term residential tenancies only.
Schedule the call
Send us your current PMA before the call. We read it line by line, run the math on your specific rent and fees, and either confirm a switch makes sense or tell you to stay put. No follow-up sequence. No sales pitch.
What happens after you decide to switch
Six steps across the 30-day window. NGC absorbs the coordination load; your involvement is one short call and a few signatures.
Send us your PMA
We read it before the call. Notice period, termination clause, early-termination fee, markup language. We come to the call already knowing what your contract says.
30-minute call
We run the math on your specific unit, walk through what a switch looks like, and either recommend it or recommend you stay.
If you sign — same-day termination letter
Drafted on your letterhead, USPS certified with return receipt. The receipt date controls the 30-day clock.
Days 1–10: records audit
Leases, deposit ledger, maintenance and vendor history pulled from the prior firm. Anomalies surfaced in writing before they become NGC’s problem.
Days 10–20: tenant letters & walk-through
One letter per unit, bilingual where warranted. Walk-through scheduled with the tenant on proper notice. Condition report captured.
Day 30: NGC takes over
Prior PMA terminates. Rent collection moves. Security deposits transfer under §1950.5. First owner statement lands 5–10 business days after month-end.
One specific question, by email
One sentence, one question, one reply
Usually within a business day. Fee structure, contract clause, RSO history, deposit dispute — we’ll either answer it directly or tell you the question needs a 30-minute call to do justice. info@nextgencoastal.com
Cities we serve in Orange County
This site is free to read regardless of who you choose
ChangePropertyManager.com is a free educational resource published by NextGen Coastal Property Management. The guides, tools, templates, and FAQ content here are free to read regardless of which manager you end up choosing. Using NGC is optional. The site exists because a well-informed owner makes a better customer if we’re a fit and a fairer industry if we’re not. Our fee structure, service scope, and contract terms are disclosed in writing before you sign anything.