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Preventative Rental Property Maintenance to Keep in Mind for Seattle Weather

by Acres Property Management | Jan 14, 2022 | Owner Education, Property Maintenance, Property Management Education

In Seattle, winters are wet and cold. The city gets 37 inches of rain on average every year, which can cause water damage and lead to expensive repairs. When you’re renting out property in Seattle or other western Washington areas like Tacoma, Burien, Normandy...

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ACRES Property Management, LLC is dedicated to the principle of equal access for people with disabilities in compliance with the Americans with Disabilities Act (ADA) and HUD guidelines. Please contact us at 206-696-2273 or info@acresrealestate-wa.com should you have any questions, comments or concerns regarding any accessibility issues.

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Rental Criteria & Application Instructions

Thank you for your interest in renting a home that is professionally managed by Advantage Property Management Services. Below you will find the instructions and criteria required when submitting a rental application. It is important that you read the information below prior to submitting an application to understand what is required for renting the property. If you have further questions, please contact one of our leasing agents at x2.

Q: General Application Information

A: Anyone 18 years of age or older must submit a rental application. When submitting an online rental application, you may complete the “Other Applicants and Adult Household Members” section, which allows separate applications to be submitted together.APMS can only approve complete Rental Applications. A complete application includes the online Rental Application form for all adults household members, proof of income documents, and the application fee. If you have a pet you must also submit the Pet Application through the third-party screening service we use. If your application is approvable, but not the approved one for the property for which you are applying, you may consider applying for our other available properties for 45 days without payment of an additional application fee. After 45 days you will be asked to submit a new Rental Application.All Applicants must see the interior of the property before an application will be processed. The property must be accepted in “AS-IS” condition before an application can be approved, except where there is written agreement for modifications or repairs. Any such modification or repair request must be in writing and included with your application under “Other Information – Any other information we should know?” If your maintenance and repair request is acceptable to APMS, then it will be acknowledged in writing. Verbal representations are non-binding. In the event that the manager receives two or more unrelated applications for the same property, the Applicant understands the Landlord may select the Applicant desiring the property in “AS IS” condition over another Applicant requesting maintenance or repairs (this does not apply if the request is related to accessibility accommodations).

Q: Application Processing and Time Frame

A: Most applications are processed in 2-3 business days. However, it can take longer. You can help speed up the process by putting your current employer and current and past Landlords on notice that we will be contacting them.No vacant rental property will be held for more than 14 days unless approved by the property owner. Negative findings may cause denial of an application; false documentation or failure to disclose information is grounds for denial of an application. We will send you a link so that you may monitor the progress of your application.

Q: Income Requirements

A: Basic Criteria: Gross household income of 3.5+ times the asking rent.Minimum Criteria: Gross household income between 2.5x – 3.49x the asking rent will be considered with an increased security deposit. Applications with gross household income below 2.5x the monthly rent will not be considered and should not apply. Income must be verifiable. Examples of income verification include, but are not limited to, pay stubs, employee records, income tax returns, social security documentation, and bank statements.

Q: Basic Criteria

A: Priority will be given to an Applicant who meets all of these Basic Criteria, is willing to sign a long-term lease, has no pets, and is willing to take possession the date the property is available for move-in. To be accepted at the advertised Security Deposit, an Application must meet ALL of the following criteria:Income: Gross household income of 3.5+ times the asking rent.Credit: 700+ credit scoreRental History: No evictions, unpaid balances to past Landlords, 2 or more late rental payments, foreclosures, bankruptcies, or non-medical collections.Criminal History: Within the last 7 years, no felonies for illegal manufacture or distribution of a controlled substance, or felonies resulting in bodily harm or intentional damage or destruction of property (for example “arson”). No sexual related offenses for any time period.Applicants who do not meet the Basic Criteria, but exceed the minimum criteria, are encouraged to apply and may be accepted with a higher security deposit.

Q: Credit Requirements:

A: Basic Criteria: Credit score of 700 or higher for each Applicant.Minimum Criteria: Credit score between 600-699 will be considered with an increased security deposit. Applicants with credit scores below 600 will not be considered and should not apply. APMS obtains a credit report for all Applicants and does not accept copies of credit reports from Applicants.APMS accepts discharged bankruptcies if the prospective Tenant has re-established good credit. Negative credit reports may be grounds for denial of an application.Due to credit reporting regulations, we cannot provide you with a copy of your credit report or discuss its contents with you. However, we can provide you with the name of the credit-reporting agency so you may request a copy from them. All information collected for the approval or denial of this application is considered confidential in nature and for company use only.

Q: Application Fee

A: A $45.00 application fee is required per Applicant, without exception, and is non-refundable. This fee offsets the costs incurred while processing an application. A $45.00 application fee for guarantors is required as well and is non-refundable. If you have a pet, a separate pet application fee will be due to the third-party pet screening service.

Q: Security Deposits & Risk Mitigation

A: The advertised security deposit is available to applicants that meet all the Basic Criteria and have no pets. Applications that do not meet the Basic Criteria are considered higher risk. APMS mitigates the increased risk by increasing the security deposit. Applications that do not meet the Basic Criteria, but exceed the Minimum Criteria, may be approved with a higher security deposit. If a pet is accepted, the security deposit will be increased by $500/pet.If an application is approved with a Guarantor, the security deposit will be increased to double the monthly rent. If the property is furnished or partially furnished, the security deposit will be increased by 1x the monthly rent.

Q: Rental History or Property Ownership

A: Basic Criteria: APMS requires a minimum of two (2) years of verifiable rental history, and/or homeownership.Minimum Criteria: we will consider applications without verifiable rental history or homeownership with an increased security deposit. An eviction in the last 10 years is grounds for denial. References must be verifiable and family references are unacceptable. Negative references can be grounds for denial of an application.

Q: Criminal Background

A: Applicants who have been charged with crimes should disclose all information. This information does not automatically disqualify Applicants. However, Applicants should not apply if, within the last 7 years, they have been convicted of any felonies related to the illegal manufacture or distribution of a controlled substance, or felonies resulting in bodily harm or intentional damage or destruction of property (for example “arson”). Applicants should not apply if they have been convicted of any sexual related offenses.

Q: Acceptance/Denial of an Application

A: All Applicants applying together must qualify; denial of one Applicant may result in the denial of all Applicants.APMS typically notifies Applicants of acceptance or denial within 3-5 business days of application, unless APMS cannot complete verifications. If more documentation is required, APMS will notify the Applicant. Submitting a rental application does not constitute an offer to rent or commitment of any kind. If an application is accepted, APMS will send the Applicant an “Offer to Rent” email. Applicants are required to adhere to the timelines outlined in the “Offer to Rent” email. You will be asked to provide the security deposit and the first month’s rent within 48 hours. Make sure your funds are available in advance. The security deposit and first months rent must be paid by cashier’s check or money order payable to “Advantage Property Management Services”.

Q: Multiple Applications

A: If we receive multiple applications we will process all applications for consideration as to what we (in our sole discretion) deem the best Applicant, which may not necessarily be the first application received. In such cases, more than one Applicant may be approvable. Because we represent the best interest of the property owner, we will accept the best application, which may not necessarily be the first application received. Applications remain active for 45 days and may be assigned to another property we have available for rent.APMS expends time and incurs cost in processing applications. Hence, our policy is that the application fee is non-refundable. If your application is approvable, but not the approved one for the property for which you are applying, you may consider applying for other available properties that we may have for 45 days without payment of an additional application fee.

Q: Ideal Applicants & How To Make Your Application More Attractive

A: Ideal Applicants will have qualifications that exceed the basic criteria, will sign a longer-term lease, will to move in on the advertised available date, and will not have any negative rental history, bankruptcies, evictions, or collections. Applicants can make their applications more attractive by providing required documents quickly, agree to a lease term longer than 12 months, and/or agree to move in on the advertised available date.

WE ARE PLEDGED TO THE LETTER AND SPIRIT OF THE U.S. POLICY FOR THE ACHIEVEMENT OF EQUAL HOUSING OPPORTUNITY THROUGHOUT THE NATION. WE ENCOURAGE AND SUPPORT A PROGRAM IN WHICH THERE ARE NO BARRIERS TO OBTAINING HOUSING BECAUSE OF RACE, COLOR, RELIGION, SEX, HANDICAP, FAMILIAL STATUS, OR NATIONAL ORIGIN.

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MAINTENANCE REQUESTS

Please read all the information before submitting a maintenance request via the form at the bottom.

At Alliance Property Management, your maintenance request is important to us and we would like to see it taken care of as quickly as possible. We have created this electronic maintenance request to facilitate the reporting of NON-EMERGENCY maintenance to our office, even after-hours.

Please be sure to read all of the information on this page before submitting your request and fill out the form completely. The more information we have about you and your maintenance problem, the more efficiently we will be able to address the issue.

If you have an emergency during regular business hours please contact our office at 707-524-8380. After-hours emergencies may be reported by calling 707-328-6020.

PROCEDURES FOR REQUESTING MAINTENANCE:

1.) BEFORE SUBMITTING YOUR REQUEST, check to see if there is something that could be causing what APPEARS to be a repair problem. Examples of this specifically are listed on the following page. Be sure to read these examples carefully.

2.) DETERMINE IF IT IS AN EMERGENCY OR A NON-EMERGENCY ITEM.

3.) EMERGENCIES

• Fire, flood and/or uncontrollable water, electrical problem, smell of gas, etc.

• Emergencies causing immediate danger such as fire call 911

• Emergencies involving IMMEDIATE electrical danger, call the utility service.

• Emergencies such as backed up plumbing, flooding, call the Alliance Property Management emergency number (707) 328-6020, and listen for emergency instructions and if necessary, call 911.

• Loss of heat or air conditioning is not an emergency – Alliance Property Management recognizes this is a priority item and will make it a priority with the vendors to have the heat working as soon as is possible.

• An emergency is not air-conditioning, non-working dishwasher, sprinklers, etc.

IF IT IS A NON-EMERGENCY, PLEASE DO THE FOLLOWING:

Please call (707) 524-8380 or submit a maintenance request here. Be sure to leave a complete message with RETURN telephone numbers. Be sure to follow up during daytime hours in the event the voice mail system fails or you fail to record your message. Or Call (707) 524-8380 and inform the party answering the phone maintenance is needed. Do NOT ask for a specific party – this will slow the process of your request.

• Explain your problem clearly and calmly, giving your name, telephone numbers & address. A work order will be immediately written for you.

• Remember, this is a NON-EMERGENCY item and in most cases, the vendor will not be able to make an appointment immediately.

• Failure to show at an appointment will mean a charge to you. Therefore, be sure to call if you are unable to make the appointment.

• If you do not hear from a vendor within 3-5 days, call the Alliance Property Management office and inform them you have not heard from a vendor. An Alliance Property Management staff member will contact the vendor to find out the cause of the delay & inform you as to when service can be expected.

• If after a repair has been implemented & you are still having difficulty, be sure to call and state you had a recent repair and there is still a problem. Recent repair means within the last 60 days and pest control work means within 30 days. If you fail to report this and there is further damage, you may be responsible for the cost of the damage.

CHECK THE FOLLOWING, IF APPROPRIATE, BEFORE CALLING:

1.) The oven does not work. Check the time bake to be sure the settings on the unit are not preventing the oven from turning on. An oven set on time bake WILL NOT HEAT.

2.) Air-conditioner does not work. Check ALL circuit breakers often during hot weather or if a circuit breaker overloads, it will trip off the circuit A/C breaker. Often it is difficult to see that the breaker is tripped and it will look like it is not. Therefore, the breaker must be turned all the way off and then all the way on. The breaker must be turned all the way off because it will not “reset” itself to correct the problem.

3.) Garbage disposal does not work. Check underneath on the disposal unit for the reset button that may need to be reset. If something is stuck & the blades do not turn, try putting a broom handle down the disposal & give it a twist. This will often break the disposal loose & it will work. Be sure garbage disposal is turned OFF while doing this.

4.) Electrical does not work in part of the house. Patio, kitchen or the bathroom. Check reset button on GFCI (Ground fault interrupter).

5.) Circuit breakers keeping going off. Check all appliances to see if the circuits are being overloaded with appliances such as irons, microwave, toaster, curling irons, blow dryers, etc.

6.) Smoke alarm doesn’t work. If new battery does not work, call in a work order. Tenants are responsible for the replacement of batteries. Notify Management if the smoke alarm is not working. Remember a smoke alarm is for safety and it is very important to check it regularly to see if it is working.

TENANTS WILL BE RESPONSIBLE FOR THE FOLLOWING CHARGES:

• If there is a service call and a breaker is tripped.

• When oven is on time bake and is not defective.

• When sewer stoppage is caused by tenant(s) placement of debris in line such as toys, tools, diapers, rags, sanitary napkins, extensive toilet paper, etc.

• If the Tenant fails to report necessary repairs.

• If the Tenant fails to meet a vendor at an assigned appointment and there is a vendor charge.

• If the Tenant’s pet causes damage to the property.

• If the Tenant reports a repair which does not require service.

• If the Tenant fails to replace battery for smoke detector or battery for remote door opener and causes a service call for only battery replacement.

• For replacing doors, jambs, broken glass and/or windows unless the Tenant provides a Police Report detailing the cause of the problem showing forced entry by others.

• For carpet cleaning while living in and upon vacating the property.

• For damage, which is caused to the walls, carpets, floors, etc. because the Tenant left the windows or doors open during rain or wind.

• Any damage to the property caused by Tenant’s guests or invitees.

• If request involves an appliance, please describe the appliance, including make, model and color. This may help expedite the repair. *Describe problem in detail

Please note: Online maintenance requests are only monitored during regular business hours. Under normal circumstances, you should receive a response from our office or contact from a vendor within 3-5 days. If you are not contacted, please call our office at 707-524-8380. If you have an emergency after hours, please call 707-328-6020 and leave a message.

MAINTENANCE REQUEST FORM

Call or text us at (206) 274-4054 during business hours.

We guarantee that a team member will be on the other end to answer any questions you may have.

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Josh Auxier

Owner/Designated Broker

ACRES Property Management strives to provide unparalleled knowledge and service to our clients. As Seattle’s Premier Full Service Real Estate Brokerage we provide superior service to our clients and have the knowledge and experience necessary to create solutions any real estate transaction not matter how complex.

Whether helping our clients to buy or sell their personal home or assist with maximizing the potential of investment properties. We strictly adhere to the highest level of professional and ethical standards.

Whatever your situation or need our brokers provide a single point of contact throughout your entire transaction. We are advocates for our clients interests; the person to answer questions, give advice, solve problems, and assure that your transaction proceeds through to a smooth & successful closing.

With over 20 years of sales, service and negotiation experience, Josh R Auxier (Owner/Designated Broker) ensures the main goal of all our brokers is to find our clients the best solution for their situation, with the least amount of time, money, and stress. During the process, we help our clients understand the many ways a real estate transaction can affect their lives for years to come. As professionals who are immersed in every aspect of the markets all day every day, we will bring to light and provide advice on many aspects of real estate transactions that less experienced brokers often overlook.

We look forward to serving your needs. You can be sure that because our business thrives on referrals and repeat business that only comes from providing our clients with superior service you will receive the best we can offer every time. We desire to leave every person we do business with in a better situation than when we met them, be it through housing, financial situation, education, or a new friendship. Thank you for any referrals you can provide.

Office: 206-696-2273
Mobile: 206-551-1786
Fax: (206) 242-3102
Email: josh@acresrealestate-wa.com