Maintenance · Seattle
Maintenance in Seattle
Partner with us and enjoy 24/7 maintenance coordination through a vetted vendor network. Your home is in good hands.
Overview
What our maintenance service delivers
Our Process
How we handle maintenance
- 1
Maintenance request intake
The fastest path is the tenant portal — every tenant can submit a work order with a description, photos, and permission-to-enter. Between tenancies we leave a refrigerator magnet at every property with a QR code that opens the request form and lists our after-hours emergency line. After hours, that line forwards directly to our maintenance coordinator — not a third-party answering service.
- 2
24-hour triage and assignment
Emergencies are escalated to our maintenance coordinator the moment they come in, day or night. Smaller items are reviewed first thing each morning. Our coordinator contacts the tenant to walk through quick troubleshooting where it makes sense — checking the breaker before dispatching a vendor on a 'no heat' call, for example. If hands-on work is still needed, the order goes to the right trade. Our standard owner maintenance limit is $500; you can set a different threshold during onboarding.
- 3
Estimates and owner approval (jobs over the limit)
Any work projected to exceed your maintenance limit, or any large project, doesn't proceed until you've seen the numbers. We gather estimates from our vendor network and post them directly to your owner portal, where you can approve, reject, or request changes. Approval status is logged so there's never a question about who authorized what.
- 4
Work order scheduling
Once a vendor is assigned, scheduling happens directly between them and the tenant — no back-and-forth through our office. That cuts response time significantly. Vendors receive the full work order and photos via email/text plus a live view in their dedicated vendor portal.
- 5
Completion and tenant survey
When work is finished, the vendor uploads the invoice directly from their portal. Both the invoice and the completed work order attach automatically to your next monthly owner statement — no separate paper trail to chase. The tenant receives a satisfaction survey at the same time. Responses are monitored by our team, and anything below a clean review triggers a personal follow-up.
- 6
Scheduled and recurring maintenance
Sprinkler activation each spring? HVAC service before winter? Roof inspection every two years? We can set recurring work orders on specific dates or intervals so seasonal and preventive items never slip through. Particularly valuable for properties with multiple recurring needs — flag yours at onboarding and we'll wire it in.
Examples
See it in action
Why us
What makes our maintenance different
- 24/7 emergency line answered by our team, not an answering service. After hours, calls forward directly to our maintenance coordinator. No third-party call center triaging the issue before it reaches someone who can actually dispatch a vendor.
- Vetted vendor network built over years of relationships. Our vendors aren't pulled off a directory the day we need them. They're trades we've worked with for years, know personally, and can vouch for. When a job needs the right specialist, we already have the name.
- Every vendor licensed, bonded, and insured. Anyone working on your property carries current licensing, surety bonding, and liability coverage. We verify before they're added to the vendor list and again on renewal — so your property and your assets are protected.
- Fast, professional handling reduces turnover. Maintenance experience drives a significant share of voluntary tenant turnover. Handling requests quickly, communicating openly, and using vendors who do clean work is one of the cheapest retention tools in property management.
- Preventive maintenance keeps small problems small. Recurring service plans plus our team's familiarity with each property mean issues get caught while they're still inexpensive — long before they become a roof replacement or a sewer line. Among the highest-ROI investments an owner can make.
FAQ
Common questions
- Do you have in-house maintenance technicians?
- No, by design. We use a vetted network of third-party vendors so the right trade handles each job — an electrician on electrical, a plumber on plumbing, a flooring specialist on floors. It also keeps a clean line between our role as your property manager and any maintenance business we'd otherwise be running. Our compensation is tied to your property's performance, not to performing the work ourselves, which keeps our incentives aligned with yours.
- I have a handyperson I've used for years — can I keep using them?
- Absolutely. We'll send them a vendor intake form and add them to your account as a preferred vendor. The only requirement on our end is that if we're coordinating the work or paying them through our system, they need to be licensed, bonded, and insured. You're also free to coordinate with any vendor directly outside of our system. Work routed through us has to meet our quality standards, and we won't dispatch a vendor for work outside their expertise.
- What do I need to do to get my property rent-ready?
- There are a few baseline requirements: professional carpet cleaning (if applicable), professional unit cleaning, locks changed, and all health and safety devices (smoke alarms, CO detectors) installed and functioning. We'll walk the property with you before takeover and flag specifics. In most cases we can coordinate the rent-ready work through our vendor network. Some of these expenses may feel pricey for a vacant unit, but they're targeted: a move-in-ready property leases faster, attracts better tenants, and protects the investment from day one.
- How do you decide whether maintenance is the owner's or the tenant's responsibility?
- Major systems — HVAC, plumbing, electrical, roof, structural — are owner responsibilities, along with the routine maintenance those systems need. Tenants are responsible for general upkeep (the exact scope varies by property type and lease) and for anything beyond normal wear and tear caused by negligence, misuse, or damage. Specifics can vary by jurisdiction and lease terms, so it's worth a quick check with our team for borderline situations rather than guessing.
- Is renter's insurance required?
- Yes. All of our leases require the tenant to carry a renter's insurance policy and provide proof through their tenant portal. Our system verifies the policy meets our criteria. If a tenant doesn't provide proof, we force-place a landlord liability policy on the property at $15/month, billed to the tenant. The charge drops the moment they upload their own coverage. We always encourage tenants to carry their own policy so they have actual contents and personal liability coverage in addition to the landlord-side protection.
Related Services
What else we handle for Seattle owners
Marketing
If your home is currently vacant, time is of the essence. Our marketing experts work quickly to find qualified renters and start showings.
Learn more →Tenant Screening
Every application we receive undergoes rigorous screening. Background, credit, employment, and rental history — all verified.
Learn more →Rent Collection
Enjoy peace of mind knowing your earnings hit your bank account on time, every month, with full reporting transparency.
Learn more →Inspections
Every property in our portfolio receives ongoing inspection visits — move-in, move-out, and periodic condition reports.
Learn more →Compliance
Stay compliant with fair housing, lease law, and state regulations. We keep your property in line so nothing slips through.
Learn more →Ready to talk maintenance?
Tell us about your property — we'll walk you through how we'd handle it in Seattle.