Full Service Property Management

What Full Service Actually Covers

Plenty of companies list the same bullet points. What matters more is where the line sits: what we handle without asking, what we never ask you to deal with, and the small number of things that still need your call. Here is where we draw it.

Full service is offered at three levels, Silver, Gold and Platinum. The core of the service is the same at every level. What changes between them is how much oversight and administrative work is bundled in rather than billed separately.

Included at every level

• Pricing the property to its actual submarket, not a countywide average
• Listing, professional presentation, and showings
• Applicant screening, income and rental history verification
• Lease preparation, move-in coordination and deposit handling under Washington rules
• Rent collection, late-notice process and owner distributions
• Routine and emergency maintenance coordination with our vendor network
• Renewal negotiation, lease management and rent reviews
• Move-out coordination, deposit accounting, make-ready and re-listing
• Monthly statements and year-end reporting for your accountant
• Owner portal access to statements, documents, inspections and maintenance history

Varies by level

A few things are bundled at the higher levels and billed individually at the lower ones. Rather than bury that, here it is plainly:

• Routine property reviews. Included at Platinum. Available as an individual service on the other plans.
• Legal notices. Included at Platinum. Billed per notice on Silver and Gold.
• Eviction protection. Our Steady Eviction Protection is included at Gold and Platinum, and available as a monthly add-on at Silver.
• Setup and leasing fees. Charged on Silver, waived on Gold and Platinum.
• Marketing extras. Advanced photography and 360-degree virtual tours are bundled at the higher levels.
• Military discount. Available on Gold and Platinum, at a deeper rate on Platinum.

See Property Management Pricing & Fees for the full breakdown, including current percentages and what each plan includes.

What you never touch

Maintenance calls come to us, including at 2 a.m. Vendor scheduling, payment and follow-up are ours. Notice deadlines are tracked by us, not by you. If a tenant disputes a deposit deduction, that conversation is ours to have. Day-to-day tenant communication runs through our office rather than through you.

What still needs your decision

This is the part most companies leave vague. You approve significant repair and capital spending, at the limit set out in your management agreement. You decide whether to renew at a proposed rent or to let a tenancy end. You decide on any improvement that changes the property rather than maintains it. And you decide whether to proceed if a tenancy reaches the point of eviction. We will give you a recommendation and the numbers behind it in every one of those cases, but the call is yours because it is your asset.

Full Service or Lease-Only: An Honest Comparison

Full service is not automatically the right answer. Lease-only, listed on our pricing page as Tenant Placement Only, is a one-time fee with no ongoing management, and some owners genuinely do not need more than that. The question is what your time is worth and what happens when something breaks while you are unavailable.

Lease-only tends to work when you live close to the property, you already have trades you trust, you are comfortable serving Washington notices correctly, and you want to stay hands-on. It is a real service and we are happy to provide it.

Full service tends to win when any of the following are true: you live outside the area or travel for work, you are on assignment or deployed, you own more than one rental, you do not have a vendor list, or you would rather not be the person a tenant calls about a failed water heater on a holiday weekend.

The honest math is that lease-only is cheaper per year and full service is cheaper per hour. A single mishandled notice, an extended vacancy from slow re-listing, or a maintenance issue left too long can cost more than a year of management fees. That is the trade, and it is worth thinking about clearly rather than being sold on.

You can also start with Lease-Only and move onto a monthly plan later. Nothing about the first choice is permanent. See Property Management Pricing & Fees for what each level costs, and note that most owners do not need the highest plan. We would rather put you on the right level than the most expensive one.

Submarket Pricing

We price to the competitive set your property actually faces, weighing neighborhood, home type, condition and current competing listings, rather than to a countywide average that flattens all of it.

Screening Built for This Market

South Sound applicants often present military BAH, federal or contractor income rather than standard pay stubs. We verify what people actually bring us instead of rejecting documentation we do not recognize.

Local Vendor Network

Established trades across Pierce, South King, Thurston and Kitsap counties, which means faster response on routine repairs and better make-ready quality between tenancies.

Compliance as Routine

Notice forms, timelines and rent-increase rules handled as standard operating procedure, and established up front rather than researched under pressure once a deadline is already running.

Washington Compliance Under Full Service

Washington’s framework changed substantially with the passage of HB 1217 in 2025. Two things matter most for a managed property:

• Written notice before any rent increase. Washington requires advance written notice on a specific statutory form before a rent increase can take effect, and the required notice period is longer than most owners expect. This is the requirement owners most often get wrong, and it is easy to get wrong by accident, because the deadline runs from the effective date rather than from when you decide. There are separate notice requirements before an eviction action can begin.
• The rent increase cap, and whether it applies to your property. Washington now caps annual rent increases for covered properties, at a maximum percentage the state recalculates and publishes each year. The exemptions matter as much as the cap itself. Single-family homes and newer construction fall outside it under conditions set by the statute, which means a meaningful share of the properties we manage are not subject to the cap at all. Assuming you are capped when you are not leaves money on the table. Assuming you are exempt when you are not creates real exposure.

Under full service we establish which framework your property actually falls under before the first renewal, rather than assuming, and we track the current year’s figures and notice periods so you do not have to. For owners with military tenants, the Servicemembers Civil Relief Act also governs lease termination when orders change, which in this market comes up regularly rather than rarely.

This is general information about the regulatory environment, not legal advice. Owners should confirm how these rules apply to their specific property with qualified counsel.

Where We Manage

Full service is available across four counties in the South Puget Sound. Each city below has a page covering its rental market in detail.

Pierce County: Tacoma, Puyallup, Lakewood, Gig Harbor, University Place, Spanaway, Graham, Edgewood, DuPont, Bonney Lake, Sumner, Orting, South Hill, Key Peninsula, JBLM

South King County: Federal Way, Auburn, Kent, Renton, Covington, Burien, SeaTac

Thurston County: Olympia, Lacey, Yelm

Kitsap County: Bremerton, Port Orchard

Do not see your city? We cover surrounding communities in all four counties. See Areas We Serve or contact us and we will tell you directly whether we manage there.

Frequently Asked Questions About Full Service Management

What does full service property management cost?

Full service is priced as a percentage of rent collected and offered at three levels, Silver, Gold and Platinum, with monthly minimums and maximums. Which level fits depends on the property, its condition and how much administrative work you want handled rather than billed. Every fee is disclosed in writing before you sign. See Property Management Pricing & Fees for the current percentages and what each plan includes, and request a free evaluation for a recommendation specific to your property. Most owners do not need the highest plan.

I already have a tenant in place. Can you take over mid-tenancy?

Yes. We review the existing lease, confirm what was and was not documented at move-in, check the deposit accounting, verify the notice history, and take over communication with the tenant from there. Where the original documentation has gaps, we will tell you what we found and what it would take to put the tenancy on firmer footing before the next renewal.

Can I switch from Lease-Only to Full Service later?

Yes. A number of owners start with Lease-Only and move over during the tenancy or at renewal. There is no requirement to decide permanently at the start.

What happens if my tenant stops paying?

We start the Washington notice process immediately and on the correct forms, keep you informed at each stage, and give you a recommendation with the numbers behind it. Whether to proceed to eviction is your decision. Our Steady Eviction Protection is included at the Gold and Platinum levels and available as an add-on at Silver. See how our eviction support works.

How often will I hear from you?

Monthly statements as standard, property review reporting at the frequency your plan provides, and direct contact whenever something needs your decision or your money. Owners who want more visibility have portal access to statements, documents, inspections and maintenance history at any time.