As professional property managers in California, we understand the tendency for some landlords to self-manage. But we are never surprised when they eventually turn up, looking for professional help after dealing with a tenant who stopped paying rent or stumbling over a fair housing mistake or spending too much on maintenance.
For many first-time rental property owners, the idea of managing their own investment seems easy enough. A lot of landlords also believe they’re saving money since they don’t have a management fee eating into their monthly earnings. Yes. At first glance, DIY property management appears to be a great way to save money and maintain control.
But it’s often more hassle than it’s worth. Just ask any landlord who has tried it.
We are taking this opportunity to dive deep into the reasons why DIY property management can turn into a full-time headache, and why hiring a professional property manager is often the best investment a rental property owner makes.
DIY management can actually be pretty expensive. Not only are there higher operational costs and a higher risk of legal mistakes and missteps, there’s also an opportunity cost. At Bell Properties, we’re doing more than collecting rent and placing tenants. We’re identifying opportunities for our owners and investors to earn more on their properties and their entire portfolios. Our experience and our technology are impossible for DIY landlords to access.
Here are the headaches of DIY management and why the hassle is rarely worth it.
Property Management in California is a Full-Time Job
Let’s start with one of the most common misconceptions new landlords have. That’s underestimating the time commitment involved in leasing, managing, and maintaining a rental property. Property management is not a passive task. It involves everything from screening tenants, coordinating maintenance, handling emergencies, collecting rent, conducting inspections, dealing with evictions, and complying with legal requirements. With a good tenant in place, there’s still a lot of oversight. With a tenant who seems to enjoy conflict and chaos, there is even more time spent managing a home.
Now imagine balancing all of those tasks with a regular 9-to-5 job or other life responsibilities like children and a home of one’s own. Instead of having a passive income stream, landlords find that they suddenly have a second job. Not only is it a second job, but a job that can be unpredictable and stressful.
Here’s an example that’s all too common. A DIY landlord gets a call at 2 a.m. from a tenant complaining about a burst pipe. The landlord cannot ignore the call; a flooding property is hardly something that can wait until the morning. So, the property owner has to scramble to find an emergency plumber in the middle of the night. That’s not an insignificant bill.
A property manager, however, would be the first point of contact. At Bell Properties, we have emergency plumbers on our list of preferred vendors, and we’d take care of the problem immediately, keeping the owner informed and letting the tenant know they have nothing to worry about.
Tenant Screening for DIY Landlords
Choosing the right tenants is arguably the most important part of being a landlord. A well-qualified tenant will treat a rental property with respect, pay on time, and communicate clearly. A poor tenant? They are more likely to destroy a rental property, delay rent payments, and create legal nightmares that could be difficult to disentangle.
At Bell Properties, we have access to robust screening tools, credit and background checks, rental history verifications, and red flag identifiers. Most DIY landlords don’t have the same technologies in place. One of the best reasons to work with us is the peace of mind that comes with the qualified tenants we attract, place, and retain.
DIY landlords tend to use their instincts more than the data that’s available on a tenant screening report. But skipping a step or accepting a tenant based on a “good vibe” can lead to months of unpaid rent, costly repairs, and legal eviction processes.
Maintenance is Constant and Often Costly
Even in well-maintained California properties, things break down and wear out. Toilets clog, HVAC systems fail, roofs leak, and appliances stop working. When an owner manages their own property, they have to take the call, hire the contractors, and ensure the repairs are completed promptly and properly.
Without a network of trusted vendors, DIY landlords often end up overpaying or hiring unreliable contractors. A good property management company like Bell Properties already has a vetted list of cost-effective, reliable maintenance providers who can prioritize their clients. We are quick to respond and we’re careful to keep costs down.
Remember that delaying repairs, even small ones, can lead to major damage and tenant dissatisfaction. What starts as a leaky faucet could end in mold remediation.
Legal Liability Lurks Everywhere, Especially in California
Rental property management in California, a state with tons of tenant protections, is a legal minefield. Landlords must follow federal, state, and local laws concerning fair housing, security deposits, habitability standards, eviction procedures, and more. One misstep, even if unintentional, can lead to fines or lawsuits.
Many DIY landlords don’t realize, for example, that denying a rental application based on the wrong criteria can be considered discrimination. Or that improperly handling a security deposit refund could violate state law.
At Bell Properties, our entire staff is trained to stay compliant with ever-evolving legal standards, protecting property owners from potentially costly legal trouble.
Rent Collection and Conflict Resolution Can be Challenging for DIY Landlords
Collecting rent seems like it should be as easy as sending a reminder and depositing a check. But it’s rarely that easy. Tenants miss payments. They have excuses. They ask for extensions. Sometimes they ghost entirely.
There’s also the matter of checks. No one is paying that way, anymore. Today’s California residents are looking for online rental payments and easy access to platforms that allow them to store their payment information, schedule recurring payments so they don’t forget, and send reminders and receipts electronically. Not a lot of DIY landlords have the capability to provide that. At Bell Properties, we have an entire portal dedicated to online payments, keeping the process convenient and secure.
Enforcing lease terms can quickly strain a landlord’s relationship with tenants. Confronting someone about unpaid rent or damage to a property is uncomfortable and emotionally draining.
Property managers at Bell Properties, however, act as a neutral third party. We enforce lease agreements firmly but professionally, reducing friction and increasing the likelihood of timely rent collection and respect for the lease agreement.
Turnovers Are Time-Consuming and Expensive
When a tenant moves out, DIY landlords find that the turnover process is not as simple as changing the locks and re-listing the property. There is also:
A a final walk-through that’s needed to assess damages
Repairs and cleaning that need to be coordinated
Advertising of the property and showings to schedule
Screening for new tenants
Preparing and signing a new lease
Vacancies cost money, and every day the unit is empty is lost income. We specialize in reducing vacancy times by streamlining this entire process.
Emotional Attachment Gets in the Way
Many DIY landlords fall into the trap of treating their rental property like their personal home. They develop emotional attachments that cloud judgment when it comes to making business decisions.
For example, a landlord may hesitate to increase rent to market value because they "like" the tenants. Or they may spend on upgrades that don't yield a good return simply because they think it "looks nice."
That doesn’t happen when a property manager approaches the situation objectively, prioritizing return on investment (ROI) and long-term sustainability over sentiment.
Technology Is Changing and It’s Hard to Keep Up
Modern property management requires tech-savviness. Tenants expect online portals for rent payment, digital maintenance requests, fast response times, and transparent communication.
DIY landlords who don’t invest in the right technology risk falling behind. Partner with Bell Properties and access the systems we have in place that automate many time-consuming tasks, saving time, reducing errors, and improving the tenant experience.
Scalability Is Nearly Impossible Alone
Managing one property might seem manageable at first. But what happens when an investor buys a second, third, or fourth rental? Suddenly, the workload multiplies. DIY management doesn’t scale well unless an investor wants to give up their nights, weekends, and vacations.
There’s a real cost to DIY property management, especially in California. What seems like a money-saving move at first often becomes a costly mistake. DIY property management drains time, tests patience, and exposes a landlord to risks that can easily be avoided. While it might work for a short period or under perfect circumstances, it's rarely sustainable in the long term.
Hiring a professional property manager isn't an expense. It’s an investment. It buys peace of mind, protects an investor’s asset, and maximizes their income. The right manager will help your property run smoothly, your tenants stay happy, and your investment grow.
Whether you’re investing in your first property or trying to grow a successful real estate portfolio, don’t try to do it all alone. As professional property managers, we’re here to support every endeavor and increase the profitability of each property we manage. Contact us at Bell Properties.
