Southern California multifamily specialists since 1980.
We manage multifamily communities across Southern California for institutional investors and family owners who expect clear numbers, well-kept buildings, and residents who stay.
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"We believe in doing it right or not at all. We designed our three pillars to take care of properties, owners, and tenants the right way."
Well-kept property
We know every system in your building, and when it will need attention. Every system is logged with its age and useful life. In-house technicians on our payroll.
schedule
remaining
Resident experience
Good residents are your best asset. We work to keep them. Coves Living rewards on-time rent and passed inspections, and turns a building into a community.
Financial discipline
Every building run like the business it is. Budgets rebuilt from zero every year. Clear monthly reporting, so owners know where every dollar goes.
from $0
Every line justified again,
every year
report
To be the multifamily operator of choice through operational excellence.
46 years of Southern California operating history.
46 years of data
Decades of operating costs, rents, and turnover across Southern California properties inform every budget and decision.
Established vendor relationships
Long-standing relationships with trades and suppliers across Southern California mean better pricing and faster response.
A proven track record
Owners have trusted this office through every market cycle for more than four decades.
Full-service management. Everything a building needs to run.
Multifamily properties
Apartment communities managed as operating businesses.
Single family rentals
Individual homes and portfolios, held to the same standard.
Financial
- Zero-based annual budgeting
- Monthly owner reporting and variance analysis
- Accounts payable and receivable
- Rent collection and delinquency management
- Capex reserve planning
- Property tax and insurance review
Operations and maintenance
- In-house technicians and 24-hour emergency response
- Work order intake and tracking
- Preventive maintenance schedules
- Unit turns and make-ready
- Building system audits
- Asset register: make, model, age, remaining life
- Vendor bidding and oversight
Leasing and marketing
- Property-specific brand and website
- Listing syndication and lead tracking
- Showings and applicant screening
- Lease execution and renewals
- Market rent studies and pricing
Residents and compliance
- A dedicated manager assigned to each property
- Resident communication and move-in onboarding
- Renewal program
- Notices, evictions, and collections
- Fair housing and local ordinance compliance
- Inspections and habitability standards
Now accepting properties in Orange County and Los Angeles County.
From our Covina and Laguna Beach offices, our coverage extends east into the Inland Empire.
Grant Lewis
Partner, Broker of Record
Paul Davis
Partner
Charles Rushman
Controller
Lauren Davis
Board Member
Laguna Beach, California.
Request a property review.
Tell us about your property. A partner will follow up to schedule a review and walk through the numbers.