- Home
- Owner Advisory
Owner Advisory
Know what’s happening. Understand why. Decide what’s next.
Meritas Owner Advisory is independent, owner-side oversight of your Southern California real estate and the managers who run it, in three paths: assess, monitor or lead.
Why it matters
Limited visibility. Limited time. Real costs.
Small changes in the numbers. Real changes in value.
Illustration
$4.2Min added value from a 2% revenue gain and a 3% expense cut.
300 units at a $2,300 average rent, expenses at 35% of rent: about $250,000 more in net operating income, valued at a 6% cap rate. Hypothetical example, not a forecast or a promise of results.
- Reports without clear answers. Numbers arrive. A clear view of what needs attention often does not.
- Performance quietly drifts. Rents lag the market and expenses creep, with no one flagging it.
- Big decisions are delayed. Capital and refinancing calls get pushed off, narrowing your options.
- Everything lands on your desk. Every vendor, manager and issue takes your time to resolve.
Three paths
Start with a clear read. Then choose how involved we are.
Similar coverage throughout. What changes is how deep we go, how often we’re on site, and whether we advise or also lead.
Portfolio Assessment
We show you where you stand.
- The five numbers, in dollars a year
- A walk of every property
- Management agreement and fee review
- A prioritized 90-day plan
From $2,750 one time
See the pathActive Oversight
We show you what to change, and why.
- Monthly Owner Brief
- Manager meetings joined by video
- Graded scorecard each quarter from Day 90
- Every property visited twice a year
From $3,500 a month
See the pathFull Advisory
We lead the change with you.
- Everything in Active Oversight
- We chair your manager meetings
- Every property visited each quarter
- Rent increases reviewed before notices go out
From $6,500 a month
See the pathPortfolio Assessments from $2,750. Ongoing service from $3,500 a month. Fixed fees, calculated for your portfolio, never a percentage of rent.
Upgrade anytime on the 1st of any month, with no upgrade fee. Limitations apply. Portfolios from a single building to 1,000+ units across Southern California.
How to choose
Not sure yet?
Start with the Portfolio Assessment. It’s yours to keep, and if you continue within 30 days, the fee is credited toward a 6- or 12-month plan. Limitations apply.
Portfolio AssessmentReady for ongoing help?
Begin Active Oversight or Full Advisory. Your Portfolio Assessment is delivered in the first 30 days, and the plan is built on it.
Compare the ongoing paths
See it before you commit
A sample Portfolio Assessment.
The five numbers in dollars, property snapshots, curb-appeal concepts and a 90-day plan.
Request the sample reportHow the roles work
Clear roles. You stay in control.
Your property manager runs the day-to-day. We give you the visibility to decide well.
Ownership
You decide.
Set goals, approve budgets and spending. Funds and signing authority stay with you.
Meritas
We oversee and advise.
Review, explain and recommend. We hold the plan and track every item to completion.
Your manager
They run the day-to-day.
Leasing, collections, maintenance, accounting, notices and filings.
Your advisors
They advise in their field.
Counsel, CPA, lender, insurance broker and licensed inspectors. In Full Advisory, we coordinate them.
Questions
About Owner Advisory
How does an engagement start?
With a conversation about your goals, your properties and your manager, then a fixed-fee proposal. Every path starts with the Portfolio Assessment: on its own, or as the first 30 days of an ongoing plan.
What do the paths cost?
Portfolio Assessments start at $2,750. Ongoing service starts at $3,500 a month. Fees are fixed, calculated for your portfolio and never a percentage of rent. Your proposal shows your exact fee.
Do I need to change property managers?
No. We work alongside your current manager, with no change to daily operations. Your manager runs the day-to-day; we oversee and advise.
Who keeps control of funds and decisions?
You do. Funds and signing authority stay with you, and you approve budgets, spending and strategy.
Can I change paths later?
Yes. You can move to a longer term, or from Active Oversight to Full Advisory, on the 1st of any month, with no upgrade fee. Limitations apply.
What size portfolios do you work with?
From a single building to 1,000+ units across Southern California.
Is Meritas a property management company?
No. Meritas does not lease units, collect rent, dispatch maintenance or hold client funds. Keeping that line clear is what makes our oversight independent.
Do you also advise property management firms?
Yes, through Consulting for Property Management Firms and Consulting for Private Equity. If a conflict of interest exists, we disclose it before any work begins.
Next step
Know where your portfolio stands.
It starts with a conversation, then a fixed-fee proposal for the path that fits.