ACRES Property Management offers 2 types of showings, either “Drive By Only” or calling/emailing our leasing agent to schedule an appointment to see the property.

Units may be occupied by uncooperative occupants or homeowners who only want serious inquiries, therefore prospects can only drive by the property to see the location, architecture, etc. If the prospect is seriously considering then it is recommended that the prospect then call or email our leasing agent to schedule an appointment.

You can submit an application in advance, but we will not run the application until we have talked with you and you’ve seen the property.

Check out additional screening criteria information here.

Our tenant application fee is $49.00 for each person over 18 that will be living on the premises, regardless of whether they are on the lease and/or married. This is non-refundable and non-negotiable.

Prospect submits an application, applicant gets screened, and if approved, signs the lease agreement with the appropriate Seattle 1st in Time Deadlines for lease signing and move-in costs payment.

To complete the screening process:

• Each person age 18 and above must provide the supplemental rental application documents and actually see the property in-person. 
• Once we confirm that the applicant saw the property and it satisfied his/her needs, we process the application. 
• Applicants are reviewed on a best fit/first-come first-serve basis depending upon local, state, federal regulations and/or owner preference. No properties will be held pending third party inspections (housing authority, etc.) or the documents being received. 
• Applications are not complete without the required documentation being received. If all documents are not received within 72 hours the applications will be denied as incomplete and the next in line applicants’ group will be processed. 

The review process takes ~ 3—4 days. However, if we have multiple applications processing at the same time, we try to limit the timeline to 2 days.

We do our best to be complete and thorough with our application process, and our standard processing time is within 24-48 hours.

Normally you will have 48 hrs to sign the lease and pay the required move-in funds. Move-in funds are required to be in secured funds (cashier’s check from your bank or money order only). We do NOT accept cash, personal checks, or credit cards for move-in funds.

1. You will need to submit a service request through the online resident portal (verbal requests are not accepted).
2. We process the request 24h of receipt and immediately notify the resident that the work order (WO) has been received and we start to act on it. If it’s an emergency, the WO will be processed and acted upon immediately.
3. If the estimated repair/replacement exceeds our authorized limit (case-by-case basis, $300-$1000/mo), we notify the owner and wait for the owner’s approval. We cannot move forward with repair/replacement until such approval is received. However! If it’s an emergency and we don’t hear from the owner, we WILL continue.

REPAIR TIMEFRAMES BASED ON WASHINGTON STATE LEGISLATURE

https://app.leg.wa.gov/RCW/default.aspx?cite=59.18.070:

(1) Not more than twenty-four hours, where the defective condition deprives the tenant of hot or cold water, heat, or electricity, or is imminently hazardous to life;

(2) Not more than seventy-two hours, where the defective condition deprives the tenant of the use of a refrigerator, range and oven, or a major plumbing fixture supplied by the landlord; and

(3) Not more than ten days in all other cases.

We handle maintenance by our in-staff technician or dispatched to the outside vendor. If a work order is dispatched to the outside vendor, we only use licensed, bonded, insured contractors (previously verified by the Department of Labor & Industries).

Once the work order is completed, we email residents to verify that the WO is fully resolved. If the work order is not fully resolved, we work with the resident and appropriate vendor to finalize the service request until we receive satisfactory response from the tenant.

The acceptance of pet(s) varies by property/decision of the owner. If pets are allowed, we collect pet rent and a bump in the security deposit. In addition, each pet goes through a screening process through a third party – petscreening.com to ensure that pet policies are enforced and to help create a pet responsible environment.

You must put your notice to vacate, including your name, current address, forwarding address, and date you are moving, in writing and turn it into our office. Notice must be received 20 days from the end of the rental period, which is always the end of the month. If you are currently in a lease which has not yet expired, written notice will not release you from the terms of your lease.

Your lease agreement requires that you leave the property clean and in the same condition in which you found it when you moved in, subject only to normal wear and tear as per your Originating/Terminating Report.

See Move-out Explanation document here for more information.

After giving notice, you must wait the required time for the owner to begin the process of making repairs. Beginning the process does not necessarily mean completing the process. The waiting times required by law are based on the Washington state legislature:

(1) Not more than twenty-four hours, where the defective condition deprives the tenant of hot or cold water, heat, or electricity, or is imminently hazardous to life;

(2) Not more than seventy-two hours, where the defective condition deprives the tenant of the use of a refrigerator, range and oven, or a major plumbing fixture supplied by the landlord; and

(3) Not more than ten days in all other cases.

We handle maintenance by our in-staff technician or dispatched to the outside vendor. If a work order is dispatched to the outside vendor, we only use licensed, bonded, insured contractors (previously verified by the Department of Labor & Industries).

Once the work order is completed, we email residents to verify that the WO is fully resolved. If the work order is not fully resolved, we work with the resident and appropriate vendor to finalize the service request until we receive satisfactory response from the tenant.

For a list of a landlord’s responsibilities, please check Washington State’s Landlord Tenant law.

Security deposits are held by us in a trust account. When the tenant moves out, we retain that portion of the deposit to potentially repair any damage exceeding normal wear and tear. Any balance is returned to the tenant. ‘Normal wear and tear’ are a vague term that the courts have typically danced around. Our approach is to treat everyone fairly. Each tenant is case by case depending on how long the tenant has lived there, the condition of the unit prior to moving in, etc. 

Your deposit accounting statement will be mailed to you 21 days, at the very most, after you have turned in your keys. Please make sure to provide our office with a forwarding address.

Please refer to your lease agreement – lease break policy page or contact your property manager for more information.