Ziprent handles leasing, tenant screening, rent collection, maintenance coordination and statutory deposit accounting for Coachella owners — one flat monthly fee per property.
Ordinance No. 1222, adopted 26 February 2025 and effective thirty days later, rewrote Coachella Municipal Code Chapter 5.80, sections 5.80.005 through 5.80.160. Two caps matter most to an investor. No owner or entity may hold more than five permits, with grandfathering for anyone already over the line as of 1 April 2025; and no more than 20% of the residential units in any neighborhood may hold an annual permit — so the permit you want may simply be unavailable at your address regardless of your own compliance.
Seasonal permits run 1 March to 1 June only. Operating requirements include $1,000,000 minimum general liability cover, a local contact available 24 hours a day who can respond within 45 minutes, overnight occupancy of two people plus two per bedroom, one vehicle per bedroom up to four, and the permit number in every advertisement. Fines escalate from $1,000 to $2,000 to $3,000 within twelve months, and operating without a valid permit draws $1,500 to $5,000.
Housing vouchers are a large part of the Coachella rental market, and California removed the landlord’s discretion here in 2020. Senate Bills 329 and 222 amended the Fair Employment and Housing Act so that “source of income” under Government Code section 12955(p)(1) includes lawful verifiable income paid to the tenant or paid to the landlord on the tenant’s behalf, expressly including federal housing assistance vouchers issued under Section 8 and HUD-VASH vouchers.
Refusing a voucher is unlawful discrimination, and so is advertising “No Section 8.” Section 12955(o)(1) fixes the arithmetic: where a subsidy is paid to the landlord, an income standard applies to the portion of rent the tenant actually pays, not the full contract rent — so a “three times the rent” rule applied to the whole rent is itself a violation. You may still screen on credit and rental history. Coachella sits in Riverside County, so a covered increase is capped at 8.1% to 31 July 2027.
| Area | Typical rental stock | What owners ask about there |
|---|---|---|
| Pueblo Viejo / 6th Street | Older detached houses, some duplexes, newer infill affordable housing | Voucher acceptance rules and how to apply an income standard lawfully |
| North Coachella (Avenue 48 corridor) | 1990s–2000s tract houses, three and four bedrooms | Whether the 20% neighborhood cap leaves any STR permit available |
| Avenue 50 / Avenue 52 corridors | Newer detached homes and small apartment blocks | Cooling loads, roof age and summer maintenance budgets |
| Bagdouma Park area | Post-war and 1970s houses on compact lots | Occupancy limits and family-size lettings |
| La Entrada / eastern edge | Newest master-planned detached homes | Whether the AB 1482 fifteen-year exemption still applies |
| Southern edge (toward Thermal) | Larger parcels, agricultural-adjacent housing | Well and septic questions, and which parcels sit outside city limits |
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A live look at how we are doing
2019
Year Founded
4,282
Units Managed
596
Cities Served
9,239
Tenant Placements
189,861
On-Demand Showings
537.4M
Rent Processed
43,438
Repairs Coordinated
60,245
Applications Processed
18
Licensed States
Pricing
We believe in transparent and flat fee pricing. Don’t let other property managers fool you into thinking they need to take a percentage of your income. Keep your money where it belongs, in your pocket.
Tenant Placement
$1500
Due at lease signing and security deposit receipt. No cost to get started!
Paid when we sign a lease. 100% satisfaction guaranteed!
Property Management
$150/month
Per property. No percentage nonsense.
$100 / month standard management for every additional property added.
$1500 for tenant placement if you need it. $250 per lease renewal.
ZipGuarantee
$250/month
Per property. No percentage nonsense.
$100 / month standard management for every additional property added.
Unlimited tenant placement and lease renewals.
Coachella Property Management
Ziprent is an all-in-one customer service platform that helps you balance everything your customers need to be happy.
Our payment processor issues an ACH direct from tenant to landlord, ensuring the fastest transmittance of rent in the industry. We believe in removing delays and barriers.
We provide tenants the ability to submit maintenance requests online. From there, we gather quotes from our network of qualified experts and coordinate the repair as quickly as possible.
Our customer support team is available 24/7 for you or your tenants. Whatever the issue, rest assured it will be handled with great detail and efficiency..
At any point in time, we will refund up to 3 months of property management fees if you are not satisfied with our services.
Class leading tenant placement service with an average time of 12 days to place a qualified tenant.
Coordinating schedules with prospective tenants is a thing of the past! With Ziprent, prospective tenants can select a time that works for them, and we will send them a unique code to open up a lockbox and view the property.
Our extensive partnership with income, credit, and background data providers ensures near-instant verification of tenant qualifications with the industry’s highest confidence level. In addition, our ZipScore tenant scoring system makes it easy for you to vet and approve prospective tenants.
You are in control. Specify custom lease parameters for your property and setting while having our system generate a comprehensive city, county, and state specific lease that protects you and your property. It is as easy as that.
We’ve partnered with over 20 listing sites, such as Zillow, Trulia, Hotpads, Zumper, Redfin, and Realtor.com, ensuring that your property receives the highest industry-wide exposure!
Tenants and Owners Love Us
With the reviews to back it up as well 😎
“Extremely well-organized, professional, and efficient!!! […] Ziprent was able to do this with ease and in a very straight-forward way. I believe the best part about this company is how it is structured with several teams handling different aspects of the management (i.e. onboarding, repairs, leasing, etc), which made the whole process seamless. That in addition to also being affordable with flat-rate pricing makes this property management company best-in-class.If you’re looking for a property manager, Ziprent comes highly recommended!”
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Rebekah A.
Yelp
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Trustpilot
Coachella FAQ
You got questions? We've got answers.
Our current average time is 14-21 days but depending on price and location it can be anywhere between 3-20 days in general.
Tenants will submit their request via their online account. Our platform will automatically send out bid requests from our extensive vendor network. We will surface the bid to you for your approval and then coordinate with the vendor and tenant to get the issue resolved.
To date we have done on-demand without any major issues. We carry an additional $50k in liability insurance to cover any damages, beyond your coverage, that may occur. Should a key go missing, we will have the locks rekeyed at our cost.
Depends on the location of the property. But at the very least, it needs to be free of clutter and trash, it needs to have been professionally cleaned or cleaned to that quality. Flooring and paint go a long way in making a rental feel refreshed.
We can usually schedule to come out to take photos, do a walk-through and take keys within 24-48 hours. We prefer to take photos when the property is completely empty and move-in ready and can generally get a listing online within 24-48 hours of taking photos.
IOur property management contract can be used for both tenant placement and property management. Our property management fee is tied together with rent collection, so if we aren’t collecting rent through our platform then we aren’t charging our property management fee.
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