LIVERMORE PROPERTY MANAGEMENT

Top Rated Property Management in Livermore

Find better tenants faster, automate rent collection, and handle repairs.
Trusted by 8,532 owners and property managers in California.

Hemlane’s success in California

$1.19M

Returned to California managers including the late fees.

Property-Manager Pain · Solved

25 vs. 33

average days to place a tenant on Hemlane vs. the California market.

Property-Manager Pain · Solved

688

California delinquencies handled through Eviction Shield saving over +$1k per a case.

Property-Manager Pain · Solved

Built for every type of rental property in Livermore

All of the control, none of the chaos.

More time back. Less admin. We handle the heavy lifting so you don’t have to.

Four headaches every California operator knows. Here’s how Hemlane closes them.

01

Other softwares charge additional transaction fees.

Most platforms charge per ACH payment that add up to tens of thousands a year on a 50-door portfolio. Those fees are yours.

How Hemlane fixes it

100% of late fees back to you, $0 ACH fee.

Hemlane returns 100% of late fees and other tenant-paid fees to the property manager. ACH rent collection is $0 fee. The number on the lease is the number that lands in your account.

Monthly rent

$2,400

View request

Balance due

Due on the 1st of every month

Autopay

$2,400

How Hemlane fixes it

24/7 repair coordination and management services

Get a dedicated rental assistant who takes maintenance calls, troubleshoots issues, schedules vendors, and reports back. You stop taking 2 AM calls.

In progress

Plumbing issue

Submitted 1 day ago

by Jake Tenant

02

2 AM repair calls force you to hire a team you do not want.

Tenants don’t call about repairs during business hours. The 2 AM water heater call is real and so is the cost of dealing with it alone. Our repair coordination team picks up, troubleshoots, and dispatches so you don’t have to.

03

You are running five tools that do not talk to each other.

Five tools. Five logins. Five places where data goes missing. Most operators run their portfolio across platforms that don’t talk to each other. Hemlane replaces all of it with one login, one team in one platform.

How Hemlane fixes it

One product, one login, one team.

Leasing, screening, listings, rent collection, maintenance coordination, delinquency tracking, and eviction support all live inside one Hemlane account, with one login, one team, and one set of state-specific workflows.

Search for anything

How Hemlane fixes it

Eviction Shield runs the Livermore process for you.

Eviction Shield serves late-fee notices, reviews lease compliance, and kicks off the mediation process and resolves 98% of California cases before they ever reach a courtroom

Open requests

27

Closed requests

3

Past due rent

$22,405

04

One bad eviction can erase a year of rent.

In Livermore, a contested eviction can run 4–6 months and cost $5,000–$15,000 per door. Eviction Shield handles delinquency management and pre-mediation resolving 98% of cases before they ever reach a courtroom.

California rental market snapshot

Where California rental market sits today, and where Hemlane operators run ahead of it.

Days to place: Hemlane California vs. California market

25 vs 33

Median rent (statewide)

$2,250 / mo

YoY rent growth

+4.9%

Total California rental units

18,832

Multifamily rentals (5+ units)

3,281

Single-family rentals

10,251

Maintenance requests completed in California

27,121

Top populated cities by demand

Los Angeles · San Diego · San Francisco · San Jose · Riverside · Long Beach · Sacramento · Fresno · Oakland · Stockton

Top investor cities

Los Angeles · San Francisco · San Diego · San Jose · Oakland · Sacramento · Long Beach · Cupertino · Fremont · Richmond

Livermore landlord law

What applies here

Eviction Shield serves late-fee notices, reviews lease compliance, and kicks off the mediation process and resolves 98% of California cases before they ever reach a courtroom

Local ordinance

Livermore Rent Ordinance

Livermore has no local rent-control ordinance, so California's statewide Tenant Protection Act (AB 1482) applies. Annual rent increases are capped at 5% plus the regional CPI, up to a 10% maximum, and just-cause eviction protections apply after 12 months of tenancy. Single-family homes and condos owned by individuals, and buildings less than 15 years old, are generally exempt.

Fun fact

Fun Facts about Livermore

Did you know Livermore has no rent-control ordinance of its own? California's statewide AB 1482 cap (5% + regional CPI, up to 10%) is what limits rent increases here.

Long-term rentals, under control.

Whether you’re an owner, property manager, real estate agent, or brokerage, Hemlane provides a professional and stress-free way to manage your rentals, use AI and real human support.

Zach S.

“Their team is consistently responsive—whether it’s handling tenant maintenance requests or assisting us directly, they move fast and communicate clearly. What really sets Hemlane apart is the tech.”

Zach S., Owner

Braddock Investment Group

Carla A.

“Hemlane has consistently demonstrated exceptional customer service, prompt responsiveness, and efficient issue resolution, making them a standout choice for property management.”

Carla A., Owner

Hemlane

Hemlane’s California footprint

All of the control, none of the chaos.

8,113

California rentals on Hemlane

8

licensed Livermore agents in our network

571

California cities covered across major metros

Talk to a California specialist

Featured Cities

Property management across California top markets

Hemlane has active rentals and licensed agents in California’s largest rental markets. Click any city to see local listings, agents, and rental laws.

Looking for a smaller market?

Los Angeles

Los Angeles

975

rentals

47

agents

$2,500 / mo

median

View Los Angeles
San Diego

San Diego

637

rentals

45

agents

$2,450 / mo

median

View San Diego
San Francisco

San Francisco

468

rentals

36

agents

$3,700 / mo

median

View San Francisco
San Jose

San Jose

225

rentals

38

agents

$3,200 / mo

median

View San Jose
Riverside

Riverside

209

rentals

16

agents

$1,670 / mo

median

View Riverside
Sacramento

Sacramento

163

rentals

16

agents

$1,900 / mo

median

View Sacramento
Fresno

Fresno

153

rentals

4

agents

$1,500 / mo

median

View Fresno
Long Beach

Long Beach

147

rentals

11

agents

$2,223 / mo

median

View Long Beach
Oakland

Oakland

128

rentals

20

agents

$2,100 / mo

median

View Oakland

Full Directory

All California cities Hemlane covers

Looking for a smaller California city? Hemlane operates across 571 California cities. Browse the full list grouped by metro area.

Show all 571 California cities

California Agents

Livermore leasing agents in the Hemlane network

275 licensed California agents serve operators across 571 California cities. Each agent holds an active California Department of Real Estate license, has been vetted by Hemlane, and handles the in-person work that the software cannot: showings, in-unit inspections, key handoffs, and local-court coordination.

Holly Bruce

CA #01494639

Livermore

10+ years experience

- Preserve and enhance clients’ real estate assets with targeted tenant placement, on-going management and strategic reinvestment of net profits to grow wealth. - Purchase and Sell a primary or investment properties. - Specialize in Accessible Living and Aging-in-Place Home Transitions. I've directed my quality-first business to all areas of the Bay and have refined skills to accommodate virtually every long term tenant circumstance imaginable. My communicative, transparent and resourceful business style achieves client goals efficiently, effectively and to clients' long-term financial benefit. The core 'human element' of real estate (even more critical of ]=landlordship) cannot be automated, digitized or in any other technological way effectively replaced in property management (or buying and selling, to be honest!). My high-touch, empathic approach ensures your property is well attended to and your tenant is not be made to feel like a rent check or the 'necessary evil' of investing, but a valued person who is caring for your property as they make it their home. My broad experience across the Bay Area's highly diverse composition and community makes starting your placement/management conversation with me a savvy choice. You will quickly find that, however intimidating being a landlord may seem or how complicated it has become, together we will secure your long-term success.

Holly Bruce

Fabian Moreno

CA #01770810

Livermore

10+ years experience

Trust , Integrity and speed. My service value committment to you. I manage vacation rentals at www.utila.rentals & www.southlaketahoekeys.com I enjoy helping people with buying their first home and love rehabs. Are you looking to save up for a new home and don't have the funds now? https://www.homefundit.com/realtor/ . If can be of service to you or your family please reach out. The housing market has brought many challenges , but I love challenges and see that my clients recieve the best attention and fast service. Also Please ask me about my sellers program. I can have your home renovated while you vacation when you list with me. Contact me today to get more information about the sell and dive package I provide. You sell your home at the highest price retail value. In this market folks like turnkey properties and they sell quicker over undesirable ones.

Fabian Moreno

HongBiao Ke

Livermore

At Aspired Property Management, our priority is to make property ownership as stress-free, rewarding, and profitable as possible. We understand the importance of maintaining your property in top condition, ensuring it falls within normal wear and tear. Our team is dedicated to addressing any tenant or property issues promptly and efficiently, so you can have peace of mind knowing your investment is in good hands. We are committed to maximizing your return on investment by ensuring a steady stream of income and minimizing vacancies. Our strategic approach to property management is designed to attract high-quality tenants, maintain occupancy, and implement proactive maintenance. This not only protects your property but also enhances its value over time, allowing you to enjoy the financial benefits of property ownership without the day-to-day hassles. For mid-term to long-term rental properties, we focus on finding the perfect tenant who aligns with your specific needs and values. Once we've matched your property with the right tenant, we take care of all the details, allowing you to experience the benefits of property ownership with minimal involvement. When it comes to short-term rentals, we thrive on creating exceptional guest experiences. We love meeting new people, hearing their stories, and making their stay as enjoyable as possible. Our goal is to consistently deliver top-notch service and earn that coveted 5-star review with every stay.

HongBiao Ke

James Oldham

CA #01471625

Livermore

10+ years experience

James Oldham is the co-founder of Oldham Property Management (OPM) and a trusted real estate professional serving property owners throughout Stockton, Lodi, Manteca, Tracy, Elk Grove, and Sacramento. With extensive experience in real estate sales and investment properties, James helps property owners protect their assets while maximizing rental income. Known for his hands-on approach and white-glove service, James focuses on strong communication, reliable systems, and proactive management. His goal is simple: deliver peace of mind while helping property owners achieve long-term investment success. Outside of Real Estate James enjoys traveling, beaches, sports, the outdoors, time with his family, and creating motivational content that encourages others to pursue growth and success. James believes that great service, consistency, and integrity are the foundation of both strong businesses and strong communities. If you're thinking about Leasing or Property Management please contact us for a Free Consultation so we can help you with your goals and a game plan. Where Strategy=Results

James Oldham

Suresh kumar Gopalan

CA #02200081

Livermore

At STAR REAL ESTATE, we are a dedicated team of experts who can guide you through the Real estate needs with utmost care and keep you stress free. We have a unique perspective on the business and able to provide valuable regarding all aspects of the home buying/selling ,financing process & property management. Natchathra Partheepan REALTOR® | BROKER DRE # 02074830 NMLS #1770835 Nat Partheepan successfully brings together her clients, other Realtors/Brokers, Loan Officers, and related professionals in real estate transaction demonstrating her team building, negotiation, and people skills. Nat working as an Information technology engineer for 12+ years, utilizes the latest technology and tools to help her clients achieve their goals and makes buying or selling a property as convenient as possible. Suresh Kumar Gopalan Real Estate Agent | Director-Operations DRE #02200081 Suresh is a true people person, and his ability to handle even the most complex situations with buyers, sellers, and investors is his unique ability. He considers himself to be an outgoing, organized, and genuine individual who is not afraid to go out of his role to help the team and company. Unlike the typical real estate agent, Suresh is excellent at communication, he is just a text or phone call away!

Suresh kumar Gopalan

Suresh Kumar Gopalan

CA #0201117

Livermore

4+ years experience

At STAR REAL ESTATE, we are a dedicated team of experts who can guide you through the Real estate needs with utmost care and keep you stress free. We have a unique perspective on the business and able to provide valuable regarding all aspects of the home buying/selling ,financing process & property management. Natchathra Partheepan REALTOR® | BROKER DRE # 02074830 NMLS #1770835 Nat Partheepan successfully brings together her clients, other Realtors/Brokers, Loan Officers, and related professionals in real estate transaction demonstrating her team building, negotiation, and people skills. Nat working as an Information technology engineer for 12+ years, utilizes the latest technology and tools to help her clients achieve their goals and makes buying or selling a property as convenient as possible. Suresh Kumar Gopalan Real Estate Agent | Director-Operations DRE #02200081 Suresh is a true people person, and his ability to handle even the most complex situations with buyers, sellers, and investors is his unique ability. He considers himself to be an outgoing, organized, and genuine individual who is not afraid to go out of his role to help the team and company. Unlike the typical real estate agent, Suresh is excellent at communication, he is just a text or phone call away!

Suresh Kumar Gopalan

Jeff Rudolff

CA #01470987

Livermore

10+ years experience

With a rich and illustrious career spanning over two and a half decades, I've dedicated myself to the art of property management. Throughout my extensive tenure, I've navigated the complex landscape of property ownership with unparalleled finesse. My track record speaks volumes: zero evictions, minimal vacancy periods, and a flawless payment history. The secret to my success is waiting for you to uncover. If you're on the hunt for a property management maestro, look no further. I currently oversee a diverse portfolio of homes, including those owned by myself, cherished clients, and close friends. The best part? My services come at a cost that's bound to beat the competition. Beyond property management, my primary income stream involves the art of matching sellers with their ideal buyers. For two decades, I've been a trusted name in the real estate industry, bridging the gap between sellers, buyers, and investors. As the proud Broker/Owner of Rudolff Realty, I also hold the prestigious title of Broker Associate within one of the Bay Area's largest brokerages, Legacy Real Estate and Associates. My reputation as a top producer is well-earned. Clients frequently describe me as an energetic and enthusiastic force with an unwavering commitment to hard work. When you choose to work with me, you're not just gaining access to a realtor; you're tapping into a wellspring of integrity, honesty, and transparent communication. As an added bonus, I offer free handyman services post-closure or before selling your property. My dedication extends far beyond the transaction; it's a lifetime commitment to service and friendship. My real estate journey began in 2003, and I've been a proud member of both the California Association of Realtors and the National Association of Realtors ever since. My dedication to the industry has also seen me serve as the Vice President of the Livermore Marketing Association from 2005 to 2007 and as a board member of the Bay East Association of Realtors. In this capacity, I contributed to various councils, including Marketing, Grievance, and Professional Standards from 2005 to 2010. I am a full-time Broker Associate at Legacy Real Estate, and my extensive expertise has earned me multiple accolades, including Presidential and Masters Achievements, along with certification as a Distressed Property Specialist. In a constantly evolving market, I offer you a no-pressure, free consultation to lease your home. When you're ready to make your move in the world of real estate or property management, you can reach me directly for personalized guidance and support.

Jeff Rudolff

Cassandra Tribble

CA #0209756

Livermore

10+ years experience

I am motivated, caring and a Medical Assistant when I’m not helping clients find their dream home. I will not stop until I find what my client is looking for. Sunshine I’m human form. Upbeat and goal oriented. I worked in rental properties preparing for move in. I've shown properties to perspective clients figuring out there needs. I will use my customer service skills I've acquired over the years to give your clients the best service they've ever received. Finding the right fit for your needs will be my top priority. I love watching HGTV and cooking. When I'm not saving lives I am trying to inspire people to go after their dreams no matter what happens in between. I have a can do attitude. I received an award from President Bush for completing 4000 hours of community service while in college and having 2 small children.

Cassandra Tribble

Local Agents For Your State

California-specific questions, answered.

Common operator questions about running rentals on Hemlane. Each answer ties back to the state-specific workflow Hemlane runs.

You do not need a license to manage your own rental properties through Hemlane. If you manage rentals on behalf of others for compensation, your state may require a real estate broker’s license. Hemlane’s local agents are licensed professionals, so owners using the Agents service are always working with a licensed local expert.

Most states strongly recommend or require written lease agreements for all rental terms. Hemlane provides state-specific lease templates that include required disclosures and legally recognized terms which are ready to send with eSign in minutes.

Hemlane automates rent collection from end to end. Tenants pay online, and funds are deposited directly to the owner and not held in a third-party account. 100% of the rent goes directly to you. Automated reminders and late fee notices reduce manual follow-up so you get paid on time without chasing tenants.

Hemlane lets you configure automated late fees that align with your state’s legal limits. The platform sends automated reminders before rent is due and late notices after. Once the process is set-up, it runs without you having to make a single call.