Tri-Valley property management, since 2009
With us, your rental is a passive investment.
You own the property. We lease it, look after it, collect the rent and send you the statement. Repairs get done, residents are taken care of, and you hear from us when a decision is worth your time. One local team since 2009. Simple pricing. A 90-day guarantee.
Looking for a home to rent? Tenant services. Current resident? Tenant portal.
What passive looks like
You own it. We run it.
A normal month with us
- Rent is collected and lands in your account, with a statement you can read in a minute.
- A resident reports a problem. We triage it, send someone we trust, and you see the invoice and photos afterward in your portal.
- A bigger decision comes up. We bring you the options, the costs and a recommendation. You decide.
- Renewals, notices, inspections and HOA letters happen without you.
What we ask of you
- A maintenance pre-approval. Most owners choose $500, so routine repairs happen the same day they're reported.
- A decision when one matters. We make it easy to say yes or no.
- That's the list. Single-family homes, condos, townhomes and small apartment buildings, anywhere in the Tri-Valley.
Wondering whether your property fits? Call us. The fit call is free, and we'll tell you plainly.
What's included
Everything a rental needs, handled by one local team
Leasing
Pricing guidance from live comps, marketing, video tours, showings, screening to a written standard, and lease execution on Bay East forms.
Maintenance and repairs
Triage, dispatch and follow-through, with vendors we've worked with for 15 years or more. Routine repairs under your pre-approval are handled the same day, and the invoice and photos land in your portal. No coordination fees or markups.
Rent and accounting
Rent collection, monthly owner statements, year-end reporting, and an owner portal with everything in one place.
Compliance
California rental law, fair housing, notices and clean records. HOA coordination where the property has one.
Communication
Regular updates and consistent expectations. You hear about the big things before they happen and the small things once they're done.
The unexpected
Water heaters fail and gates rust through. We've handled rentals through all of it since 2009. You find out once it's fixed, or, when it's big, with a plan already in hand.
Pricing
Two plans. No add-on fees.
Core
Pay as you lease
7.9%of monthly rent
- $695 flat fee when we place a tenant
- $0 lease renewal fee
- Full management, maintenance, accounting and owner portal
- Rental market analysis and readiness plan included
Investor · most owners choose this
Leasing included
8.9%of monthly rent
- $0 leasing fee, every time, with a 12-month agreement
- $0 lease renewal fee
- Full management, maintenance, accounting and owner portal
- Rental market analysis and readiness plan included
Both plans have a $225 monthly minimum. Larger projects over $1,000 (upgrades, value-add work, major replacements) are 10% of the project cost, which covers sourcing, bids and oversight. The full fee schedule and FAQ are on our pricing page.
Try us for 90 days
If we're not the right fit in your first 90 days, tell us. After an offboarding call, we refund up to $750 of the management fees you've paid. Management fees only, and no hard feelings.
Who you'll work with
A small San Ramon team, built the hard way
Craig Swenson, founder
Craig started Swenson Property Management in 2009, bringing a Certified Property Manager designation and a background in real estate and construction to the San Ramon rental market. Decades of construction experience mean we know what a repair should cost and what a vendor should deliver.
Sander Swenson
Craig's son, and the person you'll talk to first. Sander handles the fit call, the market analysis and the agreement, then stays on as your point of contact.
Matt, operations
Matt runs leasing and maintenance day to day: showings, screening, vendor dispatch and the follow-through on every work order.
Members of NARPM, the Bay East Association of REALTORS®, IREM and the San Ramon Chamber of Commerce. California DRE #01857486.
Reviews
What people say about us
We have been landlords since 2009 when we met Craig Swenson. We were new to landlording and Craig held our hand through every aspect of this new venture. Thanks to Craig's excellent screening we have had an average of 3 to 4 years between renters, and three renters since 2009. If you are contemplating becoming a landlord, Craig has a fleet of connections to help you through the process, which makes passive income a possibility. We are looking for many more years of being passive!Margaret H., owner since 2009. Google review, October 2026.
We could not have picked a better man and a better company.Mike T., owner, 2021. Found a good tenant and cared for the property for two years and counting.
A great help throughout the daunting process of preparing and renting out my home.Jay H., owner, 2026. Reliable tenants, and surprises handled at a reasonable cost.
Anytime I have a maintenance request, it is handled quickly without hassle.Owais, resident, 2025. Renting made simple, and a responsive team.
Rated 4.7 on Google and 4.4 on Yelp. Read the reviews.
Questions owners ask
Straight answers
What happens on the fit call?
We look at the property, give you a market rent range from live comparable listings, and walk through how the handoff works. If there's a reason we're not the right company for your property, we'll say so. About 20 minutes.
What does it cost, all in?
Core is 7.9% of monthly rent plus $695 when we place a tenant. Investor is 8.9% with leasing included on a 12-month agreement. Both have a $225 monthly minimum and no renewal, setup or advertising fees. The one other fee is 10% on projects over $1,000, which is rare.
Do you charge while the home is vacant?
Yes. The management fee continues through a vacancy, calculated on market rent. Our interest is in filling the home quickly and at the right price, and we price to lease fast rather than to test the market.
What gets done before a new tenant moves in?
A standard turn: smoke and CO detectors, touch-up paint, carpet cleaning, and fixing or replacing anything broken. Anything beyond that, we lay out with cost, scope and urgency in your owner portal, with a recommendation.
How do repair approvals work?
You set a pre-approval, usually $500. Anything at or under it is handled right away, so a leaking faucet doesn't wait on a phone call, and the invoice and photos go to your portal. Anything above it, we bring you options and a recommendation. Recurring or structural problems come to you even when they fall under the limit.
Can you just find me a tenant?
Yes. Placement starts the same way management does: pricing from live comps, marketing, showings, screening and the lease. Tell us that's what you need and we'll quote it on its own. Many owners who start with placement hand us the keys once they've seen how it runs, and on the Investor plan the leasing is included.
Next step
See if we're a fit
Tell us about the property and we'll call you back with a market rent range and what your first 90 days with us would look like.
Call (925) 918-2324Serving San Ramon, Danville, Alamo, Dublin, Pleasanton, Livermore and Walnut Creek, along the 680/580 corridor.
We return calls and messages Monday to Friday.
Thank you. We'll be in touch.
We'll look at the property before we call, so the conversation starts with a rent range. If it's urgent, call us now at (925) 918-2324.