Residential Property Management in the Greater Seattle Area
Full-service management for rental homes across King and Snohomish County. We handle the leasing, tenants, maintenance, and legal compliance, so your rental brings in income and your time back, not a second job. Own the rental. Skip the second job.
Full-service residential management across King and Snohomish County, so owning a rental stays an investment, not a second job.
Who We Serve
Real Property Management Eclipse manages rental homes for owners across the greater Seattle area, from a single property to a small portfolio. A lot of our clients did not set out to be landlords. Some relocated for work, inherited a house, or rented one out after it would not sell. Others managed their own rental for a while and decided the tenant calls, repairs, and paperwork were not worth the hours.
We have handled every version of this. Our job is to keep your property rented, maintained, and profitable, and to make owning it feel like the passive investment it should be, not a second income you have to work for.
What Full-Service Management Covers
We manage the full rental cycle so you do not have to touch any of it.
Pricing and Marketing
We price from current submarket comparables, then advertise across Zillow, Apartments.com, and the sites renters use, with professional photos.
Tenant Screening
Credit, income, employment, rental history, and criminal record checked on every applicant before approval.
Rent and Reporting
Automated rent collection, itemized monthly statements, year-end tax documents, and a real-time owner portal.
Maintenance
Repairs through vetted, pre-priced local vendors, coordinated so small issues never become large ones.
Inspections
Move-in, periodic, and move-out inspections documented with photos to protect your property’s condition.
Compliance
Deposits, notices, entry, and rent-increase rules handled to Washington landlord-tenant law.
Choose Your Level of Support
Owners want different amounts of involvement, so we offer two options.
Full-Service Management
We run everything from listing through move-out: rent collection, maintenance, inspections, and monthly reporting. For owners who want no part in daily operations.
Lease-Only (Tenant Placement)
We market the home, screen applicants, and place a qualified tenant, then hand the property back for you to manage. For owners who self-manage but want a professional to find the renter.
See how each option is priced on our property management fees page.
Local Ownership, No Brokerage
RPM Eclipse is locally owned and operated, and property management is the only thing we do. We do not sell real estate, so we never treat your rental as a listing waiting to happen. Our only incentive is keeping your property occupied, maintained, and performing, because that is how we earn our keep. Day-to-day decisions are made here in Washington by people who know the Eastside and north-corridor markets, not routed through a national call center.
Local Market Expertise and HB 1217 Compliance
The two counties we serve do not rent the same way. King County submarkets like Bellevue, Kirkland, and Redmond carry higher rents and a heavier tech-employed renter base than Snohomish County markets like Lynnwood, Everett, and Mill Creek, and pricing a property correctly means knowing which submarket it competes in. We price and market each property to the demand where it actually sits, not to a countywide average.
Every property we manage stays compliant with Washington’s HB 1217 rent-stabilization law. Signed May 7, 2025, it caps annual rent increases at 7 percent plus CPI, or 10 percent, whichever is lower. The 2026 ceiling is 9.683 percent. You cannot raise rent in the first 12 months of a tenancy or more than once in any 12-month period, and each increase needs 90 days written notice in state-mandated language. Violations run up to $7,500 each. Homes with a certificate of occupancy from the last 12 years may be exempt, and we check eligibility on every property. Rules like this change often, and we track them so you never have to.
We keep every property compliant with Washington law, so you never have to track it yourself.
How Getting Started Works
Onboarding is straightforward. We begin with a free rental evaluation: a walk-through and a market analysis that tell you what your home should rent for and what management will cost. If it is a fit, we handle the transition. We photograph and list the property, place or take over the tenant, set up your online owner portal, and move existing leases, deposits, and records onto our systems. If you are switching from another manager or from self-management, we coordinate the handoff so nothing falls through the cracks. From there you get a monthly statement, a single local point of contact, and a property that runs without you.
Areas We Serve
We manage rental homes from two local offices, each staffed by people who know the market.
Bellevue Office
Bellevue, Redmond, Renton, Issaquah, Sammamish, Mercer Island, and Seattle.
Bothell Office
Bothell, Kirkland, Kenmore, Lynnwood, Mill Creek, Shoreline, Woodinville, Edmonds, Everett, and Lake Stevens.
Managing Other Property Types
Beyond single-family and small residential rentals, we also manage HOA and community associations, apartment communities, REO properties, and commercial space. Learn more about the other types of properties we manage.
Frequently Asked Questions
How much does residential property management cost?
Pricing depends on whether you choose Full-Service Management or Lease-Only tenant placement. Full details are on our property management fees page. There are no hidden add-ons, and the evaluation that tells you your rent and your cost is free.
Do you manage single rental homes, or only portfolios?
Both. Many of our owners have exactly one rental, often a former home or an inherited property. We manage single homes and multi-property portfolios on the same systems.
Can you manage my property if I live out of the area or out of state?
Yes. A large share of our owners live outside the Seattle metro. Showings, maintenance, and reporting all run through our local team and your online owner portal, so you do not need to be nearby.
How do you screen tenants?
Every applicant is checked for credit, income, employment, rental history, and criminal record before approval. Careful screening is the single best protection against missed rent and property damage.
What does Washington's HB 1217 rent cap mean for my rental?
HB 1217 caps annual rent increases at 7 percent plus CPI, or 10 percent, whichever is lower, with a 2026 ceiling of 9.683 percent, and it sets strict timing and notice rules. We handle compliance on every property and check whether yours qualifies for the new-construction exemption.
What Owners Say
“I’ve had my home managed by RPM Eclipse for 7 years. I’m completely hands off. The price I pay is completely fair and great value for the service they provide.” – Ben, Property Owner
“I decided to go with Eric and his company because I was looking for a property manager with OWNER mentality, someone who would look after our house as if it were his own. I was not disappointed. Being first-time landlords, we had multiple questions and concerns, but Eric was always there to help. When we need property management services again, Eric and his company will no doubt be the first we search for.” – Property Owner, Bellevue
Hand Off the Calls, the Repairs, and the Compliance
Whether you are renting out a home for the first time, replacing a manager who let things slip, or freeing up time you would rather spend elsewhere, RPM Eclipse handles the day-to-day so you do not have to.
We start with a free rental evaluation. No pressure, no contract. You will see what your home should rent for and exactly what management would cost.
Get back to your life. We will take it from here.
