FULL SERVICE PROPERTY MANAGEMENT, PLLC
Frequently Asked Questions (FAQs) - Owners & Landlords
We receive a lot of questions about our business and how we operate. Below are some of the more frequently asked questions we receive.
Q: Why choose Full Service Property Management, PLLC?
A: Simply because we are Seattle's very best property management firm! We treat each property as if it is our own. With over 28 years "in the trenches", you gain the benefit of not having to relearn expensive lessons. We relieve the stress of managing rentals AND deliver higher profitability to you while maintaining and increasing value. As a local company with a local interest, we stay atop of market changes for you.
Q: Do you offer fee discounts for multiple properties or larger buildings?
A: Yes. Our fee structure is designed to be very competitive and flexible for various situations.
Q: How do you screen tenants?
A: Because tenant screening, and tenant screening criteria, are such critical steps, we apply a rigorous tenant screening process to each applicant. We run each application through a 50-state database for credit, civil, and criminal complaints. But because this process is so critical to our operations, we go two steps further. First, we rely heavily upon the personal interview during the showing of the property. While the prospect is checking out the house, we are checking them out! Second, we personally verify previous and/or current landlords. This is a key step as it allows us to delve into the applicant's background deeper than just getting an 'Accept' or 'Decline' from a computer model. We also verify income with pay stubs or other documentation.
Q: How long will it take to lease up my property?
A: That is impossible to say. Each property is unique in its location, amenities, and features it offers. In addition, market conditions will also dictate lease up times. If a property remains vacant for very long, we will contact you to discuss options. Pricing your property competitively and having it in the best condition possible for showing are crucial to effective marketing.
Q: How do you advertise? Who pays for it?
A: We use the Internet extensively. We employ search engines to drive prospects to our website, and we advertise our vacant properties on several Internet-based rental listing services such as Craigslist and Zillow. (Our advertising strategies are fully described here.) We also use yard signs to capture residents in the local area.. These advertising strategies are all included free to owners and landlords. If you wish to place your property in either newspaper classifieds or fee-based Internet rental sites, we can do so and pass the fee through to you.
Q: Should I allow pets, smoking, and children?
A: With regards to pets and smoking, that is each landlord and owner's choice. If pets are allowed, we collect a non-refundable pet fee and pet rent. We typically permit a 'limited smoking policy that permits the Tenants to smoke outside the home/unit. But ultimately the choice is yours and we will implement whatever policy you prefer. Children, or family size, is a protected class under Fair Housing Laws. As such we do not (nor cannot) discriminate based on family structure or size. We are a fair and honest management company that seeks to find the best possible candidate regardless of family size or other protected classes.
Q: What happens if the rent is not received on time?
A: If rent has not been paid by the 5th then we give the tenant a call or email. If we do not hear from them then we issue a 3-day Pay Rent or Vacate Notice. After 3 days is up, if the rent is still not paid, we begin eviction proceedings. We work diligently with our tenants to avoid eviction and have had great success thus far. Sometimes if the rent is not paid on time then you, the owner or landlord, may not receive a check for that month. For that reason we recommend Owners and Landlords keep an extra month's mortgage payment in their bank account.
Q: What happens if the tenants break the lease?
A: We have written in our lease that Tenants who break their lesae will forfeit their security deposit and one month's rent. Under WA State law, theTenant is also responsible for all costs in re-leasing the property, including any unpaid rent due for the remaining time on the lease, plus any costs associated with re-leasing the property, including commissions and advertising costs.
Q: How are security deposits handled?
A: Security deposits are held by us in a non-interest bearing account. When the tenant moves out, we retain that portion of the deposit necessary to restore the property into a 'rentable condition' except for normal wear and tear. Any balance is returned to the tenant.
Q: When can I expect my check and monthly reports?
A: Checks, or ACH bank transfers, go out usually between the 6th and 8th of each month, depending on weekends. Expect ACH bank transfers to take 3-4 days to clear. We email monthly reports at the same time.. We also post an archived copy of each report to your private, secure account on our website.
Q: How do you handle insurance?
A: We ask that Full Service Property Management, LLC be added as an additional insured on the property's landlord insurance policy. There is typically no extra charge for doing this.
Q: How is maintenance of the property handled?
A: We take the maintenance of our properties very seriously. We have internalized the maintenance with our own maintenance division in order to control both quality and cost. Our local maintenance staff is trained on how to make repairs quickly and efficiently, and which materials to use to achieve the best results. If the job is outside our capability then we will hire a contractor and supervise their work. However, you are not required to use us. You can do the work yourself or hire anyone you want. With any repair over $300 we get your approval first before proceeding.
Q: Is the $100 retainage every month? No.
A: This is a rolling balance to cover any incidental costs that may come up over the course of the month.
Q: Do you offer properties for sale?
A: Yes. We have experienced realtors on staff who can help you through the entire sale process. Simple call or email us and we will have someone contact you.
Areas we provide property management and maintenance services to:
"The very best in local Seattle property management!!"