Choose the Level of Property Management You Need
Some owners want a qualified tenant placed and nothing more. Others want the whole thing off their desk: rent, maintenance, inspections, notices, renewals and turnover. Both are legitimate ways to own a rental, and the right answer depends on how much time you have, how close you live to the property, and how much operational risk you want to carry yourself. RPM Today offers both, across Pierce, South King, Thurston and Kitsap counties.
Two ways to work with us: place a tenant, or hand over the whole operation.
Lease-Only or Full Service: What Actually Differs
The two services start the same way. In both cases we price the property to its real competitive set, market it, show it, screen applicants, prepare the lease and handle move-in. The difference is what happens the day after the tenant gets the keys.
With Lease-Only, we hand you a signed lease and a placed tenant, and you take it from there. With Full Service Management, we keep running the property: rent collection, maintenance, inspections, Washington notice requirements, renewals and turnover.
| Who handles it | Lease-Only | Full Service |
|---|---|---|
| Pricing and marketing | RPM Today | RPM Today |
| Showings and screening | RPM Today | RPM Today |
| Lease preparation and move-in | RPM Today | RPM Today |
| Rent collection and deposits | You | RPM Today |
| Maintenance calls, day and night | You | RPM Today |
| Routine inspections | You | RPM Today, varies by plan |
| Washington notices and compliance | You | RPM Today, varies by plan |
| Renewals and rent increases | You | RPM Today |
| Turnover and make-ready | You | RPM Today |
| Who the tenant calls | You | RPM Today |
Two notes on the right-hand column. Full service comes in three monthly plans, Silver, Gold and Platinum, and a few items including routine property reviews and legal notices are included at some levels and billed separately at others. And on our pricing page, the lease-only service is listed under its plan name, Tenant Placement Only. See Property Management Pricing & Fees for the full breakdown of what each plan includes.
Lease-Only
We find and place the tenant. You manage the tenancy from move-in forward. On our pricing page this is the Tenant Placement Only plan, charged as a one-time fee with no monthly management.
Usually the right fit if you:
- Live close to the property and can get there quickly
- Already have plumbers, electricians and a handyman you trust
- Are comfortable serving Washington notices on the correct forms and timelines
- Want to keep operational control and only need help filling a vacancy
Usually the wrong fit if you: travel often, live out of state, own the property through a deployment or assignment, or do not want a 2 a.m. maintenance call to be your problem.
Full Service Management
We run the property end to end. You get statements, reports and the decisions that actually need you. Available at three levels, Silver, Gold and Platinum, which differ in how much oversight and administrative work is handled for you. Gold and Platinum both carry a military discount.
Usually the right fit if you:
- Own the property as an investment rather than as a second job
- Live outside the area, travel for work, or are stationed elsewhere
- Want Washington compliance handled as routine rather than researched under pressure
- Hold more than one rental and want consistent reporting across all of them
Usually the wrong fit if you: genuinely enjoy managing the property yourself and have the time, the local vendor network and the compliance knowledge to do it well.
Not Sure Which One You Need?
Most owners who call us are not certain, and that is fine. The question we ask first is not which package you want. It is what the property is, where you live, and what you want your week to look like.
A free rental evaluation answers the money question at the same time. We will tell you what your property should be earning in its actual submarket, what it would take to get there, and which service level makes sense given how involved you want to be. There is no cost and no obligation to use either service afterward.
You can also start with Lease-Only and move to a monthly management plan later. Nothing about the first choice is permanent, and we would rather place you at the right level than the highest one.
What Kind of Property Do You Own?
This page covers how much we do for you. If your question is what we manage, that is a different answer and it lives elsewhere on the site. Most of our portfolio is residential single-family, and we also manage small multi-family buildings and community associations.
- Rental Home Management for houses, townhomes and condos
- Multi-Family Property Management for duplexes through small apartment buildings
- HOA Property Management for community associations
- Rental Property Maintenance for the repair and upkeep side on its own
We do take on the occasional commercial property, but it is not our focus and most of what we manage is residential. If you own commercial space in the South Sound, ask and we will tell you honestly whether we are the right fit.
To see whether we cover your city, visit Areas We Serve. We work across Pierce, South King, Thurston and Kitsap counties, including Tacoma, Puyallup, Lakewood, Olympia, Federal Way, Port Orchard and Auburn.
When a Tenancy Goes Wrong
Nobody chooses a management service based on the good months. The question worth asking is what happens when rent stops arriving, when a tenant will not leave, or when a notice has to be served correctly the first time.
Washington’s requirements are specific, and the consequences of getting a notice period or a form wrong fall on the owner. Under a monthly management plan we handle that process as part of managing the property, and our Steady Eviction Protection add-on is included at the Gold and Platinum levels and available as an option on Silver. Owners on Lease-Only, and owners self-managing entirely, are welcome to bring us in when it happens.
The section below is for property management business owners, not rental property owners. If you own a rental home, everything you need is above.
Own a Property Management Company? We Acquire.
This one is not a service for rental owners. If you run a property management business in Washington and are thinking about retiring, consolidating or stepping back, RPM Today acquires local portfolios and books of business.
We are a locally owned franchise, not a private equity roll-up, and the owners and residents you have looked after stay in the South Sound with a team that knows the market. If you want to understand what your book might be worth and how a transition would actually work, that conversation is confidential.
Find Out What Your Rental Should Be Earning
Before you pick a service level, it helps to know the number. A free evaluation tells you what your property should rent for in its actual submarket, not a countywide average, and what it would take to get there.
No cost, no obligation, and no requirement to use either service afterward.
