The timing depends on the nature of the repair, but we’ll schedule the appointment asap once the request is submitted. Repairs are a top priority for us because we believe in treating your home the way we’d want our own to be cared for.
“Normal wear and tear” refers to the natural and expected deterioration that happens to a property over time due to everyday use. This includes things like minor scuffs on walls, light carpet wear, or fading paint—issues that occur even when a tenant takes reasonable care of the property. It does not include damage caused by neglect, misuse, or accidents, such as large stains, large holes in walls, or broken fixtures.
By law, we cannot deduct from your security deposit for normal wear and tear. However, deductions may be made for damages that go beyond this, such as repairs for excessive damage, cleaning costs for neglect, or replacing items that were misused. If you have any questions about what qualifies as normal wear and tear versus damage, feel free to reach out for clarification.
Most of the time you’ll conduct your own inspection using an app that time-stamps and geo-tags the process. This allows you to complete the inspection at your convenience. In completing thousands of inspections over many years, we’ve found this technology to be user-friendly and preferred by tenants.
The amount of notice required before moving out is typically outlined in your lease agreement. In most cases, a 30-day written notice is standard, but it could vary depending on your lease terms. Be sure to check your lease or contact the property management team to confirm the required notice period.
Contact the property management team through your Appfolio portal. We’re here to help mediate and find a resolution if possible. For serious concerns, such as safety or legal issues, you may need to involve local authorities.
No, listing your rental on platforms like Airbnb is not allowed in our lease agreements. If you have questions or need clarification, feel free to reach out, but this is 100% prohibited.
Lawn care responsibilities can vary depending on your lease agreement. In most cases the landscaping is included in the rent. The lease will outline the specific details, so be sure to check there or reach out if you’re unsure.
When your lease is up for renewal, there’s a chance your rent may increase based on market conditions and property expenses. If there’s a change, we’ll notify you well in advance and provide all the details. Our goal is to keep the process transparent and give you plenty of time to plan. We've handled thousands of lease renewals through the years, and we think you'll find the process to be seamless.
Paying rent is simple and convenient through your AppFolio tenant portal. Just log in, and you’ll find options to pay online using a bank transfer, credit card, or debit card. You can even set up automatic payments so you never miss a due date.
Yes, renters insurance is required. It helps protect your personal belongings and provides liability coverage in case of accidents. It’s an important safeguard for both you and the property. We’re happy to provide recommendations to make the process easy.
Many of our properties are pet-friendly. Each property may have its own specific pet policy, so it’s best to check the details for your home. If pets are allowed, there will be a pet deposit required to help cover any additional cleaning or pet damage.
For emergencies, like a major leak or no heat in freezing weather, you can call the emergency maintenance number listed in your AppFolio tenant portal. Our team will respond promptly to address the issue. For non-urgent matters, you can submit a maintenance request through the portal, and we’ll take care of it as soon as possible.
To submit a maintenance request, just log in to your AppFolio tenant portal and head to the "Maintenance Request" section. Be as detailed as possible about the issue, and upload photos that will show the problem. For urgent issues, you can reach us right away using the emergency maintenance number in your portal.
Our goal is for every tenant to get every dollar of their deposit back. Once you’ve moved out, we’ll conduct a thorough move-out inspection to compare the property’s condition to the move-in report. As long as the home is returned in the same condition (minus normal wear and tear) and all lease terms are met, your deposit will be refunded within 30 days. If there any deductions for repairs or cleaning, we will provide a detailed breakdown explaining the reasoning behind each charge.
Rent is due on the 1st of each month and is considered late if not received by the 5th. That’s why we strongly recommend setting up autopay—it makes things so much easier and helps avoid any late fees.
We collaborate with tenants and leverage various rent assistance programs to support them in meeting their rental obligations. If rent remains unpaid, we partner with a professional servicer to ensure the appropriate legal notice is promptly drafted and served to the tenant, in full compliance with the law. Our goal is to address the situation efficiently while adhering to all legal requirements.
This is where our deep local knowledge and strong community roots truly shine. When it comes to larger construction projects or property upgrades, our extensive network of trusted general contractors, specialty tradespeople, and vendors throughout Seattle becomes an invaluable resource. Having lived and worked in the area for many years, we’ve built strong relationships with professionals who deliver quality work. From coordinating routine repairs to managing full-scale renovations, we have the experience and connections to ensure every project is handled efficiently and to the highest standards.
Short answer: Yes. Homes that allow pets tend to rent significantly faster in Seattle, as many prospective tenants are pet owners seeking accommodations that welcome their furry companions. By offering pet-friendly options, you can attract a larger pool of qualified renters and reduce vacancy times. To ensure the property is protected, we require a separate pet damage deposit, which helps cover potential pet damage or additional cleaning needs. This approach strikes a balance between meeting market demand and safeguarding your investment.
We collaborate closely with each owner to develop a personalized landscaping plan and timeline that aligns with the property’s unique needs and goals. Whether it’s maintaining a pristine yard, enhancing curb appeal, or meeting specific HOA or community standards, we ensure the plan is tailored to achieve the desired results. This service is highly flexible, allowing us to scale up or down based on the homeowner’s preferences, seasonal requirements, and the expectations of the neighborhood or community. From routine maintenance to more extensive landscaping projects, we’re committed to ensuring the property remains both beautiful and compliant with any local guidelines.
We have extensive experience working with a wide variety of HOAs and are very comfortable navigating that process. It begins with obtaining the full, up-to-date CC&Rs, bylaws, architectural guidelines, and contact list. Within the first week of managing your home, we register ourselves as the official management contact with the HOA board. We’re always happy to discuss and strategize on communication and compliance to ensure seamless adherence to your HOA’s requirements.
Yes, many of the homes in our portfolio are located in premium neighborhoods. The majority of the properties we manage are single-family homes rather than large multi-unit complexes. Over the years, we’ve found that our team thrives when partnering with owners who share our commitment to the success of their investment.
No — never.
Washington State law (RCW 18.85.285 and WAC 308-124) strictly prohibits commingling or investing client funds. All rent, security deposits, and owner reserves are held in separate, non-interest-bearing trust accounts.
Though rare, in the unfortunate event of an eviction, we strictly follow all State and County regulations. Additionally, we consult with our legal counsel to provide guidance and ensure the process is conducted in full compliance with the law.
Compliance is at the core of everything we do—it’s not just a checkbox for us; it’s how we protect your most valuable asset. Our in-house designated broker plays a key role in ensuring we stay ahead of regulations. Additionally, our use of AppFolio software allows us to adapt instantly—when a new ordinance passes, our screening rules, lease templates, and addendums are updated system-wide.
Yes, we are a locally owned company, and we’re incredibly proud to have been founded right here in Seattle over 11 years ago. Unlike many property management companies that appear local but are actually branches of larger multi-state or national corporations, we are truly rooted in the Seattle community. We've been living and working here for many years, and we are invested in Seattle as our home right alongside our owner partners and tenants.
Seattle Rental Management is proudly owned and operated by Eric Poll, the Principal Owner and Managing Partner. Eric brings extensive expertise in real estate operations, including property management, business growth strategy, and financial oversight. Under his leadership, the company emphasizes hands-on, client-focused management for single-family and multi-family properties across the Greater Seattle area.
With over 11 years of experience, Seattle Rental Management has been a trusted name in property management since its founding by the legendary real estate expert Lynn Robertson.
Yes, we never lock owners into long-term contracts. After 90 days, you're free to terminate without cause at any time with just 30 days’ written notice (email works perfectly). Our goal is to ensure every owner feels well-served by our boutique, locally-focused team, while maintaining the flexibility to move on if we’re not the right fit for your needs.
Yes, we carry both General Liability Insurance and Errors & Omissions Insurance. From the day we sign your management agreement, we automatically add you—and your entity, if applicable—as an Additional Insured on our General Liability policy and as an Additional Interest on our E&O policy.
Yes, every property we manage in Washington State operates under our Washington State Real Estate Broker license, ensuring full compliance and professionalism.
From day one, you’ll have access to your own secure 24/7 owner portal, allowing you to log in anytime from your phone or laptop to view everything in real time. We quickly adopted AppFolio when it became clear it would revolutionize property management—and it truly has.
We’ve been using AppFolio for years—it’s the industry-leading cloud platform for property management. With your 24/7 owner portal, accessible from your phone or computer, you’ll have instant access to:
Every bill paid on your behalf, complete with scanned invoices
Real-time insights into profit & loss, work orders, lease documents, inspection photos, and 1099 tracking
One-click downloads of monthly and annual statements for your CPA
All owner disbursements are processed via ACH direct deposit, and our trust accounting is fully compliant with Washington state regulations. Many of our owners say the AppFolio portal is the number one reason they feel confident and worry-free about their Seattle properties.
We keep a small reserve for each property. Additionally, we strictly adhere to Washington state law, which mandates that all owner funds are held in a separate trust account for added security and compliance.
Backed by years of experience, our veteran bookkeeper brings unmatched expertise to the table. As a licensed realtor, she offers a unique edge in navigating the financial intricacies of property management. Our statements are detailed with every line item clickable and linked to the corresponding scanned invoice or receipt for full visibility.
We rely on AppFolio, the industry gold standard, to manage all accounting and owner disbursements. With 99% of our owners opting for ACH direct deposit, funds are transferred without fees. Through the 24/7 owner portal, you can access real-time updates on rent payments, expenses, work orders, upcoming bills, your running balance, year-to-date P&L, 1099 tracking, and more.
We conduct thorough in-person walkthroughs for both move-ins and move-outs to ensure every detail is accounted for. For routine interior inspections, we’ve embraced modern technology, enabling tenants to upload timestamped and geo-tagged video updates through a mobile app. Additionally, we perform drive-by inspections multiple a year to maintain a consistent overview of each property’s exterior condition. We also provide estimates for gutter cleaning and seasonal landscaping.
For property owners, peace of mind often hinges on how maintenance is handled—and we take this responsibility seriously. We prioritize and escalate maintenance issues as needed to ensure swift resolution. Tenants have 24/7 access to submit maintenance requests through their portal or, for urgent situations, can reach us via an after-hours emergency hotline.
Over the years, we’ve tailored our fee structure to align with the unique demands of the Seattle market. Our fees cover essential services such as tenant placement, monthly management, and lease renewals. Additional costs, such as maintenance and other specific issues, are managed separately for full transparency.
We uphold strict, non-negotiable criteria for all adult applicants, including a minimum credit score, verified rental history, and an employment verification. Each completed application is timestamped to the second, ensuring full transparency. In compliance with Washington state law, the first applicant who meets all criteria is awarded the home.
Our process begins with ensuring each property is rent-ready, completing any necessary repairs or maintenance before showings. Leveraging advanced technology, we offer self-showings, which significantly boost the number of quality applicants for a property. We also prioritize lease renewals, as retaining exceptional tenants is the most effective way to minimize vacancy and prevent lost income from days on the market.
Across our portfolio, we maintain a remarkably low 4 percent vacancy rate, with most homes renting within one to three weeks. Our approach blends thoughtful pricing, elevated marketing, and immediate showing availability, which often results in qualified applicants even sooner. While the holiday season naturally brings a softer pace, we stay ahead of it by guiding our properties toward summer lease cycles, where interest is highest and owners consistently benefit from stronger demand, shorter downtime, and better overall returns.
We proudly serve property owners with a diverse portfolio of investment properties, ranging from charming single-family homes in Magnolia to modern condos in the iconic Nexus building downtown. Our expertise lies in managing single-family homes, condominiums, and a curated selection of multi-family units.