What NGC handles inside the 30 days
- ✓ Reads your current PMA before you sign anything — free, no commitment
- ✓ 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 letters, bilingual where the unit warrants it
- ✓ Property walk-through with the tenant on proper notice — photo baseline, condition report
- ✓ Security deposit reconciliation under California Civil Code §1950.5
- ✓ HOA notification where applicable (Lake Mission Viejo, Irvine master associations, CdM condo boards)
- ✓ ACH cutover, owner portal setup, dedicated property manager assigned
Who this is — and isn’t — for
- ✓ 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.
Schedule the call →Want to read first? FAQ or the red flags page.
The actual sequence
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, no call needed?
Email works. 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.comCities We Serve in Orange County
Disclosure: 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.