At Real Property Management Today, we’ve seen firsthand how even experienced landlords can lose thousands of dollars each year due to avoidable missteps. Successful investing isn’t just about owning property – it’s about managing it strategically to protect long-term returns.
Below are the nine most common mistakes landlords make and how to avoid them.
The 9 Most Common Landlord Mistakes
Skimming Laws
Washington’s landlord–tenant laws evolve frequently, and many cities add their own regulations for notices, deposits, inspections, and habitability. Even small oversights can lead to fines, disputes, or compliance issues.
Tip: Review RCW updates regularly and partner with professionals who stay current on local legislation.
Under (or Over) Pricing
Being even $100 off market rate — in either direction — can significantly impact returns.
- Overpricing increases vacancy and leads to longer days on market.
- Underpricing reduces ROI and attracts below-market tenants.
Tip: Base rent on data, not estimates, using professional market analysis tools.
Skipping Screening
Placing the first applicant who “seems fine” can lead to late payments, property damage, or early lease breaks.
Tip: Implement consistent, fair, and thorough screening for every applicant — including background, credit, rental history, and employment verification.
No Routine Inspections
When inspections are limited to move-in and move-out, small issues often grow into major repairs. Leaks, mold, and pest problems can go unnoticed.
Tip: Conduct routine, documented property inspections throughout each lease term to stay ahead of maintenance and compliance risks.
DIY Repairs
Attempting to “save money” through self-performed repairs or unlicensed vendors often creates larger, costlier problems down the line.
Tip: Use licensed, insured vendors to maintain quality, reduce liability, and protect habitability compliance.
Lack of Records
Without detailed records, landlords risk losing disputes or failing audits. Missing receipts, unclear communication, and verbal agreements can all lead to avoidable losses.
Tip: Document everything — maintenance requests, payments, inspections, and tenant communication — and store securely for reference.
Neglecting Turnover Costs
Vacancy involves more than a month of lost rent. Cleaning, painting, marketing, utilities, and leasing fees all add up quickly.
Tip: Budget proactively for turnover and shorten downtime through efficient vendor coordination and pre-move-out planning.
Being Too Lenient (or Strict)
Tenant relationships require balance.
- Too lenient: rules are ignored and boundaries erode.
- Too strict: tenants leave prematurely, raising vacancy rates.
Tip: Maintain consistency with empathy — firm policies applied fairly build mutual respect and trust.
Trying to Manage Alone
Self-managing can seem cost-effective but often leads to stress, compliance risks, and lost income. From fair housing and maintenance coordination to bookkeeping and legal timelines, property management requires expertise.
Tip: Partnering with a professional team ensures your asset is protected, your tenants are cared for, and your investment performs long term.
Partnering with Real Property Management Today
At Real Property Management Today, we help landlords across Pierce, King, Thurston, and Kitsap Counties avoid these costly pitfalls through proactive management, compliance monitoring, and data-driven decision making.
Our goal is simple: protect your investment while maximizing your return.
We are pledged to the letter and spirit of U.S. policy for the achievement of equal housing opportunity throughout the Nation. See Equal Housing Opportunity Statement for more information.
