Frequently Asked Questions
Getting Started
What should I consider before renting out my house?
Key considerations include the property's condition and rent-readiness, your target rent vs. carrying costs, jurisdiction-specific regulations that apply to your address, your timeline, and whether you want to self-manage or hire a professional. We offer a free rental analysis to help you understand what the property should generate and what it would take to get it rent-ready.
What is the catch about old and quirky rentals?
Older and uniquely-configured properties tend to require more maintenance attention and can be harder to price accurately against modern comps. They're charming to some tenants and dealbreakers for others. We assess every property individually and develop a realistic plan for positioning it in the market and managing ongoing maintenance costs.
Why should you never rent out your property by the room?
Room-by-room arrangements create complex interpersonal dynamics between unrelated tenants, shared-space disputes, and lease enforcement complications. If rent is not paid in full, we can only take action against all tenants collectively — not individual rooms. We manage whole-property rentals only.
Vacancy & Marketing
Why is it important to advertise your property the moment you get a 30-day notice?
Every day of vacancy is lost revenue you can never recover. Advertising immediately — before the property is even vacant — lets us begin qualifying prospects and in many cases pre-rent the property so a new tenant moves in on or near the move-out date. Our Vacancy Elimination Program is built around this principle.
Where do you advertise rental properties?
We syndicate every listing to 40+ rental websites, with primary placement on Zillow, Trulia, HotPads, and Apartments.com. We use professional photography, 360° photo tours, and optimized listing copy. For vacant properties, we enable self-showing technology (available 8am–8pm) so qualified prospects can schedule viewings at their convenience.
Is there always going to be someone showing my property?
For vacant properties we use a self-showing system — qualified prospects book online and view the property at their convenience between 8am and 8pm, with no scheduling bottleneck. For occupied properties we coordinate with the current tenant and staff showings with our team. We cover any damages that occur during a self-showing.
How do you write an effective rental ad and rank well on Zillow?
An effective rental ad needs accurate key data fields — beds, baths, square footage, and rent — filled in correctly so Zillow's algorithm ranks it well. The description should lead with the property's strongest features, use natural language tenants actually search for, and avoid vague filler. Photos are the most critical element: high-quality images shot in good light make the difference between a listing that gets clicks and one that doesn't. We handle all of this as part of our leasing process.
Will rental property advertising become pay-to-play only?
Zillow and Apartments.com are increasingly moving toward paid placement models for landlords and property managers. Free organic listings are getting less visibility over time. This is one reason having a property manager with an established paid presence and high-volume account relationships on these platforms matters — we maintain active advertising accounts and track how listing algorithms rank properties.
We monitor every vacancy weekly and provide Monday updates with market feedback and recommended adjustments. If a property isn't getting applications, the most common causes are price, condition, or marketing reach — we address all three. The market sets the rent; our job is to find the maximum a qualified tenant is willing to pay right now.
Should landscaping be the tenant's responsibility?
For most properties, we put mowing and basic upkeep on the tenant. For properties with significant landscaping, we recommend a scheduled service through our vetted vendor network — we coordinate and handle payment on your behalf. An automatic irrigation timer is the most dependable long-term solution for anything that needs watering.
Will the tenant water my grass?
We don't rely on tenants for irrigation — there's no reliable recourse if they forget, and landscaping damage isn't grounds for deposit deduction in most cases. For properties where watering matters, we recommend installing an automatic irrigation system. We can arrange installation through our vendor network and manage it on your behalf.
Pricing & Rent
Are you charging the right rent?
We run a rent comp analysis on every property annually and proactively recommend adjustments. Correct pricing means the highest rent a qualified tenant will pay quickly — not the highest number imaginable. Overpriced properties sit vacant, which costs far more than a slightly lower rent. We monitor market activity weekly and adjust recommendations as conditions change.
Why is it important to keep rents at market rate?
Under-market rents are very difficult to correct later — especially in Portland where annual increases are capped and increases of 10%+ trigger mandatory relocation assistance of $2,900–$4,500. Operating costs rise every year. Keeping rents current with modest annual adjustments is far better for long-term NOI than falling behind and needing a large correction.
Why does renting below market rate not guarantee better results?
Below-market rent does not filter for better tenants — it just means you earn less. Our screening process is what protects you from bad tenants, not the rent level. Under-market rents are also very difficult to correct later, particularly in Portland where large rent increases trigger mandatory relocation assistance obligations.
What is the maximum rent increase allowed in Oregon?
Oregon caps annual rent increases for existing tenants. For 2026, the maximum allowable increase is 9.5% — calculated as 7% plus the West Region Consumer Price Index. This applies to most residential rentals statewide. In Portland, increases of 10% or more in a 12-month period also trigger mandatory relocation assistance of $2,900–$4,500 depending on unit size. We track these limits annually and factor them into our rent increase recommendations for every property.
How do you handle rent increases?
We run a rent comp analysis on every property annually and proactively recommend adjustments to keep you at market rate. In Portland, increases of 10% or more over a 12-month period trigger mandatory relocation assistance of $2,900–$4,500. To avoid triggering this, we typically recommend increases at or near 9.9% when market conditions support it.
How do you handle lease renewals?
We begin the renewal process 120 days before lease expiration. Tenants are offered two options: a fixed-term renewal at a favorable rate (to incentivize commitment), or month-to-month at the maximum legally allowable increase. Under Oregon law, leases automatically convert to month-to-month at expiration — we manage this proactively so nothing falls through the cracks.
Tenant Screening
How do you get a great tenant?
We use a rigorous 6-point screening process for every adult applicant — covering credit, criminal background, eviction history, landlord references, income verification (2–2.5× monthly rent required), and ID verification. We screen objectively under federal and Oregon fair housing law — protecting you from discrimination claims while filtering out high-risk applicants. Our eviction rate for placed tenants is under 1%.
Can I approve or reject individual tenants?
No — and this protects you. Fair housing law prohibits owners from selectively approving or denying applicants based on anything outside legally permissible criteria. Our objective screening process ensures every decision is defensible and consistent. Any owner involvement in individual tenant selection creates fair housing liability.
Should I allow pets at my rental property?
We strongly recommend it. Around 70% of renters have pets — a no-pet policy cuts your qualified applicant pool dramatically, lengthening vacancy time. Our pet program screens every animal individually, charges monthly pet rent (retained by management), and provides up to $2,000 in documented pet damage coverage per tenancy.
What is the critical difference between a pet and an ESA?
Emotional Support Animals (ESAs) are protected under the Fair Housing Act and cannot be charged pet rent, denied based on breed or size, or refused based on a no-pet policy — regardless of your pet policy. ESA reclassification mid-tenancy invokes FHA protections. Our pet damage guarantee does not apply to ESAs since they bypass standard pet screening.
What if a tenant damages my property?
Well-maintained properties attract responsible tenants — that's our first line of defense. We conduct bi-annual inspections using a 360° camera to document condition and catch issues early. We require a security deposit equal to one month's rent, held in our Client Trust Account. For pet-related damage, our pet program provides up to $2,000 in documented coverage per tenancy. The move-in inspection creates the documented baseline for any deductions at move-out.
Maintenance & Inspections
How do you handle maintenance?
We handle three types of requests. Emergencies — 24/7 phone line with trained on-call staff. Standard work orders — submitted by tenants through their portal and coordinated with our in-house maintenance team. Preventative maintenance — furnace filter replacements, hose bib covers, moss treatments, and more. Our in-house technicians bill at $75/hour — well below the $120+/hour typical of local handymen. For specialized work, we use a vetted, insured contractor network at no markup. Items under $500 are handled promptly without owner approval; anything over $500 requires your sign-off (emergencies excepted).
Can I do my own repairs?
For vacant properties, yes. During an active tenancy, no. Oregon law sets strict habitability standards and maintenance response deadlines. Work done outside our system creates liability exposure for you and disrupts consistent service to your tenant. We work only with owners who agree to let us manage maintenance during tenancy.
Can I use my own repair person?
During a vacancy, yes. During an active tenancy, no. We maintain a vetted, insured contractor network accountable to our standards. Outside vendors during tenancy introduce quality and liability issues we cannot stand behind.
Will I be informed about all maintenance expenses?
Yes. All maintenance is documented in your AppFolio owner portal with descriptions, costs, and receipts. Items over $500 require your approval before we proceed (emergencies excluded). Items under $500 are handled promptly — keeping tenants happy reduces vacancy, which improves your long-term returns. We recommend budgeting 5–15% of annual rent for maintenance depending on property age and condition.
How often should rentals be inspected?
We inspect every property twice per year, proactively, using a 360° camera. We document property condition, check for lease violations, inspect safety systems, and identify deferred maintenance before it becomes expensive. We also conduct move-in and move-out inspections for every tenancy, creating a documented baseline that protects you in any deposit dispute.
Why is the move-in inspection so important?
The move-in inspection creates the legally documented baseline for the tenancy. We conduct it using a 360° camera and have the tenant sign off on the report at move-in. Without this documentation, it is extremely difficult to make successful deposit deductions at move-out. It also sets a clear standard of care expectation with the tenant from day one.
How do you handle locks and rekeying between tenancies?
We standardize all managed properties with Kwikset SmartKey locks. SmartKey allows us to rekey the lock between tenancies in minutes without replacing any hardware — no locksmith needed, no cost to swap out cylinders. This eliminates the security risk of unreturned keys at every turnover. We do not support smart or internet-connected locks, which introduce unnecessary complexity and reliability issues.
Legal & Evictions
What do you do when a tenant is late on rent?
Our process is strict and consistent: rent due the 1st, late the 5th (with a $100 late fee), automated reminders sent immediately, 10-day notice served by the 8th, and eviction filings begin by the 23rd. We collect over 98% of rents by the 23rd. Tenants are aware of this timeline from day one — clarity upfront prevents most late payment issues.
How do you handle evictions?
We are experienced with Oregon's landlord-tenant laws, including Portland's highly tenant-protective regulations. When eviction is necessary, we use professional process servers, manage all legal steps, and work with legal counsel billing in 10-minute increments to minimize your cost. You do not need to be involved in this process.
How do you do a no-cause tenancy termination?
In the first year of tenancy, a no-cause termination is possible with proper notice (90 days in Portland, which also triggers a relocation fee). In the second year and beyond, Oregon law limits no-cause terminations to four specific scenarios: demolition of the unit, uninhabitable conditions, owner moving in as primary residence, or sale to a buyer who will use it as their primary residence. We handle all required notices correctly.
How does relocation assistance work?
In Portland, relocation assistance is owed to tenants when a landlord issues a no-cause termination or raises rent by 10% or more in a 12-month period. The amount ranges from $2,900 to $4,500 depending on unit size. We proactively manage rent increases to avoid triggering this threshold where possible.
You may have a Portland address — but is your property really in Portland?
Not necessarily. Portland's strict landlord-tenant regulations — including relocation assistance requirements, no-cause termination rules, and rent increase caps — only apply within Portland city limits. Some properties have Portland mailing addresses but fall outside city limits, which changes the regulatory picture significantly. We verify the exact jurisdiction for every property we manage.
Financials & Fees
Why do you charge a leasing fee?
The leasing fee covers the full cost of placing a quality tenant: advertising on 40+ websites, coordinating showings, screening all applicants, executing the lease agreement, and collecting the security deposit, first month's rent, liability insurance, and utility account information. It is 50% of one month's rent, charged once when a new qualified tenant is placed. We do not charge onboarding fees or lease renewal fees.
How do you handle utilities?
We encourage all utilities to be placed in the tenant's name. For multi-unit properties with shared meters, we use RUBS (Ratio Utility Billing System), splitting costs by unit square footage. One exception: trash pickup in Portland must remain in Longstreet's name by city ordinance, but we bill back to tenants. RUBS changes require 30 days notice outside Portland and 90 days within Portland.
How do you handle security deposits?
We hold one month's rent as a security deposit in our Client Trust Account, as required by Oregon law. Within 31 days of move-out, we provide a full accounting of any deductions for tenant-caused damage. Remaining balances are returned to the tenant; amounts owed that go unpaid are sent to collections after 30 days.
What are the critical steps for security deposit accounting?
Oregon law requires us to return the deposit or provide written itemized deductions within 31 days of the tenant vacating. Deductions must be for actual tenant-caused damage beyond normal wear and tear, documented with the move-in inspection as the baseline. Amounts owed that go unpaid are sent to collections. We manage this entire process on your behalf.
What is a 1099 and how is the amount calculated?
A 1099 is the tax form we issue annually reporting your rental income. The amount reflects gross rents collected minus management fees and other deductions processed through your account. It does not account for all deductible expenses — mortgage interest, depreciation, and repairs are tracked separately. We provide all documentation through your AppFolio owner portal. Consult your accountant for full tax guidance.
Could I be overpaying on property taxes?
Yes — property tax assessments are sometimes incorrect, and many owners overpay without realizing it. Oregon counties reassess properties periodically, but errors in square footage, bedroom count, or property classification can result in inflated bills. It's worth having a professional review your tax statement. If an error is found, you can file an appeal with the county assessor's office to correct it and potentially receive a refund.
Working With Us
How quickly do you respond to owner communications?
We guarantee a response to all owner emails within 8 business hours. For emergencies, you can reach us by phone. You'll have a single designated property manager as your point of contact — no being bounced between departments. All financial data, maintenance history, and documents are available 24/7 through your AppFolio owner portal.
Can I cancel my management agreement?
Yes. We have a cancel-free anytime policy. If we cannot resolve a service issue to your satisfaction, you can exit your management agreement at any point with 30 days notice and no financial penalties. We believe our performance should earn your continued business — not a contract clause.