Frequently Asked Questions

We handle everything involved in running your rental property so you do not have to. That includes marketing and advertising your vacancy, screening applicants, preparing and signing leases, collecting rent, coordinating maintenance and repairs, conducting inspections, handling tenant communication, managing security deposits, sending you monthly financial reports, and dealing with the legal process if a tenancy ever breaks down. The goal is simple: you own the investment, and we manage the work.

In the Olympia, Lacey, and Tumwater market, monthly management fees typically run between 8% and 12% of the rent collected, with a one-time leasing fee when a new tenant is placed. The exact structure depends on your property and your needs. For a complete breakdown of every fee and what each one covers, read our full guide on how much property management costs in Olympia WA. We always provide a clear, itemized breakdown before you sign anything.

Choosing the right company comes down to asking the right questions, checking licensing, and knowing the warning signs before you sign. We put together a detailed guide on how to find a reliable property manager in Thurston County that walks through exactly what to look for and the red flags to avoid.

Every applicant goes through a consistent screening process that includes credit history, income verification, rental history with direct contact to previous landlords, employment confirmation, and background screening. We apply the same objective criteria to every applicant in full compliance with the Fair Housing Act. Strong screening up front is the single most important factor in avoiding problems later.

We base rental pricing on a current market analysis of comparable properties in your specific area, looking at recent lease signings, active listings, and local demand. Pricing accurately matters more than ever under Washington’s rent cap law, since rent cannot be raised in the first 12 months of a tenancy and is capped annually after that. Setting the right rent at the start protects your long-term return.

We collect all rent through our AppFolio system, follow up on any late payments, and deposit your owner disbursement electronically along with a detailed monthly statement. You can log into your owner portal anytime to see rent status, maintenance activity, and financial records in real time.

Yes. We can involve you in the approval process as much or as little as you prefer. Some owners want to review and approve every applicant, while others prefer to let us handle it using the agreed screening criteria. We tailor this to your comfort level.

Tenants submit maintenance requests through their portal, and we coordinate repairs with vetted local vendors across Thurston County. For any repair above a threshold you set, we contact you for approval before proceeding. Emergencies are handled promptly through our after-hours line. Everything is documented with invoices on your monthly statement.

We act immediately, starting with prompt written communication and a compliant notice under current Washington State law if the situation does not resolve. The full legal process has specific steps and timelines that must be followed exactly. Our guide on what happens if a tenant stops paying rent in Washington State explains the entire process, and we coordinate it through Thurston County Superior Court so you do not have to.

Washington is now a just-cause eviction state, which means you can only end a tenancy for specific legally recognized reasons, with the correct notice and process. One wrong step can get a case dismissed. Our step-by-step guide on how to evict a tenant in Washington State covers the notice types, the timeline in Thurston County, and the mistakes that cost landlords their cases. When eviction becomes necessary, we manage the entire process for you.

Under Washington’s rent cap law, annual rent increases on most residential properties are limited to a maximum set each year by the state. For 2026, that maximum is 9.683%, with no increase allowed in the first 12 months and 90 days written notice required. For the full details on the cap, exemptions, and how to calculate a compliant increase, see our guide on how much a landlord can raise rent in Washington State. We track the current cap and apply compliant increases on schedule.

We manage single-family homes, duplexes, multi-family units, and condos throughout Olympia, Lacey, Tumwater, Yelm, and DuPont. Our primary focus is residential rental homes, which is what most owners in Thurston County need managed.

Call us at (360) 339-8539 or fill out the contact form on our website. We will talk through your property, explain how management would work for your specific situation, and give you a clear picture of the fee structure with no obligation.