Our Property Management Guarantees
Four written guarantees, with the terms spelled out. A guarantee with no fine print is not a guarantee, so we have published ours.
Our guarantees apply inside Tacoma city limits
This matters more than it sounds. Tacoma has two overlapping rental codes, and one is enforced through private lawsuits with penalties starting at $500 per violation. Managing inside the city is harder work than managing outside it, and some managers handle that by carving Tacoma out of their promises. SJC Management’s published eviction guarantee, for example, excludes properties inside Tacoma and Seattle city limits.
We are a Tacoma company and our office is on Pacific Avenue. Our guarantees do not exclude Tacoma, or any other city we serve.
The Results Guarantee
When Red Roof is leasing your property, all the work happens up front. You do not pay us until a qualified tenant is placed.
✓What it covers
Marketing and listing syndication, photography, showings, application processing, screening under our published criteria, and lease preparation. We carry the cost and the time risk of all of it.
✓What it does not cover
It is not a promise that any specific applicant will be approved, and it is not a promise about how fast a tenant will be found. Speed is covered by the 30-Day Rental Guarantee below. It does not cover repairs, turnover work or make-ready costs, which are property expenses. It does not apply if you rent the property yourself or through another agent during our listing period.
✓How to claim it
There is nothing to claim. You simply are not invoiced for the leasing fee until a qualified tenant signs a lease and the tenancy begins.
✓Timeline
The leasing fee is billed after lease signing.
The Leasing Guarantee
If a tenant we placed does not complete at least nine months of the lease term, we find you a new tenant at no leasing fee.
✓What it covers
The replacement leasing fee. If the tenant leaves in month four, month six or month eight, we go back to work on marketing, showings, screening and lease preparation, and you are not charged a new leasing fee for it.
✓What it does not cover
It does not cover lost rent during the vacancy. It does not cover turnover costs like paint, carpet or cleaning. It does not cover damage beyond the security deposit, except where the Pet Guarantee applies. It does not apply to a tenant you placed yourself or one who came with the property.
✓How to claim it
You do not file anything. When a tenancy we placed ends before the nine month mark, we apply the guarantee automatically and re-list the property.
✓Timeline
We begin marketing as soon as we have legal access to show or the unit is available.
The 30-Day Rental Guarantee
If we cannot lease your home within 30 days or less, you get one month of management free.
✓What it covers
One month of the monthly management fee, credited to your account.
✓What it does not cover
It does not cover the leasing fee and it does not cover lost rent. It applies to the management fee only.
✓How to claim it
We track the marketing start date and the lease signing date in our system. Where the 30 day mark is missed, the credit is applied to your owner statement.
✓Timeline
The credit appears on the owner statement for the month it is earned.
✓The honest part
A 30 day clock only works if the property is ready to rent and priced to the market. If the home is not ready to show, if we cannot get access, or if the asking rent sits above what current data supports, the clock has to start when those things are resolved. We tell you at the start what the property needs and what rent the data supports.
The Pet Guarantee
For any pet we approve, we cover up to $1,000 in pet damage above and beyond what the security deposit covers.
✓What it covers
Physical damage to the property caused by a pet we approved, once the security deposit has been applied and exhausted, up to $1,000.
✓What it does not cover
It does not cover damage from an unapproved pet. It does not cover ordinary wear and tear. It does not cover damage caused by an assistance animal, because assistance animals are not pets under fair housing law and cannot be screened, charged or restricted the way pets can. It does not cover injury claims, liability claims or damage to other people’s property.
✓How to claim it
Pet damage is identified at the move-out inspection and documented against the signed move-in condition checklist that Washington law requires before any deposit may be collected. Where documented pet damage exceeds the deposit, the guarantee is applied to the balance.
✓Timeline
Washington law gives a landlord 30 days after the tenancy ends to return the deposit with a full itemized statement, so the pet damage assessment happens inside that window.
✓A Tacoma note
Inside Tacoma city limits, a pet damage deposit is capped at 25% of one month’s rent and must be refunded to the extent it exceeds actual pet damage. That cap is one reason a pet guarantee is worth having here. There is less deposit to work with than in cities without a cap.
What our guarantees are not
These are service guarantees, not insurance. They do not replace your landlord policy. They do not guarantee a rent amount, a return, or that a tenant will never miss a payment. They do not cover the cost of an eviction filing, though eviction assistance is included in your management fee at no extra charge. They also depend on the management agreement being active. If you cancel, the guarantees end with it.
Questions about our guarantees?
We stand behind our work, and we put our promises in writing. If you want to know how our guarantees work for your Tacoma rental, our team will walk you through each one in plain language.
- Promises in writing. No fine print surprises, just clear terms.
- A real person reads every message. No bots, just our local Tacoma team.
- Quick replies. Most messages get a response within one business day.
- No pressure. Ask questions with no obligation to sign.
Frequently asked questions
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Yes. All four guarantees apply to properties inside Tacoma city limits and across every city we serve in Pierce County. This is worth checking with any manager you talk to. At least one large company in this market publishes an eviction guarantee that specifically excludes properties inside Tacoma and Seattle city limits.
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The Leasing Guarantee applies. If a tenant we placed does not complete at least nine months of the lease, we market the property and place a new tenant with no leasing fee charged to you. The guarantee covers the leasing fee only. Lost rent during the vacancy and turnover costs remain property expenses.
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If we do not lease your home within 30 days, we credit you one month of management fees on your owner statement. The credit covers the monthly management fee, not the leasing fee and not lost rent. The property needs to be show-ready and priced within the range our market data supports for the clock to run.
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No, and that is a legal point rather than a policy choice. Assistance animals, including service animals and emotional support animals, are not pets under state and federal fair housing law. They cannot be charged a pet fee or a pet deposit and they are not screened as pets, so they fall outside the Pet Guarantee.
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No. There is no claim fee and no deductible. The guarantees are part of the management agreement and are included in the fees published on our full fee schedule. We do not charge to place a replacement tenant under the Leasing Guarantee.
Ask us anything about the fine print
We would rather answer your hard questions now than after you sign. Book a consult and bring your list. If you are comparing us to another company, bring their agreement too and we will go through it with you.
Call 253.222.3387 or email support@redroofrentals.com. We respond within 24 hours.