Becoming a landlord in San Diego for the first time can feel exciting—and a little overwhelming.
There’s a lot to think about: pricing, legal basics, insurance, repairs, screening, leases, and more. Skip a few steps and you might still get a tenant in the door—but you’ll be setting yourself up for extra stress and risk.
This checklist walks you through 17 key things to do before you list your home for rent in San Diego or North County, so you can start off on the right foot.
Section 1: Big Picture Decisions
1. Decide whether renting vs. selling makes sense for you
Run the numbers on both scenarios, including realistic rent, expenses, and expected holding period. Use your Rent vs Sell Calculator and think about your long-term goals (cash flow vs appreciation, flexibility, tax planning).
2. Clarify your timeline and move-out date
Give yourself enough time between your own move-out and the tenant’s move-in to handle repairs, cleaning, photos, and showings.
3. Talk to your lender and insurance provider
Check:
- Whether your loan has any requirements when the home becomes a rental.
- That your insurance policy is updated from owner-occupied to landlord / rental coverage.
Section 2: Property Prep
4. Handle repairs and safety items
Walk the property with a “new tenant” mindset. Fix:
- Leaks, broken locks, loose railings, cracked tiles
- Any obvious electrical or plumbing issues
- Smoke and CO detectors that need installing or replacing
The home needs to be safe and habitable from day one.
5. Tackle cleaning and cosmetic improvements
Schedule:
- Professional deep cleaning
- Carpet cleaning or flooring touch-ups
- Paint where needed, especially scuffed or dingy walls
Well-presented homes attract better applicants and can rent faster.
6. Simplify and depersonalize
Remove personal items, decor, and anything you’re emotionally attached to. The property should feel like a clean, neutral rental—not your old home mid-move.
7. Decide what stays and what goes (appliances, furniture)
Clarify:
- Which appliances you’ll provide (fridge, washer/dryer, etc.)
- Whether the home will be fully unfurnished or partially furnished
Document what’s included so there’s no confusion later.
Section 3: Numbers and Strategy
8. Research realistic local rent
Look at recent rental listings and comps in your specific neighborhood (Carlsbad, Oceanside, Vista, San Marcos, Escondido, etc.). Adjust for your home’s size, condition, and unique features. Avoid pricing purely off your mortgage.
9. Build a basic budget and reserve plan
List:
- Mortgage, taxes, insurance
- HOA dues
- Management fees (if you’ll use a manager)
- Maintenance and repair reserves
- Vacancy allowance (e.g., 1 month per year)
Make sure you’re comfortable with the range of possible outcomes.
10. Decide whether you’ll self-manage or hire a property manager
Be honest about:
- Your time
- Your comfort with legal and practical responsibilities
- Your distance from the property
If you lean toward professional help, this is a good time to interview management companies and compare services and fees.
Section 4: Legal and Documentation Basics
(Keep this high-level; your site disclaimer will remind them to seek actual legal/tax advice.)
11. Learn key landlord-tenant basics for California
At a minimum, understand:
- Habitability standards
- Basic fair housing rules (what you can and cannot consider)
- Notice requirements for entry and changes
- Security deposit handling and timelines
You don’t need to be a lawyer, but you should know the basics or work with professionals who do.
12. Choose a strong, state-appropriate lease
Use a reputable California lease form, not a generic template. Your lease should cover:
- Rent amount and due date
- Deposits and any allowed fees
- Maintenance responsibilities
- Pet policy
- Guest rules, parking, smoking, etc.
- Renewal and notice terms
13. Plan your documentation system
Decide how you’ll:
- Store applications and screening results
- Keep copies of leases and addenda
- Track maintenance requests and invoices
- Document move-in/move-out with photos and walkthrough forms
Even a simple digital folder structure is better than nothing.
Section 5: Screening and Leasing Prep
14. Set your written rental criteria
Before listing, define:
- Income requirement (e.g., 2.5–3x rent)
- General credit standard
- Pet policy
- Max occupants (within legal limits)
Apply these criteria consistently to avoid issues.
15. Decide how you’ll handle applications and screening
Will you:
- Use an online application platform?
- Run credit and background checks yourself through a screening service?
- Verify income and rental history personally?
If you’re not comfortable, consider outsourcing just the tenant placement and screening to a manager.
16. Plan your move-in process
Create a checklist for:
- Collecting move-in funds (rent + deposit)
- Signing lease and addenda
- Walkthrough with the tenant and condition report
- Handing over keys, remotes, codes, HOA rules, etc.
This is your chance to set expectations and start the relationship off on the right foot.
Section 6: After You List
17. Decide how you’ll handle showings and inquiries
If self-managing:
- How quickly can you respond to calls/inquiries?
- Will you host individual showings or small open-house style windows?
- How will you pre-screen before showings to save time?
If you’re using a property manager, they’ll typically:
- Handle inquiries and scheduling
- Show the property
- Collect applications and manage screening
- Present you with qualified candidates for final approval (depending on your agreement)
How Palomar Oaks Fits into the First-Time Landlord Picture
If you’re a first-time landlord in Carlsbad, Oceanside, Vista, San Marcos, or Escondido and you’d rather not learn everything the hard way, Palomar Oaks can help you set things up correctly from the start—pricing, screening, leasing, and ongoing management.
