$2,870. Average 2-BR Anaheim rent. At an 8% management fee that's $230/month going to your manager; at NGC's flat 5.9% it's $169. The $61 gap is where this whole conversation starts — and that's before maintenance markup enters the picture.
Get the Anaheim termination letter →Most Anaheim PMAs price between 7% and 10% of collected rent. The spread isn't really about service quality — it's about overhead, lead-gen budgets, and how much of a firm's payroll the management fee has to cover. The good operators and the mediocre operators charge similar percentages.
The line item that's harder to see is the maintenance markup. Some Anaheim PMAs apply a surcharge on every vendor invoice; some don't. If yours does, the spread depends entirely on how much maintenance your unit actually consumes in a given year. The audit takes three phone calls: pick three vendor invoices from your last year of owner statements, call each vendor, ask what they billed. If the numbers match what your PMA company billed you, the firm doesn't take a markup. If they don't match, the markup is the spread.
| Line item | Typical Anaheim firm (8%) | NGC (5.9%) |
|---|---|---|
| Management fee, monthly | ~$230 | ~$169 |
| Setup / onboarding | $0–$500 | $0 |
| Maintenance markup | 15–20% on vendor bills | None |
| Annual cost (excluding maintenance) | ~$2,755 | ~$2,031 |
| Approx 1-yr fee savings | ~$724 + every dollar of marked-up vendor billing | |
Math assumes 12 months of full occupancy at the area's current 2-BR average. Vendor markup savings vary by maintenance volume.
California doesn't set a state-mandated notice period between owner and property manager — it's whatever the PMA says. In Anaheim contracts, 30 days is overwhelmingly the standard. A few firms still write 60 or 90. Anything longer than 30 was negotiated by the firm at signing, and most owners can negotiate it back down at renewal.
Send notice by USPS certified mail with return receipt. Email alone has been challenged. The certified receipt is the date that controls.
One letter. One new payment address. That's it. The lease doesn't reset, the rent due date doesn't change, the move-out terms don't change. In Anaheim's higher Spanish-speaking ZIPs (92804, 92805, and parts of 92802), NGC sends the letter bilingually.
What tenants don't see — and shouldn't have to deal with — is the records handoff between firms. If the prior manager has been sloppy, the tenant doesn't find out from you.
California Civil Code §1950.5 requires deposit funds to transfer with the unit on a manager change. The prior manager has no right to hold them as leverage against alleged unpaid management fees. If they try, a 14-day demand letter usually resolves it. Small claims handles the rest, and the firm loses.
For most Anaheim switches, deposits transfer cleanly within the 30-day notice window. NGC reconciles the ledger before assuming the unit.
$0 to about $500. The variable is whether your current PMA charges an early termination fee. NGC charges zero setup. The first invoice arrives only after the first rent is collected under NGC.
No new lease. The tenant signs nothing. The notification letter is informational only.
Thirty days on a standard 30-day-notice PMA. Owner time investment is roughly 90 minutes spread across that window.
Records belong to the owner. The PMA almost universally requires turnover on termination. If a firm stalls, a demand letter goes out the same week.
Free service for owners switching to NGC. We draft, send via certified mail, and handle the entire 30-day transition. You sign one form.
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