Worry-Free Property Management
We only make money when you do.
Full-service management for single-family homes in South King & Pierce County. We handle everything, from marketing and placing a qualified resident to rent collection, maintenance, and legal notices. All you have to do is watch for your monthly net proceeds deposit.
10% of monthly rent ($100 minimum). No leasing fee. No renewal fee. No hidden fees. No termination fees.
Simple, Transparent Pricing
One straightforward management fee, no surprise charges. Owners pay only for materials (at cost), legal costs (at cost), and anything you approve beyond what's included.
10% Management
10% of monthly rent ($100 minimum). Covers rent collection, showings, leasing, legal notices, annual inspections, accounting and 1099s, plus one maintenance call-out per month.
$0 Leasing Fee
No finder's or placement fee. We photograph, list, market, show, screen, and sign the lease at no extra cost, with free 360 tours and floor plans.
$0 Renewal Fee
No lease renewal fees, ever. We offer month-to-month, 6-month, and 12-month-plus leases and handle every renewal as part of management.
$40 One-Time Setup
A one-time $40 bank setup fee to get started. We keep a $500 repair reserve in your account for quick fixes. That's it: no hidden fees.
Everything Included
We take care of all of it, so you don't have to.
Marketing & Leasing
• Quality listing photos, plus free 360 virtual tours and floor plans (professional photography available for a fee)
• Listings on Zillow, Trulia, HotPads, Redfin, Facebook Marketplace, and more
• All showings handled by us
• Thorough, fair-housing-compliant tenant screening
• Lease preparation and signing: month-to-month, 6-month, 12-month, or longer
• Utility transfers and activation at move-in
• Renters insurance required and tracked for every resident
Rent Collection & Owner Payments
• Online rent collection and follow-up on late payments
• Automatic wire of your net proceeds once funds clear, typically by the 15th and often sooner
• Late fees collected and shared with you under the management fee
• A 1099 every year to make tax time easy
Maintenance
• One maintenance call-out per month is included in the management fee (up to 2 hours). Unused call-outs do not roll over.
• Additional call-outs, or time beyond 2 hours: $50 per hour
• Emergency and after-hours calls: time and a half ($75 per hour), not covered by the included monthly call-out
• Materials billed at cost, with no markup
• Cleaning and turnover repairs coordinated between residents
• A $500 repair reserve kept in your account so small repairs never wait
Move-In, Move-Out & Inspections
• Documented move-in and move-out inspections
• Annual property inspections
• Security deposit handling and move-out deposit statements
Legal & Compliance
• All legal notices prepared and served
• Evictions and other legal proceedings handled for you, with court and attorney costs passed through at cost
• Fair housing and Washington landlord-tenant law compliance
Flexible Management Agreement
• Your management agreement runs alongside your resident's lease and renews automatically when the lease renews
• Cancel anytime, with no termination fees or penalties
Owner FAQ
Straight answers to common questions
What does management cost?
10% of monthly rent, with a $100 minimum, plus a one-time $40 bank setup fee. There are no leasing, renewal, termination, or hidden fees. You only pay for materials and legal costs at cost, and any extra work you approve.
When do I get paid?
Your net proceeds are wired to you automatically as soon as the rent clears. Timing depends on when your resident pays, but most owners are paid by the 15th, and often sooner.
How are repairs handled?
One maintenance call-out per month (up to 2 hours) is included in your management fee. Additional time is $50 per hour, and emergency or after-hours calls are billed at time and a half. Materials are billed at cost with no markup, and a $500 reserve in your account keeps small repairs moving quickly.
Who finds and screens the tenants?
We do. We photograph and list your home on Zillow, Trulia, HotPads, Redfin, Facebook Marketplace, and more, handle all showings, and screen every applicant using written, fair-housing-compliant criteria. Every resident is required to carry renters insurance, and we track it.
What lease terms do you offer?
Month-to-month, 6-month, and 12-month or longer leases. We prepare the lease, handle renewals at no charge, and set up utilities at move-in.
What if a resident doesn't pay or needs to be evicted?
We follow up on late rent, prepare and serve all required legal notices, and handle legal proceedings for you. Court and attorney costs are passed through at cost, with no markup.
How often is my home inspected?
We complete documented inspections at move-in and move-out, plus an annual inspection while the home is occupied.
Am I locked into a contract?
No. Your management agreement runs alongside your resident's lease and renews when the lease renews, but you can end it at any time with no termination fees or penalties.
What about taxes?
You'll receive a 1099 every year to make tax time simple.
What areas do you serve?
Single-family homes throughout South King and Pierce County, including Bonney Lake, Buckley, Enumclaw, Black Diamond, Maple Valley, Covington, Auburn, Kent, Sumner, and Puyallup. Not sure if we cover your area? Just ask.