Below are answers to the most common questions owners ask about our experience, services, fees, communication, leasing timelines, compliance (including HB 1217), and how we protect your investment.
We bring 20+ years in real estate and property management, including work with the King County Housing Authority and CBRE. Our Designated Broker holds an MBA and a BA in Organizational Management.
We manage a focused portfolio of single-family homes and small multifamily. Senior leadership personally manages onboarding and the first six months—marketing, screening, lease, and move-in—then a trusted broker/manager handles day-to-day with leadership oversight and availability.
Yes—Designated Real Estate Broker in Washington State, with extensive training in property law, housing policy, and compliance. We’re happy to connect you with current and past clients for references.
Leadership also serves as Managing Broker at Sandco Property Management, which oversees 300+ residential units across King and Pierce Counties.
Full-service management: advertising, tenant screening, lease signing, rent collection, maintenance coordination, and periodic inspections.
No. All fees are clearly outlined in our agreement—no surprises or add-ons.
We obtain your approval for non-emergency repairs. In emergencies, we act immediately to protect the home and notify you right away. Everything is logged in your monthly report and owner portal.
We advertise through MLS, Zillow, Apartments.com, and social channels, with professional photos and tailored copy that highlights each home’s features and amenities.
Typical vacancy is 2–4 weeks depending on season and property specifics. Average occupancy runs 95–98% across the portfolio.
We start renewal discussions ~90 days before expiration and complete a market analysis to recommend terms. If a tenant won’t renew or requests early termination, we follow lease and WA law to minimize loss.
We follow HB 1217 guidelines and screen for income, rental history, employment, and criminal background (with required lookback limits). Evictions are reviewed consistent with current law and context.
Tenants: email, text, phone, and portal—documented and timely. Owners: monthly reports plus on-demand calls/emails whenever decisions are needed.
We resolve diplomatically while protecting legal and financial interests. All actions and communication are documented for clarity and compliance.
We recommend routing communication through us to ensure professionalism, consistency, and legal protection.
WA requires at least 90 days’ written notice before any rent increase; no increases during the first 12 months of tenancy; and caps on increases (with CPI-based limits). We manage compliant notices, timelines, and documentation.
Evictions are rare due to strong screening. If needed, we follow RCW 59.18 with counsel as appropriate, and keep you fully informed at each step.
Yes—minimum liability coverage (e.g., $100,000). We also include lease language that assigns appropriate responsibilities for amenities like lake/dock use when applicable.
Buildium—offering financial transparency, digital lease storage, maintenance tracking, and more.
Most inquiries responded to within 24 hours; urgent matters immediately.
Tenants pay online (ACH or card). We ACH your distributions with a detailed monthly statement, typically by the 10th.
Yes—1099 and an annual income/expense report for your tax preparer.
We’ll send a draft for review. Our agreement includes a 30-day cancellation clause—no penalty, no hassle.
Questions not covered here? Reach out—we’re happy to help.