Your property, handled. Your questions, answered.

After rent has cleared and any approved repair invoices for that month are paid. Your monthly statement itemizes rent received, every expense, our fee, and the net amount sent to you, so nothing on it should be a surprise.

Yes. Every repair invoice is attached to the statement it was paid from, so you can see exactly what was charged and by whom. We use licensed, insured vendors we have worked with for years, and you are welcome to nominate your own.

A consolidated year-end statement of income and expenses for each property and your IRS Form 1099 by the end of January. Copies of every invoice are already attached to your monthly statements, so your accountant has what they need without a scavenger hunt.

Talk to your insurance agent about a landlord (dwelling fire) policy rather than a standard homeowner’s policy, plus adequate liability coverage. We are happy to be named as an additional interest so we are notified of any lapse. Our leases also require residents to carry renter’s insurance.

Keep the property insured and the mortgage, HOA dues, and taxes paid; approve repairs above your limit when we call; and make the occasional decision only an owner can make, like renewal terms or whether to allow a pet. We handle everything in between.

At onboarding we set a repair approval limit in writing. Anything under that limit is handled with our vendors without waking you up over a $90 garbage-disposal swap. Anything over it comes to you with a quote before work starts. Emergencies that protect the property are dispatched immediately and reported to you right after.

A detailed move-in condition report with photos, periodic inspections during the tenancy, and a full move-out walk-through. You receive the reports, and anything that needs attention is flagged with a recommendation rather than buried in a PDF.

We follow the lease and Washington’s notice requirements exactly, starting with a pay-or-vacate notice once rent is late. Most situations resolve at that stage. If one does not, we coordinate the legal process with an attorney and keep you informed at every step — you are never left guessing where things stand.

Before a lease ends we review the current market, recommend a renewal rate, and reach out to the resident. You approve the terms; we handle the paperwork. If the resident is leaving, we begin marketing immediately so the turnover is as short as possible.

The agreement spells out the notice period. Give us written notice, and we will hand over keys, records, deposits, and the current lease in good order so the transition is clean for you and for the resident.