Property Owner FAQs

Right away. Once the management agreement is signed and we have keys, onboarding documents and your Tacoma business license number (if the home is inside city limits), we can start. Most homes are listed within 10 to 14 days. Our Getting Started page walks through the first 30 days, day by day.

Single family homes, condos, townhomes, duplexes, fourplexes and small apartment buildings across Tacoma and Pierce County. That includes homes you used to live in, homes you inherited and homes owned from out of state.

Yes. Red Roof Rentals is a licensed Washington real estate firm, and our managing broker oversees every account. We are also a NARPM affiliate member, which means we follow the National Association of Residential Property Managers code of ethics.

Yes. Check your current agreement for the termination notice period first. We then handle the handoff with your old manager, including the lease, tenant ledger, keys and the security deposit transfer, so your tenant barely notices the change.

Yes. We are a full brokerage as well as a property management company. That means we can show you the numbers on renting your home and selling it, side by side, before you decide.

Our Gold Package starts at 8% of collected rent. The leasing fee is 50% of one month’s rent and is only charged when a new tenant signs. Lease renewals are $250 and include an interior inspection. Every fee is listed on our Pricing page before you ever fill out a form.

No. The monthly management fee is a percentage of rent we actually collect. If no rent comes in, there is no management fee for that month.

Yes. We do not charge for year end 1099 reporting, owner portal access or monthly statements, which many companies bill as extras. Our Pricing page lists every fee we do not charge.

Yes. We offer four written guarantees: the Results Guarantee, the Leasing Guarantee, the 30-Day Rental Guarantee and the Pet Guarantee. They cover homes inside Tacoma city limits, and the full terms are published on our Guarantees page.

Every applicant is screened against the same written criteria, published on our website before they apply. We review credit, rental history, income and background as Washington law allows, and we give every applicant the screening disclosures required by RCW 59.18.257.

Yes. Washington law protects source of income, so landlords must consider voucher holders the same way they consider any other applicant. We handle the housing authority paperwork and inspections for you.

Our standard lease is 12 months. We plan renewals early, because inside Tacoma city limits a rent increase needs 180 days of written notice.

No. Red Roof Rentals signs the lease as your agent. You can see a copy of every lease in your owner portal at any time.

Red Roof Rentals holds it in a Washington trust account, as state law requires. At move-out, we return it or send an itemized statement within 30 days, which is the current Washington deadline.

That is your call. Pet friendly homes rent faster and draw a bigger pool of renters, and our Pet Guarantee helps protect you. Assistance animals are not pets under Washington law, so a no-pet rule does not apply to them and they cannot be charged pet fees.

Rent is sent to your bank by ACH direct deposit each month, along with a monthly owner statement. You can see every payment and expense in the owner portal.

A monthly owner statement showing rent collected, fees and any repair costs, plus copies of invoices. At year end you get a 1099 and a year end summary your CPA can work from, at no extra charge.

Use the Owner Portal Login link at the top of our website. The portal is run on AppFolio and works on your phone or computer.

We manage to Washington’s legal repair clock (RCW 59.18.070): 24 hours for loss of heat, water or electricity or a dangerous condition, 72 hours for major appliances and plumbing fixtures, and 10 days for most other repairs. We get your approval before larger jobs unless it is an emergency.

Yes. Tenants and owners can reach our 24/7 emergency line, and it is answered by a person. For anything that is not urgent, we respond within 24 hours.

Yes. We complete a documented move-in inspection with photos, a move-out inspection and inspections during the tenancy, including the interior inspection that comes with each lease renewal.

Yes, if the home is inside Tacoma city limits. Every rental needs one, even a single unit. Without it, you cannot lawfully raise the rent or serve certain notices. We check this during onboarding.

Washington caps rent increases each year. The cap is 9.683% for 2026 and 10.0% for 2027. Inside Tacoma city limits you also need 180 days of notice, and larger increases can trigger relocation assistance. We plan every increase around these rules.