Property Owner Resources

For tenant-occupied homes, tenants submit a maintenance request via their online tenant portal or our 24-hour maintenance hotline. Our portal allows tenants to submit a work order request by describing the issue and uploading photos when appropriate. Owners receive the same notification of the request that we do once submitted. Our goal here is full transparency of everything going on with your property. Tenants can also track the status of their requests online.

When a request comes in, we assess it and see if it needs immediate dispatch or if we can proactively troubleshoot the issue with the tenant. There are many common repair requests our team is trained on how to troubleshoot. If the problem needs to be fixed, we assign the work order to one of our preferred vendors.  We utilize third-party vendors / independent contractors for all work. We make sure the cost of the repair is fair and that the job is completed satisfactorily. The management agreement allows us to approve any repair under $300, without having to bother our clients. Larger repairs over $300 require owner approval; we will contact the client. Exceptions to the $300 approval rule include emergency maintenance and habitability issues. If we have to act quickly to protect persons or property, we will do so to protect our owner’s best interest.

Yes, if an owner has a specific handyman or vendor they wish to service their property, RPM will note it in their portfolio and contact them first for service.  When the property is vacant, owners can handle the repairs needed to make it “rent ready,” if they choose.

Our preference is to use our vendors to ensure leasing deadlines are met, as we work with these vendors regularly, they are insured, licensed, reliable, trusted and we know what to expect.

Does the tenant pay you, and then you pay me?

The tenant pays RPM Eclipse rent, and we deposit it into our trust account. Over 80% of our tenants pay rent electronically. Once funds have cleared the bank, we direct deposit the rent from the current month, minus our fee and any other expenses, into a bank account of your choice.  Owner payments are made weekly.

Statistics show over half of all renters have pets. Being open to pets, you will increase demand through the entire prospective rental pool, thus increasing the rental price as we charge an additional amount per pet per month. If maximizing rent is important to you, maybe you should consider pets. If you would rather play it safe, it is OK to say no pets. If you are open to a pet, we always say, “pet considered.” That means we may approve the right pet, not all pets.

Emotional Support Animals are handled per Washington state law requirements. Ask our office for more information.

Like the real estate market determines sales prices, the local rental market determines rental rates. Three factors contribute to the amount of rent your rental property will receive each month.

1. Availability and rental rates of comparable properties
2. The features and benefits of your property
3. The marketing exposure for your vacancy

After we receive the details of your specific rental property, we will complete a market analysis and set a starting price. We then evaluate all vacancies under our management on a weekly basis, making adjustments in the price or within our marketing strategy to get it rented as quickly as possible.

Getting properties rented efficiently is pivotal to our success and happy client owners; we must generate as many qualified leads as possible. We achieve this by syndicating marketing efforts to the top rental websites (over 20+). We also pre-screen prospective renters and inquire about who will be living with them, the number of adults, the number of minors, and if they have any pets. We also ask how long they have been at their current employment. Our software allows us to follow up and get feedback from every interested party.

Any call into our office is also answered live during business hours, Monday through Friday; this is crucial to get homes rented fast because if they do not speak to someone, they go elsewhere. We also schedule weekend showings by appointment.

Our rigorous tenant screening process usually prevents these types of issues; however, if a problem should arise, we always respond promptly and aggressively. Rent is due on the 1^st and is late on the 4^th. If rent has not been paid at this time, the eviction process begins promptly on the 6^th of the month in question. The eviction process is started with a 3-day notice to pay or quit. Nuisance issues are handled similarly, with one warning given before a notice is posted.

We work with a local attorney when an unlawful detainer is filed with the court.

All prospective tenants must participate in an extensive screening process. Each adult over 18 years of age must complete an application. First, nationwide background checks and eviction database screenings are completed to examine criminal backgrounds and the sex offender registry. Next, we ensure they qualify financially by reviewing their credit report, verifying employment, and reviewing pay stubs and/or tax returns. Finally, we review their rental history by contacting their previous two landlords for references.