For owners
Start with one home.
Tenants, repairs, and the books, handled. A clear statement every month.
Our fees, published.
See the full cost before you call.
Every month
- Management fee
- 8%
- of monthly rent collected
- Every month we manage your home. No fee for months with no rent collected. Minimum $150 a month.
Only when it happens
- Leasing fee
- 50%
- of the first month’s rent
- Only when we place a new tenant. Minimum $1,000.
Every month
Monthly management fee at the published rate
$192
Every month we manage your home. No fee for months with no rent collected. Minimum $150 a month.
Only when it happens
Leasing fee
$1,200
Only when we place a new tenant. Minimum $1,000.
Other fees are listed below.
Other fees
- Lease renewal: $195 flat, including a rent review and the written notice.
- Setup: $0. Taking over a home with a tenant already in place: $250.
- Repairs: billed at the vendor’s cost, with no markup. We ask before any repair over $500. Projects over $5,000: 8% project management fee.
- One inspection a year with photos is included. Additional inspections: $125 each.
- Leasing only, without management: one month’s rent.
- Three or more homes: management fee 7.5%. Homes inside Portland city limits: 9%.
- Eviction or court costs: passed through at actual cost, with no added fee.
- You can end management with 30 days’ notice. No cancellation fee.
We don’t make money from tenant fees. Application fees cover only the actual cost of screening.
Every fee is listed on this page and written into the management agreement before you sign.
What we handle
Marketing
Photos, listings, and showings, so more applicants see your home.
Screening
Written rental criteria, applied the same way to every applicant.
Leases
Oregon lease forms, and a move-in inspection recorded with photos.
Repairs
Tenants report with photos. We get it fixed within the limit you set.
Inspections
A move-in inspection and one inspection a year, each with photos.
Statements
A monthly statement of rent, expenses, and what was paid out to you.
Statements
A monthly statement of rent, expenses, and what was paid out to you.
- Rent collected
- 2,400.00
- Management fee
- -192.00
- Paid to you
- 2,208.00
How repairs work
- 1
Your tenant sends a request with photos.
- 2
We look at the problem and get a quote.
- 3
Within your approval limit, we go ahead. Above it, we ask you first.
CM-YYMMDD-0001Done
- Plumbing or water
- Photos · 2
- Quote · within your limit
- 200.00
Emergencies first
Water leaks, a gas smell, or no heat are handled first, and we let you know as soon as the home is safe.
Switching from another manager
Changing managers is mostly paperwork. We do most of it.
- 1
Check the notice period in your current agreement.
- 2
Sign our management agreement with a start date.
- 3
We arrange the transfer of keys and records with your current manager.
- 4
We introduce ourselves to your tenants in writing.
Questions owners ask
Can I end management? Is there a fee?
Yes, for any reason, with 30 days’ notice. There’s no cancellation fee. When management ends, we hand over the keys, leases, and records for your home, as Oregon rules require.
What if a tenant stops paying?
We follow up promptly, serve the notices Oregon law requires, and keep you informed at each step. If a case has to go to court, we work with a landlord-tenant attorney, and court costs are passed through at actual cost.
Can I decide whether to allow pets?
Yes. You set the pet policy within Oregon law. Assistance animals, including service and support animals, are not pets and are handled under fair housing rules.
My home is in an HOA. Is that a problem?
No. We share the HOA rules with your tenants, follow them in our work, and pass along any HOA notices.
Not ready to decide?
Start with a free rent analysis. There’s no obligation.