Owners Information

We are a “flat rate” company. Whether a property rents for $900 or $9,000/month, we charge a FLAT RATE, as little as $105/month, and NOT 10% of the monthly rent as others do! We give you better service for less cost… that’s what we call “good value”!

Our 40 years of experience have prepared us very well for effectively screening potential tenants, the primary key to effective property management. We have learned many lessons from the past and we seldom getfooled anymore! Good management is just as much managing the renter as it is managing the property, and we excel at both!

Pay us nothing up front! Any advertising costs are OUR problem, and we don’t get paid anything until we have done our job. We save you money!

You Can’t Lose Program

We have a program for property owners called “You Can’t Lose”. We at Red Roof Rentals are committed to being RESPONSIBLE and SAVING YOU MONEY and we are willing to share the burden with you a bit when tenant problems arise. When a tenant moves out and the cost to restore the property exceeds the deposit, then we will pay up to $250 of any repair/cleaning/utility costs that EXCEED the tenant’s Security Deposit. Read more about our “YOU CAN’T LOSE” program.

Here’s How It Works:

What YOU do:

  1. Sign a management contract
  2. Give us a clean house with everything working and 3 sets of keys.
  3. Pay nothing up front!

What WE do:

  1. We advertise the property at our expense on our highly rated website, Craigslist, Trulia, Zillow and Rent.com, and respond immediately to inquiries. We show the property to pre-qualified interested parties as quickly as possible and frequently work weekends to satisfy the needs of our customers.
  2. We screen applicants carefully based on 40 years of experience and select the best tenant possible for you. We go way beyond just looking at a credit score and don’t believe what’s on an application until we verify it. If we need to we will drive by an applicant’s current residence before making an approval decision.
  3. We collect deposits and hold them in our state audited trust accounts.
  4. Net rent proceeds are paid out within days to get owners their money as soon as possible. We prefer to direct deposit money to our owners.
  5. We handle all calls from the tenants concerning questions and repairs. Completing repairs quickly and affordably keeps BOTH the owner and the renter satisfied…and that is our goal!

How we charge:

MONTHLY MANAGEMENT FEES

$ 105 ( Rent up to $1,499 )

$ 150 ( Rent $1,500 - $2,499 )

$ 215 ( Rent $2,500 + )

$250 EXCESS DAMAGE COVERAGE

FREE
START-UP FEE

$ 495
ADVERTISING FEE FREE (This is our expense, not yours!)
LEASE RENEWAL FEE $ 95
EVICTION COMMENCEMENT FEE NONE (No charge if Red Roof Rentals serves non-paying tenants with a 14 DAY PAY OR VACATE notice to begin a possible eviction. After that, other fees may apply. Ask us.)
INTERIOR INSPECTIONS $45/ea, up to 2 per year.
REPAIRS & MAINTENANCE Charged as needed. Our goal is to get it done quickly, correctly and inexpensively for you.

Let our experience go to work for you today! Call us at 253-222-3387

A price comparison chart

Rent Red Roof Rentals1 The Other Guys2 $'s saved!
$1,495 $1,650 $2,392 $742
$2,295 $2,145 $3,671 $1,536
$2,795 $2,860 $4,472 $1,612
Red Roof Flat Rate Fees: (1) - $495 Start-Up Fee + monthly management fee.
"Others" Percentage Fees: (2) - Start-Up Fee (50% first month's rent) + monthly management fee (10% of rent) + $300 advertising fee.

An overview of our rent collection process

1st day of the month Rent is due.
2nd - 5th day Grace period -for paying without a late fee.
6th day $95 late fee - attached to unpaid rents. We are usually very busy processing rent payments on this day as many renters have paid at the last moment, during the evening and through the night of the 5th.
7th - 8th day 14 DAY PAY OR VACATE - notices issued to unpaid renters. With this notice begins the “ticking of the eviction clock.” We try to contact all delinquent payers for an explanation and, more importantly, their plan for payment. Owner is notified.
21st - 22nd day Response days - when we typically hear back from worried renters with their “plan to pay”. NOTE – Regardless of when they say they might pay, we still stand by our 3 DAY PAY OR VACATE notices and proceed to the next step toward eviction until they have PAID IN FULL.
22nd day Owner is notified - if the tenant has still failed to pay. This is when we will call/email unpaid owners with a status report on the situation. Owners need do nothing - we are on top of it!

We do not accept the following

  • Properties behind in payments, in default or in foreclosure.
  • Properties that will be offered for sale in the first 12 months of our management contract.
  • Distressed homes needing major repairs.

Service Areas

We work with rental and property owners all throughout the Pierce County area including Tacoma, University Place, Lakewood, Spanaway, Graham, Puyallup, Fircrest, Parkland and Roy.

Ready to Rent Condition

When we accept a new residential property for management we expect it to be in "READY TO RENT" condition.


1. We need the home to be "HOTEL ROOM" CLEAN

This should be self-explanatory based on the common expectations we all have when we stay in a hotel.

  • No Mold.
  • No Odors.
  • No Trash.

2. PROFESSIONALLY CLEANED CARPETS

This means hiring a professional licensed carpet cleaner to do the job, using a hot water extraction method. NOTE- Renting the "Rug Doctor" and doing it yourself doesn't count.

3. PAINT LOOKS FRESH

Paint that could be described as barely good enough is not acceptable.

4. DETECTION DEVICES IN PLACE

As required by law and working.

5. ALL MECHANICAL COMPONENTS WORKING PROPERLY

Examples:

  • All stove elements
  • All light fixtures & bulbs
  • Ice maker
  • Furnace and any other heaters
  • Bath exhaust fans

6. NO PERSONAL PROPERTY LEFT

Examples:

  • Garden hoses

FAQs

Q: What does your rental agreement require from the renters?

A: Based on over 40 years of experience dealing with renters and their issues, our proprietary rental agreement contains guidelines and restrictions NOT FOUND in some agreements.

  • Renters Insurance - Required if the rent is $900 or more
  • Flea Spray - Required if a pet has been brought onto the property, whether permitted or not
  • Deposit Forfeited - If move out in the first 12 months
  • Pet Rules - Must be over 1 year old, spayed or neutered, have never bitten anyone. Certain breeds not allowed. The minimum pet deposit is $300 each
  • No unauthorized Occupants
  • No smoking of ANYTHING in any structure
  • No painting or patching
  • No indoor gardens
  • No aquarium over 30 gallons
  • No tenant access to attic or crawl spaces
  • No moving out in November or December
  • Pest Control - Tenant pays after the first 90 days
  • Picture Hangers - Limited number allowed

Q: What does management cost?

A: There are two components to management fees:

  1. START-UP FEE – $495. After we have checked the tenant in to the property, collected all monies and transferred the utilities into their names, ONLY THEN have we earned our START-UP FEE. You will see it on your statement as a charge against your account… you never write us a check for it!
  2. ONGOING MANAGEMENT FEE - as low as $105 per mo., depending on the rent amount. We only get paid for units that we have collected rent on. No management fees on empty units!

Q: What do you need from me to get started?

A: A signed contract, 3 sets of keys and a clean house with the utilities on, everything working, all windows screened.

Q: Do I need to do anything when you manage my property?

A: No, once you hand us the keys and a clean house, we do all the rest!

Q: When will I get paid?

A: We write checks and do direct deposits throughout the month. You can get your net proceeds direct deposited to your account within days after the tenant pays rent to us.

Q: How often do you do "drive-bys"?

A: Since we are a discount management company we do TWO exterior drive-by inspections per year. However, if you desire a higher level of service, we offer interior inspections for $45/ea, and up to 2 inspections per year. Contact us for details.

Q: Do you handle evictions?

A: Yes, we take care of the first step of many evictions (the “3 DAY PAY OR VACATE” notice) at no cost to you. After that the matter goes to a local eviction company and we oversee the eviction for you. Call us for more details.

Q: Who handles phone calls from the renters?

A: We do! All calls go thru Red Roof Rentals, LLC. We don’t bother you unless necessary.

Q: What about maintenance?

A: We can have experienced and trusted maintenance people handle it for you at a very reasonable cost OR we can call you so that you can do it yourself and save money. It’s up to you! We do not profit from maintenance work except for an administrative fee of $20/work order.

Q: Do I have to wait until the end of the month to get paid?

A: NO! Red Roof Rentals pays our owners quickly after we receiving the rent, usually within 2-3 days. Most owners have a mortgage payment to make and need their money from us ASAP to avoid bank late fees. We understand this and so we don’t wait 7-10 days (or more) for checks to clear our bank before paying owners. And if a renter’s check bounces, collection is then OUR problem, not yours… yet another way that we care for our owners!