Four practices. One Auburn office.
Full-service property management across Placer County — commercial buildings, apartment communities, homeowners associations, and single-family rentals.
- Managing since
- 1968
- Accreditation
- AMO®
- California DRE
- 00353466
- Proposal turnaround
- 5 days
Four practices under one roof.
Separate teams, shared accounting and maintenance infrastructure. Owners with more than one asset class deal with one office.
Office, retail & industrial
Business parks, standalone buildings, and industrial condominiums. CAM reconciliation, tenant improvement coordination, lease administration, and capital planning.
Commercial management →Market-rate & affordable multifamily
Leasing and marketing, resident screening, rent collection, on-site staff supervision, and monthly owner reporting for apartment communities.
Apartment management →Associations & common interest
PUDs, condominiums, co-ops, mixed-use and limited-purpose associations, run against the Davis-Stirling compliance calendar.
Association management →Single-family & small multifamily
Individual homes, duplexes, and small portfolios. Market rent analysis, tenant placement, maintenance, and year-end owner packages.
Residential management →Six complaints we hear on nearly every first call.
If two or more sound like your last board meeting, a proposal is worth twenty minutes.
- Reporting
The financials arrive late — or don't reconcile
Civil Code §5500 requires the board to review operating and reserve accounts every month. That is impossible without a closed set of books.
- Reserves
Nobody can explain the reserve number
§5550 requires a visual reserve study every three years with an annual update. Boards are routinely handed a total with no component detail behind it.
- Collections
Delinquencies drift for a year
§5650 collection remedies follow a defined sequence with defined notice periods. Miss them and the association can lose the debt entirely.
- Vendors
Bids come from one vendor
No comparison bids, no written scope, and no proof the work performed matched the invoice paid.
- Governance
Agendas and minutes are improvised
§4930 requires a posted agenda four days out, and executive session actions must be noted in the next open meeting minutes.
- Volunteers
Homeowners call directors at home
With no real intake channel, the volunteers absorb every complaint — and burn out inside two terms.
What a full-service HOA agreement covers.
Every line is either inside the base management fee or billed at a disclosed rate. Nothing is left to interpretation after signing.
- AccountingIncluded
Assessment billing, AP, monthly package
Lockbox collection, payables run against board-set approval thresholds, monthly financials with bank reconciliations, budget preparation and pro forma. Civ. Code §5300 · §5500
- ReservesIncluded
Study coordination and funding plan
Reserve study procurement, annual funding-plan update, and disclosure assembly for the annual budget report. Civ. Code §5550 · §5565
- CollectionsIncluded
Delinquency through lien
Aging reports, pre-lien notice, board-authorized lien and payment-plan administration, coordination with association counsel. Civ. Code §5650 · §5660
- MeetingsIncluded
Agendas, packets, minutes, elections
Agenda drafting and posting, board packet delivery, minutes, executive session records, annual meeting and election support. Civ. Code §4930 · §5000
- PropertyIncluded
Inspections, bids, emergency line
Scheduled site inspections with photo report, competitive bid solicitation, insurance and W-9 verification, 24-hour emergency response.
- EnforcementIncluded
Violations, hearings, architectural review
Violation notice process, hearing scheduling, architectural application tracking, annual policy statement distribution. Civ. Code §5310 · §5855
- ResaleBilled to owner
Escrow demands and disclosure packages
§4525 document packages ordered by the selling homeowner at the time of sale.
- Capital workScoped separately
Major project administration
Reroofs, repaving, siding replacement, and litigation-related repair programs.
Changing management companies, in order.
Boards assume the switch will cost them a quarter. It takes about thirty days — and these steps run in this sequence because each one depends on the last.
- 01 · Days 1–5
Document review
We read your CC&Rs, bylaws, current budget, latest reserve study, and last three financial packages before quoting anything.
- 02 · Day 5
Written proposal and fee schedule
A fixed base fee, a disclosed list of ancillary charges, and a named manager with their current portfolio size.
- 03 · Next meeting
Board vote and management agreement
Presented in open session so the membership watches the decision get made. We attend at no charge.
- 04 · Days 1–15
Records and funds transfer
Association funds move into accounts titled to the association — never commingled. Prior manager records are inventoried on receipt.
- 05 · Days 10–20
Homeowner onboarding
Welcome letter, new payment instructions, and portal credentials to every owner of record, plus a posted transition notice.
- 06 · Day 30
First meeting under new management
Full financial package, delinquency report, and an open-items list inherited from the prior manager, so the board knows exactly what it took on.
Big enough to serve you. Small enough to know your name.
Fifty-eight years of association management, run out of one Auburn office — not a call center three time zones away.
Family-owned since 1968
Still independently held. Your manager is not a rotating seat inside an acquisition roll-up.
AMO® accredited
IREM's firm-level standard, which requires documented financial controls and fidelity coverage.
Twenty minutes away
Managers who can be at your property this afternoon, and who know which Placer County vendors actually show up.
Get a proposal for your association.
Three short steps. Your board receives a written scope and fee schedule, plus a plain-English read on the documents you send us.
Prefer to talk first? Call (530) 745-9801, Monday through Friday.
- Auburn
- Colfax
- Foresthill
- Granite Bay
- Lincoln
- Loomis
- Newcastle
- Penryn
- Rocklin
- Roseville
- Folsom
Management built around the board's legal calendar.
Davis-Stirling hands a California board a fixed set of annual obligations. We run our year against that calendar, so directors never scramble to meet a statutory deadline they didn't know was coming.
The association year, as we run it.
Deadlines set by statute and by your governing documents. These are the ones that slip most often when a community is self-managed.
- 30–90 days pre-year-end§5300
Annual budget report
Distributed to every member — pro forma budget, reserve summary, funding plan, and insurance summary.
- 30–90 days pre-year-end§5310
Annual policy statement
Collection policy, dispute resolution, architectural procedures, and the address for official notices.
- Within 120 days of year end§5305
Financial review or audit
Prepared by a licensed accountant when gross income exceeds the statutory threshold.
- Every 3 years§5550
Reserve study, updated annually
Visual study of components the association is obligated to repair or replace.
- Monthly§5500
Board financial review
Operating and reserve statements, income and expense against budget, and the check register.
- 4 days pre-meeting§4930
Agenda posted
In a prominent place within the development, or distributed with the general notice.
- 30 days post-meeting§4950
Draft minutes available
Made available to any member who requests them.
Summary of common obligations, provided for general information. Your governing documents may impose stricter requirements. This is not legal advice — associations should confirm specifics with their own counsel.
Communities we manage.
Different structures, different statutes, different failure modes.
Planned unit developments
Single-family communities where the association owns common areas, private streets, and the landscape corridors that drive the whole budget.
Condominium associations
Shared building envelopes, where the maintenance boundary between association and owner must be documented before it is disputed.
Mixed-use associations
Residential above commercial, with cost-sharing allocations that have to hold up under audit.
Cooperative apartments
Share-based ownership with proprietary leases and a lending and transfer process unlike a condominium's.
Limited-purpose associations
Road, water, and greenbelt maintenance associations, common through the foothills above Auburn and Colfax.
Commercial owners associations
Business parks and industrial condominiums with triple-net cost recovery and tenant-improvement coordination.
Ask for the proposal. Compare it line by line.
We would rather lose on price honestly than win on a fee schedule the board discovers in month four.
Office, retail, and industrial — run to the lease.
Business parks, standalone buildings, and industrial condominiums across Western Placer and eastern Sacramento County. We manage the asset the way the lease says it should be managed, then prove it at reconciliation.
What commercial management covers.
- Lease administration
Abstracts, escalations, options
Every lease abstracted into a single register — rent steps, CPI escalations, option windows, and renewal notice deadlines tracked so nothing renews by default.
- CAM
Operating expense reconciliation
Annual CAM, tax, and insurance reconciliation with a tenant-facing worksheet that shows the math. Estimates trued up and billed on schedule.
- Tenant improvements
Buildout coordination
Scope development, contractor bidding, permit tracking, and allowance draw administration through certificate of occupancy.
- Vendors
Service contracts and bidding
HVAC, janitorial, landscape, fire and life safety, and parking lot maintenance under written contracts with insurance verified annually.
- Reporting
Owner package
Monthly operating statement, rent roll, aged receivables, variance narrative against budget, and a capital plan updated each year.
- Risk
Certificates and compliance
Tenant certificate of insurance tracking, ADA and life-safety inspection scheduling, and incident documentation.
Vacancy is a marketing problem. Retention is a service problem.
Both get worse when the owner can't tell which one they have. The monthly package separates them.
Occupancy, collections, and the asset behind them.
Market-rate and affordable apartment communities. Leasing and marketing, resident screening, on-site staff supervision, and reporting an owner or lender can underwrite from.
What apartment management covers.
- Leasing
Marketing and absorption
Listing syndication, pricing against live comparables, tour and application handling, and a weekly leasing report showing traffic, applications, and net absorption.
- Screening
Resident qualification
Income, credit, rental history, and criminal screening applied through written, consistent criteria under federal and California fair housing law.
- Revenue
Rent collection and delinquency
Online payment, autopay enrollment, notice service, and coordination of unlawful detainer proceedings with counsel when required.
- On-site staff
Supervision and payroll
Hiring, training, scheduling, and payroll processing for managers, maintenance technicians, and groundskeepers.
- Turns
Unit turnover
Move-out inspection, deposit accounting within the statutory window, scope and cost per turn tracked so make-ready spend is visible.
- Affordable
Program compliance
Income certification, recertification calendars, and agency reporting for communities with regulatory agreements in place.
Search current availability across Placer County.
Filter by neighborhood, rent range, and bedroom count on the map. Applications submit online.
Single-family rentals, handled end to end.
Individual homes, duplexes, and small portfolios for owners who would rather not take the 9pm call. Placement, maintenance, collection, and a clean year-end package for your accountant.
What residential management covers.
- Pricing
Market rent analysis
A written rent recommendation from live comparables in your specific submarket, not a percentage of what the last tenant paid.
- Placement
Marketing and tenant selection
Photography, syndicated listing, showings, and screening against written criteria. Lease prepared under current California law.
- Condition
Move-in and move-out reports
Photo-documented condition reports at both ends of the tenancy — the single best protection an owner has in a deposit dispute.
- Maintenance
Repairs within your threshold
Insured, W-9-verified vendors. Anything above the limit you set comes to you first with comparison bids attached.
- Money
Collection and owner draws
Online rent payment, monthly owner statement and direct deposit, and a year-end package with 1099 for your accountant.
- Compliance
Notices and statutory deadlines
Rent increase notice periods, entry notice, deposit accounting windows, and habitability response times tracked as deadlines, not courtesies.
One property or twenty. Same reporting either way.
Everything you came here to do.
Pay assessments or rent, submit a maintenance request, or reach your community manager.
Homeowner portal
For owners in an association we manage. Pay assessments, view your ledger, submit architectural applications, and read governing documents.
Sign in →Resident portal
For tenants in a rental property we manage. Pay rent, set up autopay, and submit maintenance requests with photos.
Sign in →Find a home to rent
Browse current availability across Placer County on a map, filtered by rent, bedrooms, and neighborhood.
Search listings →Flooding, sewage, no heat, a downed limb across a private road.
Call — do not email.
(530) 745-9801Answered 24 hours a day for properties under management.
Get on the bid list.
We keep a working bid list for landscape, roofing, paving, painting, plumbing, and general contracting across the foothills. Current insurance certificates, W-9, and license verification are required before any work order is issued.
Fifty-eight years in association management.
Eugene Burger Management has managed community associations since 1968, when the modern California HOA was barely a decade old. The Auburn office serves Western Placer County and eastern Sacramento County from Auburn Creekside Business Park.
11601 Blocker Drive, Suite 200
Auburn, CA 95603-4650 (530) 745-9801
Fax (530) 745-9804
- Monday – Thursday
- 9:00 – 5:00
- Friday
- 9:00 – 4:00
- Emergency line
- 24 hours
- IREM
Accredited Management Organization®
Firm-level accreditation requiring documented financial controls and fidelity coverage.
- State
Licensed California corporation
DRE #00353466.
- Fair housing
Equal Housing Opportunity
All properties managed in compliance with federal and California fair housing law.
- Ownership
Independently owned since 1968
Not part of a private-equity roll-up.
Tell us about your community and we'll put a number to it.
No cost, no obligation, and no sales sequence you can't get out of. Boards comparing three proposals are exactly who we want to hear from.
Proposal Turnaround
Once submitted, our local Auburn office reviews your association details to prepare a comprehensive management scope.
-
01
Document Analysis
We review your governing documents and financial structure.
-
02
Tailored Scope
A transparent fee schedule tailored specifically to your community size.
-
03
5-Day Delivery
Your complete proposal package is delivered directly to your board.