Marketing & leasing
Rent analysis against comparable homes, listing photography and copy, syndication to the sites renters actually use, and showings run by us — not a lockbox.
What we handle
Everything between your rental and your bank account — marketing, screening, leases, rent, inspections, and the repairs themselves.
Full service
Day-to-day management
Tenant screening
Credit, income verification, rental history, and prior-landlord references, applied consistently to every applicant under Oregon and federal fair housing law.
Leases & compliance
Oregon-compliant lease documents, required notices, deposit handling and accounting, renewals, and rent increases served on the correct timeline.
Rent collection & reporting
Rent in on time, owner disbursements on a predictable schedule, late notices when needed, and a year-end statement that makes tax season uneventful.
Inspections
Documented move-in and move-out condition reports, periodic interior checks, and seasonal exterior walk-throughs before the valley rain arrives.
Turnovers
Deposit accounting, cleaning, paint, and repairs handled the week a tenant leaves — which is how we keep the next lease starting almost immediately.
Maintenance
Three tiers, one simple rule
We do the work ourselves wherever we responsibly can, and we do not bill you for our time.
Minor repairs
Free — parts and labor
- Leaky faucets, running toilets, slow drains
- Doors, locks, latches, and hardware
- Switches, outlets, and light fixtures
- Smoke and CO detectors, furnace filters
- Caulking, weather-stripping, touch-up paint
- Gutter clearing and small yard fixes
Medium repairs
You pay parts — our labor is free
- Appliance repair and replacement
- Water heaters, garbage disposals, plumbing fixtures
- Fence, gate, and deck repair
- Flooring, trim, and drywall repair
- Interior repainting between tenancies
- Exterior touch-ups and pressure washing
Major work
Reputable local contractors
- Roof replacement and structural repair
- HVAC systems
- Sewer lines, main water lines, foundations
- Electrical panels and rewiring
- Full remodels
- We collect bids, schedule, and supervise — no coordination fee
Why we can do this. Six homes, two owners, and a decade of working on these houses ourselves. We are not paying a maintenance department or marking up a subcontractor, so there is nothing to pass along to you.
Common questions
Frequently asked
What counts as a minor versus a medium repair?
Roughly: if it takes one of us under an hour and the parts are a trip to
the hardware store, it is minor and it is free. If it takes a half day or
involves a real component — a water heater, an appliance, a section
of fence — it is medium, and you pay only for the part. We tell you
which bucket a job falls into before we start.
Who decides when to call in a contractor?
We do, and we tell you why. Anything requiring a licensed trade, a permit,
or specialized equipment goes to a local contractor we have worked with
before. We gather bids and supervise the work at no additional charge, and
you approve the spend before it happens.
Is there a spending limit before you contact me?
Yes. We agree on a dollar threshold when you sign on. Below it, we handle
things and report them. Above it, we call you first — except for
genuine emergencies affecting habitability or safety, where we act
immediately and notify you the same day.
How quickly do tenants get a response?
Maintenance requests reach an owner of the company directly. Emergencies
get a same-day response; routine requests are typically handled within a
couple of business days. Responsiveness is a large part of why our tenants
renew.
Do you manage multi-family or commercial property?
Our experience is in single-family residential rentals. If you own a
duplex or small multi-family building in the area, call us — we will
give you a straight answer about whether we are the right fit rather than
take on something we cannot serve well.
How far do you travel?
Corvallis, Lebanon, Albany, and the surrounding mid-Willamette Valley. Our
responsiveness comes from being close by, so we stay within that radius on
purpose.
Want the details for your property?
Tell us the address and we will walk you through what management would look like, what it would cost, and what we think the home should rent for.