Things You Should Know
Why Use a Property Manager?
Expertise in the Market- Our vast knowledge of the current rental market assists in us pricing your property at the appropriate current fair market value. Negotiations on lease terms are handled based on our extensive experience; we are creative in closing deals. We have a comprehensive lease that is used to protect both parties.
Understanding of the local and state laws- We are constantly educating ourselves on all of the newly developed laws.
Problem Solving– Advocating for you, we are very experienced in all problems that can arise and we use our experience and expertise to resolve matters in an amicable and fair manner.
Emergency Maintenance- We have great relationships with valued, vetted, and experienced vendors who will go the extra mile for Avenue One clients.
Accurate Record Keeping- We have many safeguards in place to make sure that you will receive your accurate monthly statement and funds in a timely manner every month.
Financials and Monthly Statements
As a property owner you will have access to all of your statements and invoice copies through your owner portal. This can be accessed at any time.
We collect rents, pay invoices and prepare statements at the beginning of each month with your funds being sent to you electronically by the 15th of each month. Your statements will be itemized with the invoice attached for ease of tracking your income and expenses. This makes the process streamlined when preparing your taxes for the IRS. Please note that expenses are all tax deductible, including our fees.
Pets and the Rental Market
When leasing your property in the greater Seattle area, you will likely be faced with many potential tenants who are pet owners. Currently, about 75% of people searching for a rental property have at least one pet.
We highly encourage property owners to widen their potential pool of tenants by accepting pets.
We have found that tenants who qualify to lease the property per our screening criteria are not only responsible people, but responsible pet owners.
Our policy is to collect a $500 per pet, refundable pet deposit; however, in the City of Seattle it cannot exceed 25% of the rent amount. This deposit is held, along with the security deposit and is used for any repairs/cleaning due to the pet or the tenants themselves. We also have a pet addendum included in the lease which outlines the responsibilities of the tenant in regards to the pet. When processing the deposit at the end of a tenants lease, we do not see a pattern of more damage with pets in the properties.
Allowing pets in your property will increase the number of potential tenants viewing your property, and ultimately will lease more quickly and often at a higher rental rate due to demand.
Legal Compliance
The Landlord Tenant relationship is an ever-evolving affiliation. Lawmakers are consistently introducing new legislation with their intentions to protect renters and their rights. Laws and Ordinances in Seattle, surrounding cities, and Washington State are constantly changing. At Avenue One we take this matter very seriously. We are always educating ourselves on new legislation and ordinances and we are often involved in working with lawmakers either directly, or through the Rental housing Association of Washington to discuss the issues. We follow all laws carefully and with total compliance. When working with Avenue One you know that we are well versed in all legalities that govern the landlord-tenant relationship and will follow this without exception, so that you do not have to educate yourself on these laws. We have a Real Estate Attorney who specializes in Landlord Tenant Law on retainer and at our disposal as needed.
Maintenance / Inspections
Maintenance inspections are a very important component of effectively protecting your rental property. We perform quarterly inspections of the exterior and common areas, and annual interior inspections of all properties we manage. These inspections are very thorough and detailed. These inspections will sometimes prompt preventative maintenance or the need for repairs that could cause extensive damage if not caught early. It is our intention to handle maintenance concerns proactively rather than reactively, these inspections aid in that process.
Some cities have adopted a Rental Registration Program, where the city requires that every rental property be registered with the city, and random interior inspections are completed by certified inspectors. There are fees for both the registration and inspection that are covered by the owner of the property. At Avenue One we handle this process in its entirety for our clients.
Both at move in, and move out, a detailed condition inspection is completed by our staff. It is very well documented in order to assess condition and damages done by a tenant. This includes a written report as well as photos.
Move Out Procedures
Our goal is to place great tenants that remain in place for several years. When it does come time for a tenant to vacate, we have a very smooth process in place. Once your tenant gives notice, we begin communicating with both you and the tenant to make sure everyone understands their responsibilities. We do an in person move out walk through when the tenant is ready to turn over the keys. We use the move in report to address any damages beyond normal wear and tear. With our many years of experience in this industry, we are very well versed on what a tenant can and should be charged for. We keep excellent records from the time they take possession until the time they vacate and we make sure the property is returned to an acceptable condition. We preschedule vendors in advance in order to get work done efficiently. Our goal is to have a new tenant moving in as soon as possible in order to reduce your vacancy period. We process the tenants deposit as per the law and provide them with an itemization of charges and any funds due to them.
We are a small enough firm that we can give you personalized service and cater to your specific needs, yet, we have a wealth of experience and a very dedicated staff. You work with one specific Leasing Specialist and one Property Manager who know your rental property inside and out.
We are a small enough firm that we can give you personalized service and cater to your specific needs, yet, we have a wealth of experience and a very dedicated staff. You work with one specific Leasing Specialist and one Property Manager who know your rental property inside and out.
Our fees are different in that we do not charge any on-boarding fees, administration fees, lease renewal fees, or other hidden costs. We consider this all part of our comprehensive rental leasing and management service, and include these services in our standard management fee.
Our fees are different in that we do not charge any on-boarding fees, administration fees, lease renewal fees, or other hidden costs. We consider this all part of our comprehensive rental leasing and management service, and include these services in our standard management fee.
Being in the service industry, we are bound to receive some negative reviews. In most cases, these come from tenants who feel deductions from their security deposit were unfair when they vacate their rental property. We understand that financial matters can be sensitive, especially when it involves deposits. That’s why we make every effort to be fair, document any damage thoroughly, and communicate clearly—so there are no surprises.
Being in the service industry, we are bound to receive some negative reviews. In most cases, these come from tenants who feel deductions from their security deposit were unfair when they vacate their rental property. We understand that financial matters can be sensitive, especially when it involves deposits. That’s why we make every effort to be fair, document any damage thoroughly, and communicate clearly—so there are no surprises.
We are extremely knowledgeable about the rental market and have deep experience in rental leasing. We conduct thorough due diligence and market research to ensure we understand the competition and position your property effectively.
We are extremely knowledgeable about the rental market and have deep experience in rental leasing. We conduct thorough due diligence and market research to ensure we understand the competition and position your property effectively.
It can vary, but typically we secure a tenant within a couple of weeks and schedule them to move in shortly after. We specialize in rental leasing and do not outsource showings—your dedicated Leasing Specialist personally markets the property and handles all showings from start to finish.
It can vary, but typically we secure a tenant within a couple of weeks and schedule them to move in shortly after. We specialize in rental leasing and do not outsource showings—your dedicated Leasing Specialist personally markets the property and handles all showings from start to finish.
No, you are not required to allow pets in your rental property, though it’s worth noting that approximately 70% of renters in the greater Seattle area have pets. By not allowing them, you significantly limit your pool of potential tenants—something to consider if you’re looking to maximize occupancy when renting out your property.
No, you are not required to allow pets in your rental property, though it’s worth noting that approximately 70% of renters in the greater Seattle area have pets. By not allowing them, you significantly limit your pool of potential tenants—something to consider if you’re looking to maximize occupancy when renting out your property.
Yes, provided the Tenant supplies proper documentation from a Doctor indicating the need for an Emotional Support Animal, you must allow it.
Yes, provided the Tenant supplies proper documentation from a Doctor indicating the need for an Emotional Support Animal, you must allow it.
Rent is due on the 1st day of each month, with a 5-day grace period. Late fees are assessed on the 6th day of the month, and 14-day legal notices to pay rent or vacate are issued. If the tenant still does not pay after the 14 days, the matter is referred to an attorney for the eviction process. Avenue One manages this process on behalf of our clients with rental properties, ensuring all steps are handled professionally. This process can take several weeks to several months. Attorney fees are charged to the tenant, but if unpaid, they are covered by the property owner.
Rent is due on the 1st day of each month, with a 5-day grace period. Late fees are assessed on the 6th day of the month, and 14-day legal notices to pay rent or vacate are issued. If the tenant still does not pay after the 14 days, the matter is referred to an attorney for the eviction process. Avenue One manages this process on behalf of our clients with rental properties, ensuring all steps are handled professionally. This process can take several weeks to several months. Attorney fees are charged to the tenant, but if unpaid, they are covered by the property owner.
It varies depending on the type of request—anywhere from 24 hours to one week. Avenue One is aware of the legal requirements involved in rental leasing and ensures all responses comply with applicable regulations.
It varies depending on the type of request—anywhere from 24 hours to one week. Avenue One is aware of the legal requirements involved in rental leasing and ensures all responses comply with applicable regulations.
No, Avenue One knows which repairs are required, and will inform our client if the request is something that they must do, or if it is something that they do not have to do.
No, Avenue One knows which repairs are required, and will inform our client if the request is something that they must do, or if it is something that they do not have to do.
This varies greatly depending on each property. The type of property, its age, condition, amenities, and several other factors all influence annual maintenance costs. Preventive maintenance is a key component of effective house management and is highly recommended to help avoid costly emergencies down the road.
This varies greatly depending on each property. The type of property, its age, condition, amenities, and several other factors all influence annual maintenance costs. Preventive maintenance is a key component of effective house management and is highly recommended to help avoid costly emergencies down the road.
The maximum rent increase is 7% per year for rental properties that are more than 12 years old.
The maximum rent increase is 7% per year for rental properties that are more than 12 years old.
RRIO is the Rental Registration Inspection Program in the City of Seattle. The City requires that all rental properties be registered and inspected by the City once every five years, selected at random. We handle this entire process on behalf of our clients.
RRIO is the Rental Registration Inspection Program in the City of Seattle. The City requires that all rental properties be registered and inspected by the City once every five years, selected at random. We handle this entire process on behalf of our clients.