Sherman Oaks, California
Property management, run by the day, not the brochure.
Leasing, tenants, maintenance, compliance, and the reporting that ties them together — for residential and commercial owners across Los Angeles County.
KILTY, LLC manages buildings in Los Angeles County
KILTY, LLC is a real estate management and investment firm based in Sherman Oaks, California. This page covers the management side: what we actually do on a property, what it costs the owner in attention, and where our responsibilities stop.
Property management at KILTY, LLC covers the operational side of owning a building: leasing, tenants, maintenance, compliance, and the financial reporting that ties it together. We work with residential and commercial owners across Los Angeles County from our Sherman Oaks office. The scope is written down, and so is what falls outside it.
Office hours
Monday–Friday, 9:00 AM – 6:00 PM
Sherman Oaks office
4239 Stern Ave, Sherman Oaks, CA 91423
Contact our Sherman Oaks officeLeasing and lease-up
Leasing starts before the unit is vacant. We track lease expirations so renewals get handled while there is still time to negotiate, not the week the tenant moves out.
When a unit does turn, the process runs on a checklist: condition assessment, turnover work, pricing review, listing, showings, screening, and lease execution. Each step has an owner of the step, so a vacancy does not stall because two people assumed the other had called the vendor.
Screening follows California rules on application review, deposit handling, and adverse action notices. We verify income, review rental history, and document the basis for each decision. Pricing is set from current comparable rents in the immediate area, not from a target the owner hopes to hit.
Tenant relations and retention
Retention is cheaper than turnover, and we treat it that way. That means responding to maintenance requests on a defined timeline, keeping records of every repair, and handling disputes before they escalate into nonpayment or a legal proceeding.
Predictability is the product
It also means being honest with tenants. If rent is going up, we say so with the notice period the law requires. If a repair is scheduled, we give a window. Small predictability does a lot of work in keeping a building occupied, and it costs less than a vacancy.
Maintenance and vendor coordination
We maintain a vendor list for the trades a building needs: plumbing, electrical, HVAC, roofing, landscaping, pest control, and general handyman work. For routine calls we dispatch within the agreed scope. For anything above a set threshold, the owner approves before work proceeds.
Emergency calls run on a separate track, because a burst pipe at 2 a.m. is not a decision that waits for business hours. We define what counts as an emergency in the management agreement, so nobody is guessing when the call comes in.
Compliance and California requirements
California and Los Angeles County add real obligations: habitability standards, security deposit limits and return timelines, required disclosures, and rent stabilization rules in cities that have them. Some Valley jurisdictions have their own ordinances with different caps and registration requirements.
We track these at the property level, since a single rulebook does not cover every address. Missed disclosures or an improperly noticed rent increase can cost more than the increase was worth, which is why the calendar matters as much as the paperwork.
Habitability and disclosures
Required notices and condition standards get calendared per property, not remembered per manager.
Deposits and timelines
Deposit handling and return timelines follow state limits, with records kept for the return accounting.
Local rent ordinances
Cities across the Valley differ on caps and registration, so rules are tracked address by address.
Financial reporting owners can reconcile
The point is reconciliation. If an owner, an accountant, or a lender asks where a number came from, we can show the source.
Monthly statements show income, expenses, and the balance of owner funds held for the property. Expenses are categorized consistently, so a line item this month is comparable to the same line item six months ago. Year-end summaries support tax preparation.
Monthly statement
Income, categorized expenses, and the owner funds balance held for the property.
Source records
Receipts and vendor invoices kept against the line item they were charged to.
Year-end summary
A full-year rollup prepared so an accountant can work from it at tax time.
Commercial buildings: a different rhythm
Commercial management adds lease structures, common area maintenance reconciliation, vendor contracts with terms longer than a month, and tenant improvement obligations. Retail and office tenants often care about building services and response times as much as rent, which is the same lesson institutional managers work from.
Firms like JLL, Cushman & Wakefield, and Avison Young handle that at enterprise scale, where workplace strategy and tenant services decide renewals. The principle scales down: a building that responds well keeps tenants longer than one that only competes on rent.
What's outside our scope
We don't provide legal representation, tax advice, or brokerage commissions on sales. We don't take on properties where the owner wants to direct maintenance decisions directly while we carry the liability. And we don't manage outside Los Angeles County, because the local rules are the part we know well.
When a question falls outside our scope, we tell you and, where we can, point to the professional who handles it. That answer is faster and more useful than a scope we cannot actually staff.
Moving from another manager
Transitions are the part most owners dread. We request the rent roll, leases, vendor list, existing service contracts, security deposit records, and the last twelve months of statements. Tenants get written notice of the change with the new payment instructions and contact information.
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1
Collect the records
Rent roll, leases, vendor list, service contracts, deposit records, and twelve months of statements.
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2
Reconcile deposits and open work orders
The messy part is usually deposits and unfinished repairs. We reconcile both against the prior manager's records before taking over, and we document what we received.
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3
Notify tenants in writing
Tenants receive written notice of the change, the new payment instructions, and who to call for maintenance.
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4
Open the file clean
Starting clean prevents an argument six months later about a deposit or a repair nobody can trace.
Questions owners ask before signing
Which properties do you manage?
Residential and commercial buildings across Los Angeles County, worked from our Sherman Oaks office. If an address sits outside the county, we say so rather than stretch the coverage.
Who approves repair work?
Routine calls are dispatched inside the agreed scope. Anything above the threshold set in the management agreement comes to the owner first. Emergencies follow a separate track defined in that same agreement.
How does rent collection work?
Rent is collected and held in owner funds for the property, then reported on the monthly statement with income, categorized expenses, and the balance. Nonpayment is handled through the notice steps California requires before anything escalates.
What if a question is outside your scope?
Legal representation, tax advice, and sales brokerage are not services we provide. We tell you that directly and, where we can, point to the professional who handles the question.
Request a management proposal
Send the address, the property type, and how many units or suites are involved. We reply with a written scope, the fees attached to it, and the parts of management we would handle directly.
Owners weighing investment strategy alongside operations can read more on our investment and asset management page, or start with the property types we manage if the fit is still unclear.
Sherman Oaks office
4239 Stern Ave, Sherman Oaks, CA 91423, USA
+1 213-518-3334
Monday–Friday, 9:00 AM – 6:00 PM