For Susanville & Nearby Rental Property Owners
Susanville Property Management
Stephanie Hartsook and our Susanville team manage about 300 properties, mainly single-family homes. From our office at 170 Russell Avenue, we coordinate local repairs, show homes in person and help owners prepare for the demands of a rural, cold-weather market.
Zero hidden fees
8–10% of monthly rent for single-family homes and individual units; commercial and larger portfolios may qualify for lower rates.
- No leasing fees
- No lease renewal fees
- No setup fees
- Included: professional in-person showings
- Included: in-house maintenance team
170 Russell Ave Ste A, Susanville · Managing rentals since 1994 · Branch Manager: Stephanie Hartsook
When the media needs a property management expert, they come to Utopia Management.
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Utopia Property Management Susanville, CA Office
(530) 812-1111- 170 Russell Ave Ste A, Susanville, CA 96130
- Open 24 hours a day, Monday to Sunday
- susanville@utopiamanagement.com
- Rental list: Susanville
Full-Service Susanville Rental Property Management Services
Property Marketing & Listing Syndication
Professional photography, local rent-value research, and syndication across major rental websites alongside UtopiaManagement.com. Our local Susanville team conducts in-person property showings and starts every assignment with a free rental analysis.
Tenant Screening & Tenant Placement
Thorough tenant screening covering credit, eviction history, rental references, employment, and income verification to place qualified tenants in your Susanville rental property.
Online Rent Collection & 24/7 Owner Portal
Streamlined online rent collection through our 24/7 Tenant Portal, fast ACH direct deposits, monthly financial statements, and year-end 1099 tax packets inside your Online Owner Portal.
In-House Property Maintenance & Licensed Local Vendors
Proactive upkeep and responsive repair coordination handled by our own in-house property maintenance staff and vetted, licensed, insured local trade vendors, with online maintenance requests logged in the portal. Utopia holds a general contractor’s license (Lic. #792427).
Move-In, Periodic & Move-Out Property Inspections
Documented move-in and move-out property inspections with photo records, plus periodic interior and exterior reviews that protect your Susanville investment property and keep security deposit accounting compliant.
Eviction Protection & Legal Compliance
Federal, state and local landlord-tenant law compliance, lease enforcement and eviction management, and optional coverage under our Utopia® Eviction Protection Program.
Susanville Property Management at a Glance
Updated November 2026
- Management fee
- 8–10%
- Of monthly rent for homes and individual units; lower rates may apply to commercial and larger portfolios
- Leasing, renewal & setup fees
- $0
- Zero hidden fees
- Properties managed locally
- ~300
- Stephanie’s November 2026 interview
- Stephanie’s local experience
- 3 years
- As of November 2026
- Local office
- 170 Russell Ave Ste A, Susanville, CA 96130. Branch Manager Stephanie Hartsook.
- Maintenance
- In-house technician and outside vendors, with a 24-hour emergency hotline.
- Owner contact
- Phone, email and office visits. Monthly statements in the Owner Portal, copies on request, and tax information.
Services included
- Marketing
- In-person showings
- Tenant screening
- Rent collection
- Maintenance coordination
- Financial reporting
Rules and market conditions change; this is general information, not legal advice.
Your Local Expert
Meet Stephanie Hartsook — Your Local Susanville Property Manager
Branch Manager · Susanville
CA Real Estate License #01792281
Stephanie Hartsook is the Branch Manager in Susanville. In her November 2026 interview, she described three years working in this market and a local portfolio of about 300 properties, primarily single-family homes. She previously worked as a claims processor. Her work includes coordinating repairs with local vendors, helping owners prepare for cold weather and keeping in direct contact with owners.
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Property Types
Residential & Commercial Property Types We Manage in Susanville
Single-family homes are Stephanie’s main focus locally. Utopia also offers management for these other property types.
Single-Family Homes & Condos
Home and condo management, from in-person showings to day-to-day repairs.
Apartments & Multifamily
Apartment management for owners with multiple units. Ask the local team about your building.
Commercial & Industrial Properties
Commercial property management and industrial property management. Talk with us about your building and its lease; we agree on scope and pricing for the property.
HOA & Community Associations
Association bookkeeping and HOA support for homeowners associations and community associations in Lassen County.
Susanville Housing in Context
Citywide Census figures cover all rental types and are not today’s asking rents.
- Median Gross Rent
- $902 / mo
- City of Susanville
- Median Home Value
- $235,500
- Owner-occupied, city of Susanville
Source: U.S. Census Bureau, American Community Survey 2020–2024 5-Year, tables B25064, B25077.
From the local office
Stephanie’s Susanville Market Read, November 2026
Stable rents
Demand from contract workers
Stephanie reports stable rents and demand from nurses and corrections officers taking year-long assignments. Ask the team for a rent estimate based on your property.
Around a month
Typical time to rent
Stephanie says Susanville homes generally rent within about a month. This is her November market observation, not a promised leasing time for every home.
Winter slowdown
Snow affects Westwood leasing
Winter is the slower season, especially in Westwood when snow makes renting harder.
About 7 vacancies
Homes vacant at the interview
Across about 300 doors, mainly single-family homes, Stephanie reported about seven vacancies on November 6, none vacant for more than 30 days.
Newer homes
Interest near the casino
Stephanie highlights newer homes along cul-de-sacs near the casino. Central heating and air conditioning are among the features she says attract renters.
Chester
Homes that rent before listing
Stephanie reports that some Chester homes find renters before the team advertises them.
What matters in this rural market
- Employment shapes demand. Local work includes corrections and education. Stephanie also points to the casino and the Army base in Herlong. She sees limited employment options outside these employers and local small businesses.
- No development boom to report. Stephanie did not identify major new projects or employers in this interview. Her market advice centers on existing homes and local demand.
- Cold-weather maintenance. Older homes can face frozen pipes and roof problems during a cold front. Finding an available rural vendor over a holiday can take coordination with several local contacts.
About the area
What Makes Susanville Special
Susanville is the county seat of Lassen County, where the Sierra Nevada and the southern Cascades meet the Great Basin high desert.
Work in Town
Two state prisons, High Desert State Prison and the California Correctional Center, are among the largest employers. County and city government, Lassen Community College, Banner Lassen Medical Center and local retail make up much of the rest.
Trails, Forest and Lakes
The Bizz Johnson National Recreation Trail follows an old rail line through the Susan River Canyon. Susanville Ranch Park, the Lassen National Forest and Eagle Lake are close by, and Lassen Volcanic National Park is within driving distance.
Four Real Seasons
Summers are warm and dry with the odd afternoon thunderstorm. Winters bring cold nights and snow, so heating, insulation and frozen-pipe prevention matter in every rental.
Nearby Communities
Owners also ask us about homes in Johnstonville, just east of town. Contact the office to confirm management for your address.
Local Coverage
Areas Served by Our Susanville Office
Stephanie named these communities in her interview. Contact the office to confirm management for your address.
Susanville & Nearby Communities
Westwood & Lake Almanor
Around Susanville
Lassen County Homes From Our Rental Listings
Five homes from Utopia’s own rental listings in Susanville, Westwood and Janesville.
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Janesville
From our rental listings
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Susanville
From our rental listings
Photos: Utopia Management rental listings. Street addresses are left out for residents’ privacy.
How the Susanville office works
How Stephanie’s Susanville Team Works for Owners
Winter preparation
A local contact when the weather turns
Owners ask Stephanie how to prepare older homes for winter. Frozen pipes and roof problems are common concerns. She coordinates with local vendors and reminds tenants to keep heat on to reduce the risk of frozen pipes.
Repairs & emergencies
An in-house technician and outside vendors
The office uses its in-house technician as well as outside vendors. Residents can call the 24-hour emergency hotline for urgent problems after hours or over the weekend. Stephanie also helps owners find another vendor when they want a second opinion.
A recent owner story
Helping an absent owner after a fire
A rental unit had a fire, and the city issued a cleanup notice. With the owner usually out of town, Stephanie used several channels to reach her and explain what had happened. She helped the owner work through the next steps, drawing on her experience after Utopia’s local office building burned in November 2024.
Owner communication
Phone, email and visits to the office
Owners reach Stephanie by phone and email, and some stop by the office when they are in town. Monthly statements are in the Owner Portal; she sends copies on request, along with tax information, and helps owners coordinate with vendors.
Applications
Showings, rental references and credit checks
The team meets applicants at the property for a walkthrough and contacts rental references. The minimum credit score is 625, and credit and income are the most common reasons for a denial. Ask the office for its written application criteria before applying.
Pets
Consider the pet’s history
Stephanie recommends considering pets and looking at rental references, how long the applicant has owned the animal and the animal’s age. Ordinary-pet policies are separate from assistance-animal accommodations. California CRD says housing providers cannot charge pet rent or a pet deposit for service animals or emotional support animals.
Rental preparation
Check the stove and refrigerator
Stephanie flagged the refrigerator requirement. For rental agreements entered into, amended or extended on or after January 1, 2026, AB 628 generally requires a working stove and refrigerator. Specified housing exceptions apply. A qualifying written agreement may allow a tenant to supply their own refrigerator; a landlord cannot require this as a condition of tenancy.
Late rent & move-out
Explain the issue and keep communication open
Stephanie reports following up on unpaid rent after the fifth and using a three-day notice when appropriate. California Courts says a three-day rent notice can include past-due rent, not late fees or utilities; weekends and court holidays do not count. Notice requirements depend on the tenancy. For move-out disputes, she reviews the facts, explains proposed deductions and tries to reach a resolution.
First-time owners
Take heat and water problems seriously
Stephanie’s advice is to understand your responsibilities and address reported health or safety problems promptly, especially loss of heat or water. She sees the relationship as a partnership: keeping the home in good condition and keeping good tenants is work the owner and manager do together.
Sources: California DRE — Winter 2026 bulletin, page 6 (AB 628) (checked 2026-11-06); California Courts — three-day notices (checked 2026-11-06); California CRD — housing and assistance animals (checked 2026-11-06). General information, not legal advice.
Susanville Property Management Frequently Asked Questions
For single-family homes and individual units, Utopia’s base management rate is 8–10% of monthly rent. Commercial properties and larger portfolios may qualify for a lower rate. There are no leasing, lease-renewal or setup fees. We confirm your rate before you sign.
Stephanie Hartsook is the Susanville Branch Manager. In her November 2026 interview, she reported three years in the local market and about 300 managed properties, mainly single-family homes. She previously worked as a claims processor.
Stephanie reports that Susanville homes generally rent within about a month. Winter is slower, particularly in Westwood because of snow. These are her November 2026 observations, not a guaranteed leasing time. Ask the office for an estimate based on your property and timing.
Stephanie coordinates with an in-house technician and outside vendors. The team helps owners prepare for cold-weather problems such as frozen pipes and roof issues. Residents have a 24-hour emergency hotline for urgent problems after hours and over the weekend.
Owners contact Stephanie by phone and email, and some visit the local office. Monthly statements are in the Owner Portal, and she sends copies on request along with tax information. She also helps owners work with vendors or seek a second opinion on repairs.
Stephanie’s team covers Susanville, Westwood, Chester, Lake Almanor, Milford, Herlong and Janesville. Contact the Susanville office to confirm service for your address.
Susanville Owner Resources
Full Resource Center →Best property management companies in Susanville · What property management costs in Susanville
Optional add-on
The Utopia® Eviction Protection Program
An eviction runs around $3,000 by the time it is done, and the rules in Susanville are not the rules everywhere else. For $25 a month — occupied or vacant — we run the process and cover up to $1,000 of the legal fees. Applies to tenants we placed.