Westlake Village Rental Owner's Guide | 2026
The 6 Best Property Management Companies in Westlake Village
Six local and regional choices, with published pricing kept separate from the proposals owners still need to request.
Written by Johana Williams • Reviewed By: Peter Evering • Last updated: October 1, 2026
Looking for a property manager in Westlake Village? Start with the address, not the ZIP code. The City of Westlake Village is in Los Angeles County. The Westlake section of Thousand Oaks is in Ventura County. Both appear in local home searches, but they are not the same jurisdiction.
Below are six management options for this area. Utopia gives a typical 8% to 10% management range. Belong’s rendered local pricing table shows 5.9% management and 59% placement; its other plans and conflicting renewal information need care. Vibe, Kenneth, Oakwood, and Paradise need written quotes before we can put their prices alongside those figures. Paradise’s current local page describes a customized package and a free rental-pricing analysis, not a published owner rate.
This is Utopia’s own comparison, and we list ourselves first. It is not an independent award or a claim that one company suits every home. Use the service details, source links, and questions below to decide whom to interview.
The Local Rules
The City Boundary Belongs in Your Management File
A mailing address is convenient for deliveries. It is not enough to identify the rules for a rental. Ask a manager to confirm the parcel’s city and county at onboarding, then keep that result with the lease. That matters here because a search for Westlake property can include the incorporated city, part of Thousand Oaks, and nearby communities marketed under the same broader name.
The county distinction affects the rent-increase calculation too. Civil Code 1947.12 assigns Los Angeles and Orange counties to the Los Angeles metropolitan CPI. It does not put Ventura County in that same index. Nor does an LA County address automatically make a home subject to the county’s unincorporated-area rent ordinance.
There is another document to collect early: the association packet. The City says every neighborhood except Southridge Trails has an established HOA. That is a statement about the city, not every Westlake postal address. Find out who will obtain the current rules, pass relevant requirements to residents, and respond when the association writes to the owner.
Compare the Home, Not an All-Westlake Average
First Neighborhood, Lakeshore, and Three Springs are useful places to begin a local conversation. The City identifies each in its landscaping district. The neighborhoods are not interchangeable just because they share a city name.
For a Lakeshore rental, ask which nearby leased homes have the same attached layout, parking, condition, and actual access to amenities. For a First Neighborhood home, ask how its floor plan and position beside a greenbelt compare with the examples in the rental analysis. For a larger home in the Trails area, ask what the maintenance estimate includes for the lot, trees, and outdoor improvements. A view or a waterfront photograph does not answer those questions.
Our local research included a First Neighborhood tour and a Lakeshore walk-through, among ten retrieved transcripts. They help identify what to inspect, not what rent to promise. We have not reused the videos’ old sale prices or HOA dues as current rental data. Ask for recent, property-specific rental evidence instead.
Before You Choose
What to Look For in a Westlake Village Property Manager
A complete proposal
Ask for management, leasing, renewal, setup, inspection, maintenance, and cancellation terms in one document.
The right property fit
Confirm the manager works with your property type, whether it is a condo, single-family home, townhome, or estate.
HOA coordination
Ask who handles association communication, rule notices, access requests, and any separate charge.
California compliance ownership
Ask who tracks rent-increase, termination, deposit, and documentation deadlines for the home.
Maintenance authority
Request the repair approval threshold, emergency procedure, vendor process, and any markup in writing.
The Rankings
How the 6 Companies Compare
| Rank | Company | Founded | Mgmt Fee | Portfolio |
|---|---|---|---|---|
| 1 | ★Utopia Management Top Pick Company source | 1994 | 8-10% | ~9,000 properties |
| 2 | Belong Company source | 2019 | 5.9% Standard; 8% Premium | Thousands of homes (company claim; national) |
| 3 | Vibe Property Management Company source | 2018 (predecessor license) | Property-specific quote | Current count not verified; gallery includes past clients |
| 4 | Kenneth Management Group Company source | 1999 (BBB record) | Property-specific quote | 100+ doors (directory; companywide) |
| 5 | Oakwood Property Management Company source | 2005 (corporate license) | Property-specific quote | 100+ doors (directory; companywide) |
| 6 | Paradise Property Management Company source | 1980 | Custom package; quote required | 100+ doors (directory; Ventura-area profile) |
Vibe, Kenneth, Oakwood, and Paradise fee and service sources were checked September 29, 2026 and are linked in their cards. Belong retains its September 28 pricing review. Paradise’s local page and public owner FAQ describe scope and questions, not numeric owner terms. A quote-required, unverified or “Not published” field describes a limit of the reviewed evidence, not a zero charge or proof that a figure appears nowhere. History sources checked September 28, 2026: Belong co-founder; Vibe/SG licensing record; Kenneth BBB profile (indexed); Oakwood licensing record. Licensing milestones do not establish the start of every service or division. Portfolio sources checked September 30, 2026: Kenneth directory profile; Oakwood directory profile. Each visible profile lists 100+ doors companywide, not Westlake Village-only. These are attributed directory figures, not counts derived from vacancy listings. Paradise portfolio source checked October 1, 2026: Paradise’s Ventura-area directory profile reports 100+ doors; it is not a Westlake Village-only count. Belong portfolio source checked October 1, 2026: Belong’s July 29, 2026 article describes thousands of managed Homes nationally; it does not provide a Westlake Village count.
Each Company source link opens that company’s official website, used to assess publicly available fees and services. “Not published” means no figure was found on the public source reviewed; it is not an estimate.
1. Utopia Management
Our Top PickUtopia has managed property since 1994 and operates a Westlake Village office at 30700 Russell Ranch Road, Suite 250. The company handles marketing, screening, leasing, rent collection, accounting, maintenance coordination, inspections, compliance, and tenant communication for homes, condos, and multifamily property.
Its Westlake Village page gives a typical management fee of about 8% to 10% of monthly rent. That is a starting point, not a property-specific quote. Ask for placement, renewal, maintenance, and optional-program terms alongside the monthly fee before comparing it with another manager.
- Year founded
- 1994
- Monthly management pricing
- Published: typical 8%-10% of monthly rent
- Tenant placement fee
- Not published
- Lease renewal cost
- Not published
- Onboarding fee
- Not published
- Inspection
- Not published as a separate priced line
- Maintenance
- Coordination, vendor management, and 24/7 maintenance are listed as services
- Property types
- Homes, condos, and multifamily properties
- Portfolio size
- ~9,000 properties
- Westlake Village office
- 30700 Russell Ranch Rd, Suite 250, Westlake Village - (805) 395-9999
2. Belong
Belong offers long-term residential management here through its Los Angeles operation. Its local page lists marketing, resident screening, rent collection, home visits, and maintenance support. Check who will meet a contractor at your property; the service-area page is not a Westlake storefront.
The rendered pricing table shows 5.9% management and 59% placement in Belong’s column. Its September 12, 2026 pricing article identifies those as Standard-plan rates, with placement based on the first month’s rent. Premium is 8% with a $279 monthly minimum and 60% placement with a $1,850 minimum. Both sources were checked September 28, 2026.
Renewal needs confirmation: the local table displays 20%, while the article says no renewal fee. We cannot resolve that conflict from those pages. Get the renewal amount, calculation base, and chosen plan in the written offer.
- Year founded
- 2019, according to co-founder Ale Resnik
- Monthly management pricing
- Published: Standard 5.9% of collected rent, no minimum; Premium 8%, $279 monthly minimum
- Tenant placement fee
- Published: Standard 59% of first-month rent, no minimum; Premium 60%, $1,850 minimum
- Lease renewal cost
- Conflicting official sources: local table shows 20% without a clear base; September 2026 company article says no renewal fee. Obtain a written quote.
- Initial setup
- Published: free
- Inspection
- Published: free 280-point home inspection
- Maintenance
- 30,000+ professional network; confirm repair and coordination terms for the selected plan
- Property types
- Long-term residential apartments, condos, single-family, and multifamily homes
- Westlake Village coverage
- Published Westlake Village service page
- Portfolio size
- Thousands of managed Homes nationally, per Belong’s July 29, 2026 article; not a Westlake Village count or an audited exact total. Checked October 1, 2026.
3. Vibe Property Management
Vibe manages homes, estates, condos, townhomes and small multifamily properties from its Via Colinas office. Its local service page describes photography, licensed-agent showings and an owner portal that holds statements, work orders and inspection photographs. The portfolio gallery is titled Current and Past Clients, so counting those listings would not establish how many homes it manages today.
The actual Pricing link leads to a tailored-quote section. The local FAQ puts leasing, periodic inspections and lease renewals in its standard management scope, while treating eviction support, court appearances and major renovation oversight as add-ons. Those descriptions help frame a proposal, but do not establish a monthly percentage or separately priced placement and renewal terms. Ask for the billing base, minimum, vacancy charges and any setup cost in writing. Renewal outreach is described as beginning 60–90 days before expiry.
Company sources, checked September 29, 2026: local services and FAQ, pricing section, company profile, and current and past clients.
- Operating history
- Corporate license issued August 13, 2018 as SG Associates Property Management Company; Vibe Management DBA active October 11, 2023. Licensing milestones, not independently verified original founding.
- Monthly management pricing
- Pricing section requests a tailored quote; rate, base and minimum need confirmation
- Tenant placement fee
- Leasing in stated standard scope; separate amount and placement-only terms need confirmation
- Lease renewal cost
- Renewals in stated standard scope; separate charge needs confirmation; outreach described 60-90 days before expiry
- Setup fee
- Quote required; no amount in reviewed pricing/FAQ
- Inspection
- Move-in, move-out, mid-lease and annual checks with photographs described; periodic inspections in stated standard scope, contracted frequency and price need confirmation
- Maintenance
- 24/7 coordination through local vendors described; repair costs, markup, reserve and approval authority need a written proposal
- Additional services
- Eviction support, court appearances and major renovation oversight listed as add-ons; prices require quote
- Property types
- Single-family homes, luxury estates, condos, townhomes, and small multifamily properties
- Portfolio size
- Current count not verified; public gallery includes both current and past clients
- Office
- 31320 Via Colinas, Suite 117, Westlake Village - (805) 979-2540
- License
- CA DRE #02072488
4. Kenneth Management Group
Kenneth Management Group operates from Via Colinas in Westlake Village and describes management for single-family homes and apartments across Southern California. Its Services page specifies quarterly property inspections. The owner tools provide statements, tax documents and work-order access, while the homepage describes emergency maintenance availability around the clock. Confirm that the proposed team accepts your particular Westlake home and what each quarterly visit covers.
The public owner page explains how owners can contribute money for repairs, renovations and reserves. Those contributions fund property expenses; they are not a published management price. The reviewed Services, Owners and About pages give no numeric management, placement, renewal or setup amount. Request those lines in the proposal along with inspection pricing, repair authority and any coordination markup. The featured rental listings do not establish its total managed portfolio.
Company sources, checked September 29, 2026: owner services, public owner overview, company profile, and coverage and office.
- Year founded
- June 1, 1999 business start, per indexed BBB profile; prior September 28 history review, not a new registry verification
- Monthly management pricing
- Property-specific quote required; no numeric rate in reviewed service/owner pages
- Tenant placement fee
- Vacancy filling described; amount requires quote
- Lease renewal cost
- Quote required; amount and included tasks not established by reviewed pages
- Setup fee
- Quote required; owner reserve contributions are separate from earned fees
- Inspection
- Services page specifies quarterly inspections; price and contracted inspection scope need confirmation
- Maintenance
- 24/7 emergency service and online work orders described; repair threshold, reserve amount and coordination markup require confirmation
- Property types
- Single-family homes and apartments; confirm acceptance of the specific address
- Portfolio size
- 100+ doors, PropertyManagement.com directory figure checked September 30, 2026; kmgla.com identity matched, companywide rather than Westlake Village-only
- Office
- 31129 Via Colinas, Suite 703, Westlake Village - (818) 887-7722
- Owner portal
- Financial statements, shared documents, and online payment options
5. Oakwood Property Management
Oakwood serves Conejo Valley from its Lindero Canyon Road office. Its owner-facing service page describes showings, applicant screening, lease preparation and move-in documentation, followed by rent collection, periodic inspections and move-out checks. The About page identifies Oakwood Mortgage & Real Estate Inc. and says the management business grew from its investing work.
The service page lists renovation work and 24-hour on-call availability, but does not attach prices to those tasks. The FAQ linked under Management Services is written for tenants. It says many repairs require owner permission, without specifying a dollar threshold; its resident service-call charges are not an owner fee schedule. Ask Oakwood for management, leasing, renewal, setup and inspection amounts, plus the repair approval limit and any markup. A free rental analysis estimates rent; it does not establish free onboarding or management.
Company sources, checked September 29, 2026: Conejo Valley coverage, management services, public FAQ, rental analysis, and company identity.
- Year founded
- Oakwood Mortgage & Real Estate Inc corporate license issued May 10, 2005; not a verified start date for its management division
- Monthly management pricing
- Property-specific quote required; no numeric rate in reviewed service/area pages
- Tenant placement fee
- Screening, showings and lease preparation described; fee requires quote
- Lease renewal cost
- Quote required; separate amount not established by reviewed pages
- Setup fee
- Quote required; free rental analysis is not evidence of free onboarding
- Inspection
- Move-in documentation, periodic and move-out checks described; frequency, price and inclusion require confirmation
- Maintenance
- 24-hour on-call service and renovation work described; tenant FAQ says many repairs need owner permission but gives no dollar threshold. Confirm markup and reserve.
- Property types
- Conejo Valley residential property; confirm the particular home and service package
- Portfolio size
- 100+ doors, PropertyManagement.com directory figure checked September 30, 2026; gooakwood.com identity matched, companywide rather than Westlake Village-only
- Office
- 32129 Lindero Canyon Rd, Unit 109, Westlake Village - (818) 597-1123
- License
- CA DRE #01495398
6. Paradise Property Management
Paradise Property Management was founded in 1980 and lists Westlake Village among the communities it serves. Its local page says packages are customized and describes screening, rent collection, a property inspection plan, in-house repair work, move-in/move-out inspections, and eviction handling for residential property. The company also asks owners to request a free rental-pricing analysis.
Its public owner FAQ lists topics such as inspections, application fees, reports, property damage, and move-in, but displays no answers or owner fee schedule. Neither that page nor the local page states a comparable management percentage, placement charge, renewal fee, setup cost, inspection charge, maintenance markup, reserve, or termination term. A free analysis is not free management. Request every figure in writing, particularly for an occupied property.
- Year founded
- 1980, per official local and About pages
- Monthly management pricing
- Custom package and free rental-pricing analysis described; no rate, billing base, or minimum published
- Tenant placement fee
- Screening and move-in work described; no placement amount or timing published
- Lease renewal cost
- Quote required; no public renewal term
- Setup fee
- Quote required; free rental-pricing analysis is not free onboarding
- Inspection
- Property inspection plan and move-in/move-out inspections described; cadence, inclusion, and charge not published
- Maintenance
- In-house repair work and any-time tenant requests described; no markup, reserve, approval limit, or price published
- Eviction handling
- Described as a service; legal, filing, court, and management charges are not published
- Property types
- Residential single-family homes, condos, and multiple properties; About page also lists apartments, duplexes, and triplexes
- Office
- 228 E Thompson Blvd, Ventura - (805) 648-3700
- License
- CA DRE #00574009
- Portfolio size
- 100+ doors on Paradise’s PropertyManagement.com Ventura-area profile; directory-reported, not Westlake Village-only. Checked October 1, 2026.
Know the Rules
Rental Rules: Confirm the Address, Then the Coverage
8.7% from August 2026
LA County DCBA publishes this AB 1482 limit for covered Los Angeles metro units. Exemptions and other applicable restrictions still matter.
Just cause
For covered tenancies, just cause generally applies after the statute's occupancy thresholds are met.
Deposit records
Most deposits are capped at one month of rent and the accounting deadline is 21 calendar days after move-out.
General information, not legal advice. These are verified requirements and coverage checks, not a determination about a particular lease. Have a qualified professional review the parcel, ownership, tenancy, and current rules before acting.
The current cap is not a blanket permission to raise rent
For covered units, Civil Code 1947.12 limits the increase over 12 months to the lower of 5% plus applicable CPI or 10%, measured from the lowest gross rent in the preceding 12 months. It also limits covered increases to two increments. LA County DCBA publishes 8.7% for the Los Angeles metro area effective August 1, 2026. That is the state AB 1482 calculation, not the county’s separate unincorporated-area cap. Check exemptions, any stricter applicable rule, and the effective date. Do not carry this LA-area figure over to a Ventura County property just because its mailing address says Westlake.
Notice is a separate test. Civil Code 827 generally requires at least 30 days’ written notice for a residential periodic-tenancy increase of 10% or less, counting prior increases in the preceding 12 months, and 90 days above 10%. Mail service and longer controlling requirements affect timing. Giving notice does not make an otherwise prohibited increase lawful.
A house is not automatically exempt from just cause
Civil Code 1946.2 generally protects a covered tenant after 12 months, with a separate 12/24-month rule when additional adult tenants join. A separately titled home can qualify for an exemption only if the ownership and notice conditions are met. For a covered no-fault termination, the statute generally requires one month’s rent in relocation assistance or a final-month rent waiver. Direct assistance is due within 15 calendar days of the notice. An owner move-in or substantial remodel has additional conditions; painting and minor repairs alone are not a substantial remodel.
Deposits need a record from the start
Under Civil Code 1950.5, the general deposit ceiling is one month’s rent. The limited two-month exception depends on the landlord’s ownership structure and small portfolio, and does not apply to a prospective tenant who is a service member. The newer ceiling does not retroactively apply to deposits collected or demanded before July 1, 2024.
The itemized accounting and remaining deposit are generally due within 21 calendar days after move-out. For tenancies beginning July 1, 2025 or later, the landlord must take move-in photographs. Before-and-after photographs for repair or cleaning deductions have applied since April 1, 2025. The current statute also addresses electronic refunds and multiple adult tenants. Ask how the manager stores photographs, receipts, and refund instructions—not just whether it offers a move-out inspection.
Screening and repairs have their own requirements
Civil Code 1950.6 conditions paid application screening on specified processes: a compliant sequential, first-qualified process or a process that refunds unselected applicants within the statutory deadlines. It also requires an itemized receipt and delivery of a paid-for consumer credit report within seven days after the landlord receives it. The California Civil Rights Department explains the fair-housing obligations of landlords, screening companies, managers, and HOAs. An association preference is not a substitute for lawful screening criteria.
Civil Code 1941.1 sets habitability standards for weather protection, plumbing, water, heat, electrical systems, and other essentials. For leases entered into, amended, or extended from January 1, 2026, it also adds stove and refrigerator requirements, with specified exceptions and a regulated tenant-chosen refrigerator arrangement. Check the appliance inventory before renewing or advertising a home.
Check city and association requirements separately
The City’s business guidance says it does not require a city business license, business registration, or business tax. It still directs operators to Planning about zoning and possible county or state requirements. That is not a finding that every rental is free of permits or inspections. Confirm the intended use and property-specific requirements with the relevant department. The City’s HOA guidance also makes clear that association requirements do not replace the municipal code.
Sources: California Civil Code sections 1947.12, 827, 1946.2, 1950.5, 1950.6 and 1941.1; LA County DCBA rent-increase guidance; City of Westlake Village FAQs and Starting a Business guidance, linked above. All checked September 28, 2026. This summary is not an exhaustive municipal-code audit.
What the Fee Would Mean for Your Home
Use your expected rent to turn percentages into dollars. On a hypothetical $4,500 monthly rent, Utopia’s published 8% to 10% range represents $360 to $450 a month for management alone. Belong Standard’s 5.9% represents $265.50, and its 59% placement fee represents $2,655. The $4,500 is an illustration, not a Westlake rent estimate.
Assuming 12 full months of collected rent and one new placement, those two Belong Standard charges total $5,841. That excludes repairs, association costs, any renewal charge, and other contractual costs. It does not establish the cheapest complete service. We cannot calculate a comparable Utopia total without the property-specific placement quote, or totals for Vibe, Kenneth, Oakwood, and Paradise without their proposals. Paradise’s customized-package and free-analysis language does not supply a rate to put in that calculation.
Keep association dues and city landscaping assessments outside the management-fee line in your budget. The City describes separate landscaping assessment zones; a manager’s percentage is not evidence that it includes those owner expenses. Confirm the current property assessment rather than borrowing a neighbor’s amount.
Compare property management costs in Westlake Village
“A management percentage does not pay the HOA bill or tell you what the next vacancy will cost.”
Prefer to hand it all to a local team? See how we work as your manager on our Westlake Village property management page.
Ask for a Walk-Through Before the Final Proposal
Bring the lease, association packet, appliance list, keys and access instructions to the initial walk-through. If the home has a pool, a dock, extensive landscaping, or shared exterior areas, identify who is responsible for each item. Do not advertise an amenity until its use has been confirmed for this tenancy.
Ask the proposed manager to show you an example of an owner statement. Where would a plumber’s invoice appear? Is coordination billed separately? How will you approve an expense when you are travelling? Request the names of the people covering leasing and maintenance, including the arrangement when your usual contact is away. These are practical questions you can resolve before handing over the keys.
What Happens When You Need the Home Back?
If this is a home you may eventually occupy again, raise that possibility at the first meeting. Ask who will review the lease and applicable law before a notice is sent. A manager should not promise vacant possession simply because you plan to move back.
Finally, read the management agreement’s exit provisions separately from the tenant’s lease. What notice do you owe the manager? Who transfers the deposit records, photographs, keys, and open repair requests? Ending a management contract and ending a tenancy are different events. A tidy handover matters whichever company you choose.
Common Questions
Frequently Asked Questions
How much does property management cost in Westlake Village?+
Which Westlake Village managers publish their fees?+
What tenant-placement fees are published in Westlake Village?+
What should I ask Vibe, Kenneth and Oakwood to include in a quote?+
How much can a Westlake Village landlord raise rent?+
How long does a California landlord have to return a deposit?+
Is Westlake Village in Los Angeles County or Ventura County?+
Let’s Talk
For property management in Westlake Village, contact Utopia Management at (805) 395-9999 or ventura@utopiamanagement.com. We can review your property, explain the service scope, and provide a written proposal.
30700 Russell Ranch Rd, Suite 250, Westlake Village, CA 91362 • Open 24 hours, Monday-Sunday
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