Property Management Agreement CA

[Kyle Chernetsky]

Question for property managers in CA...

I started a property management company one year ago and have had a very positive experience so far. We are extremely good at finding and placing great tenants. We do this for our tenant placement and management contracts. 

Since we are hitting the one year mark, we have our first year long contracts expiring in August. We did such a good job placing the tenants, there is very little on-going maintenance with them. There is the usual check up but they are fairly low maintenance in general. They pay on time, report repairs timely, and do not bother us with little things.

Do any property managers put in their contracts that the contract extends as long as the tenant remains at the residence? If so, what type of paperwork do you use? Do you recommend using this? One of our value propositions to owners is we do not "nickel and dime" and are always looking out for the best of our clients. I'd like to keep this business model because I want the identity of someone people would want to do business with (honest, fair, etc). But it seems as if small individual owners could see us as an unnecessary expense until the next vacancy. Any advice on the topic would be greatly appreciated. We current use the C.A.R. Property Management Agreement