Full Service Property Management in Tacoma, WA
Seven services, one local team, one fee. Below you will find exactly what happens to your property, in order, from the day you call us to the day your first rent deposit lands in your bank account.
What full service actually includes
Most owners do not want a list of services. They want to know who is going to do the work, when it happens, and what it costs. So this page is built as a timeline, not a brochure.
Every service below is part of the Gold Package. Screening, rent collection, the owner portal, your monthly statement, ACH payment, maintenance support, eviction assistance and utility management are included at no extra fee. Management starts at 8 percent.
The Seven Services
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Rental marketing and advertising
We price your unit against current Tacoma rent data instead of last year's number, then produce the listing: professional photography, a written description, and syndication out to the major rental sites and our own site. We handle inquiries, run showings, and report back on traffic. If we cannot lease your home in 30 days or less, our 30-Day Rental Guarantee gives you one month of management free.
Explore Our Rental Marketing Services -
Tenant screening
Every applicant is measured against the same published written criteria: credit, rental history, income, employment history and identity. Washington requires a written screening disclosure under RCW 59.18.257 before we collect a fee, and Tacoma caps how much income we may require under TMC 1.95.035.C. We apply those limits, document the decision, and keep the process identical for every applicant.
See How We Screen Tacoma Tenants -
Rent collection
Rent is paid online through the resident portal, with autopay available. We post payments, track balances, and start the legally required notice process the moment rent is late, so a small problem does not turn into a three month problem. Tacoma's late fee rules are unusual and easy to get wrong, and we follow the safest reading of them.
Learn About Our Rent Collection Process -
Maintenance and inspections
Residents submit maintenance requests through their portal. We triage each one against Washington's required repair timelines in RCW 59.18.070, dispatch a vendor, and keep the paper trail. Move-in, drive-by, annual and move-out inspections are all included at no extra fee, and there is no separate inspection charge on your statement.
View Our Maintenance and Inspection Services -
Owner financial reporting
You get a monthly owner statement and ACH direct deposit, both included. Your AppFolio owner portal holds statements, invoices, lease documents and year-end tax paperwork in one place, so your accountant does not have to chase you in March. There is no fee for your 1099 or your end-of-year statement.
See Our Owner Financial Reports -
Lease renewals and tenant retention
A renewal costs you $250. A turnover costs you the leasing fee plus every vacant day. We start renewal conversations early, because Tacoma requires 180 days of notice before a rent increase, and we handle the HB 1217 rent cap math and the City notice forms for you.
Learn How We Handle Lease Renewals -
Eviction protection
Eviction assistance is included in the Gold Package at no extra fee, and it applies inside Tacoma city limits. Washington's just cause eviction law, RCW 59.18.650, sets the grounds and the notice periods, and Tacoma layers on school year and cold weather restrictions. Our first goal is always to solve the problem before a filing is needed.
Read About Eviction Protection
Let's talk about your rental.
Whether you own one rental home or a growing portfolio, our local team can take the day-to-day work off your plate. Tell us about your property and we will show you how full-service management works in Tacoma and Pierce County.
- Full service, one team. Marketing, screening, rent, repairs, and reporting all handled by the same local people.
- A real person reads every message. No bots, just our local team.
- Quick replies. Most messages get a response within one business day.
- No pressure. Property owners can ask questions with no obligation.
From your first call to your first owner payment
This is the part almost nobody publishes. Here is the actual order of operations.
Days two to seven. Make ready and photography
We walk the property and give you a written make-ready list separated into what the law requires, what the market expects, and what is optional. Once the work is done, we photograph the home and write the listing.
Days one to three. Agreement and onboarding
You sign the management agreement and we set up your owner portal. We collect keys, warranty paperwork, HOA rules and utility account details. We also check your licensing, and this matters more in Tacoma than owners expect. TMC 1.95.060.E and 1.95.070.B say a landlord may not issue a notice to increase rent or a notice to vacate unless they hold a current Tacoma business license under TMC 6B and have registered each unit with certification of code compliance. Tacoma requires that license for all rental activity, even for a single unit. Applications go through FileLocal and take about three to five business days. The annual fee is set by worldwide gross income and ranges from $37 to $2,000. Our city code compliance service is $75.
Day one. The call and the rental analysis
isWe talk about the property, your goals and your timeline. Then we run a free rental analysis: a rent range built on current market data, plus a short list of what we would fix, change or price differently. No fee and no obligation.
Week one. On the market
The listing goes live and syndicates out. Inquiries come to us, not to your phone. We schedule and run showings and track how many people are looking, because showing traffic is the earliest signal that the price is wrong.
Applications and screening
Applicants view the property first, then apply. We give the written screening disclosure required by RCW 59.18.257 before collecting the $50 per adult application fee. We apply our published criteria inside Tacoma’s income-to-rent cap, and where an applicant holds a housing voucher we subtract the voucher from the rent before applying any income ratio, as RCW 59.18.255 requires.
Lease signing and move in
We prepare a 12 month lease. Before any deposit can be collected, RCW 59.18.260 requires a written move-in condition checklist signed by both parties, so we complete that first. Deposits go into a trust account at a Washington financial institution with written notice of where they are held, per RCW 59.18.270. Inside Tacoma, total move-in cost, meaning the deposit plus non-refundable fees plus screening fees, cannot exceed the first month’s rent under TMC 1.100.040. We also deliver the tenant information packet the City requires under TMC 1.95.030.B and collect a signed acknowledgment.
First rent and your first ACH deposit
Rent is collected online. After it clears and any approved invoices are paid, your funds go out by ACH direct deposit and your monthly owner statement posts to your portal.
Ongoing
Maintenance requests get triaged against the RCW 59.18.070 timelines: 24 hours for no heat, no water, no electricity or an imminently hazardous defect, 72 hours for a refrigerator, range and oven, or a major plumbing fixture, and 10 days for everything else. Inspections happen on schedule. Renewal planning starts roughly seven months before lease end, because of Tacoma’s 180 day notice rule.
What is not on your statement
There is no account setup fee, no move-in inspection fee, no exterior drive-by inspection fee, no annual walk-through fee, no move-out inspection fee, no security deposit disposition fee, and no 1099 or end-of-year statement fee. Compare that line by line against our full fee schedule and against anyone else you are considering.
TESTIMONIALSThe Trusted Choice for
Service Property Management
Cassidy and Celina have been absolutely amazing through the whole rental/move in processes. I’ve been renting from Red Roof Rentals for almost a year now and am extremely happy with the team. Definitely check them out! You won’t regret it!
Awesome and amazing service along with great personal experience with staff especially Cassidy who was such a great free spirited person!!
I appreciate this property management on their great customer service and for helping us throughout the process when we had the ok that we were approved, Cassidy is such a great worker and helped me throughout the process she is very professional and just an awesome worker making everything easygoing.
Cassidy was very helpful! She made everything very stress free and she was very thorough with everything! :)
Cassidy was a great help!
They made setting everything up very easy, and Cassidy was a super great help!
I have had a great experience moving into my new place with Red Roof Rentals. The team is friendly, communicative, and so helpful! I am happy to be renting from them and appreciate their great service!
Great people all around! Helped us get into our home pretty fast.
I have never worked with a more pleasant property management company. Cassidy and Celina are incredibly responsive, knowledgeable, informative, and very friendly. They made the rental process go so smoothly and relieved a lot of the stress of a very stressful process. I can’t say enough great things about this team.
Thank you guys!
Everyone was super nice and friendly, I've never worked with a management company that's so hassle free. They got our move-in set up quickly and they made the process smooth and enjoyable.
My family and I recently moved into one of their apartment complex and Cassidy from the office was absolutely wonderful throughout the whole process. Her team was incredibly accommodating with our move in situation and got us in exactly when we wanted to be. I am so happy with the whole experience.
Red Roof has always been pleasant to work with! Highly recommend!
Areas We Serve
Common questions about our services
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Tenant screening, rent collection, owner portal access, your monthly owner statement, ACH owner payment, home maintenance support, eviction assistance and utility management are all included at no extra fee. Management starts at 8 percent. Separate charges are the leasing fee, $250 lease renewals, $75 city code compliance, a $250 transfer fee for tenant-occupied properties, and optional $500 enhanced marketing.
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Most properties move from signed agreement to live listing in about a week, assuming the home is rent ready. The two things that slow it down are make-ready work and the Tacoma business license, which takes about three to five business days through FileLocal. We start both at the same time so they run in parallel.
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Yes. If you plan to manage the property yourself, we offer tenant placement only, at a leasing fee of 100 percent of one month’s rent. We market the home, screen applicants and get the lease signed, then hand it over to you. Full management under the Gold Package is the better fit for most owners who do not live nearby.
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Yes, above an agreed limit. Emergencies covered by the 24 hour and 72 hour timelines in RCW 59.18.070 are handled immediately, because those are legal deadlines and waiting creates liability. Everything above your approval threshold comes to you with the vendor quote attached. [CONFIRM WITH CLIENT: the standard approval threshold amount.]
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Yes. We manage in Tacoma, Lakewood, Parkland, Spanaway, Puyallup, University Place, Fircrest, Graham, Roy, Yelm and across Pierce County. Local rules change at the city line, and Lakewood in particular runs its own Rental Housing Safety Program with registration and inspections, so we treat each city separately rather than applying one blanket process.
Talk to the team that will actually manage your property
Book a consult and you will speak with someone in our Tacoma office, not a call center. Bring the address, the current rent if it is occupied, and any question you have about Tacoma’s rules. We will tell you what we would do first and what it would cost.
Call 253.222.3387, Monday to Friday, 9:00am to 4:00pm. We reply within 24 hours.