windermerewallawalla

Full Service Management

Fri, 26 May 2023 23:45:25 GMT

Established in 2005 Windermere Property Management exclusively manages properties with the focus of preserving and enhancing the value of investment properties. We provide professional management for single family, multi-family and commercial units. Our full service management allows owners to focus on other aspects of their investment portfolio, while ensuring that their properties are well-managed and profitable.

EXPERIENCED TEAM

Our staff includes four licensed real estate brokers with 30 years combined experience. You also have access to our in-house maintenance company that employs a handyman, landscaper, residential and commercial cleaners as well as on-call staff for after-hours emergencies.

SERVICES FOR OWNERS

❱ Marketing: WPM markets your rental online and distributes to our pool of pre-qualified applicants. Each property receives a “for rent” sign in the yard and a 3D virtual tour.

❱ Tenant screening: We professionally screen applicants, negotiate lease terms, collect deposit/rent/fees, sign lease/addenda and complete move-in walkthrough with tenant.

❱ Rent collection: We collect rent and any applicable fees from tenants on behalf of the property owner and ensures that rent is paid on time.

❱ Maintenance and repairs: We have an in-house maintenance team to handle service and repairs for rental properties or we coordinate with contractors to ensure that the property is well-maintained.

❱ Property inspections: We complete the move out walkthrough, coordinate any work such as cleaning and repairs. Additionally, we conduct annual interior inspections on each property.

❱ Lease management: Throughout the lease of your property, we handle lease agreements, including renewals and terminations as well as handle tenant inquiries/concerns on your behalf.

❱ Financial reporting: Owners have 24/7 online access to copies of monthly cash flow statements, paid invoices, copies of leases, and other important documents. Owners also have the ability to make an owner contribution via their portals.

Preparing and Maintaining Yardcare

Fri, 26 May 2023 23:10:03 GMT

PRIOR TO RENTAL YARD SHOULD

❱ be well-maintained,

❱ have grass freshly mown,

❱ be adequately watered,

❱ have flower beds weeded,

❱ have healthy shrubs and trees that

are trimmed and maintained,

❱ have an adequate way to water (underground sprinklers or hoses with automatic timers).

OWNER MENU OF SERVICES

We have programs that you can opt in/out of via the Owner Menu of Services for:

❱ sprinkler blow out

❱ sprinkler activation

❱ back flow testing

OCCUPANCY CARE

Generally speaking for single family homes (lease dependent), tenant’s are required to mow and edge the yard weekly (seasonally), keep the flower beds weeded, and ensure the yard is receiving adequate water.

The tenant is prohibited from chemically treating the yard or from trimming trees or shrubs. These are expenses and responsibilities borne by the property owner. Windermere Property Management will set up a schedule with you to maintain these items. We will also work with you to determine responsibility for general care such as mowing and sprinklers.

VACANCY CARE

While the unit is vacant, WPM assigns a vendor to care for the yard, both to maintain curb appeal and to set the bar for the incoming tenant in terms of expectations moving forward.

SNOW REMOVAL

Generally speaking (lease dependent), tenants are responsible for shoveling snow and keeping walkways ice-free.

Payment and Management of Utilities

Fri, 26 May 2023 23:02:32 GMT

CITY OF WALLA WALLA & COLLEGE PLACE

The City of Walla Walla and The City of College Place will not put the utility bill into the tenant’s name. In these cases, we sign a form with you that we send to these utilities directing them to send the bills to our office.

These bills are paid out of your property reserves and the amount is added to the tenant’s ledger for collection and reimbursement back to you.

CASCADE GAS / PACIFIC POWER

Cascade Gas and Pacific Power both allow a tenant to put the utility into their name and pay the bill directly each month. We have you sign a form that is sent to each of these companies notifying them that we are managing the property and directs them to not shut the utility off for non-payment. This is important over the winter months to ensure there is heat to the premises. If the bill is taken out of the tenant’s name for non-payment, it is sent to our office for further action.

COLUMBIA REA

Columbia REA allows a tenant to put this utility into their name and pay it directly. Columbia REA does not have a landlord form so you will need to notify them we are managing the property to ensure that any bills are sent to our office during periods of vacancy and/or if service may be shut off for non-payment.

BASIN DISPOSAL, INC.

BDI will allow a tenant to put this utility into their name and pay it directly. This is the only utility that is cancelled during periods of vacancy.

COMMUNICATION & BILLS

For new rentals or if the utility was transferred back into the owners name, bills will be sent to the owner. There are also occasions where a utility company does not honor the forms sent in to them. For this reason, it is important that if owners receive a bill or notification from any utility company that it is forward it on to our team for further action.

Steps To Renting Your Home

Fri, 26 May 2023 22:47:36 GMT

GETTING READY TO RENT

❱ Property Preview - We will schedule a time with you to do an in initial viewing of the property. At the property preview, we gather information which assists us in setting market rent as well as any recommended upgrades.

❱ Property Profile - we will work with you to complete a thorough profile of your property so we can better understand the condition and your expectations. In order to move to the next steps and sign a management agreement we need this packet filled out by you. Once completed it will take about 2 business days for our team to review and follow up with more comprehensive report. Based upon the information in the profile, we may suggest updates or see red flags that may not attract a tenant or meet legal requirements.

❱ Market Rent and Recommendations - We will follow up with you with market rent and any upgrades we would recommend.

❱ Management Agreement - Once you are ready to work with WPM for managing your rental we will have you sign our Management Agreement and applicable documents. We will also need:

Copy of home owners insurance certificate

3 sets of keys

Set up fee payment & reserve

❱ Rent Ready Checklist - Complete any renovations and all items on the rent ready checklist prior to putting your property on the market. This will ensure your property is in the best condition possible to attract potential tenants as well as meet any legal requirements. This work can be done yourself, or you can work with one of our trusted vendors.

❱ Final Walkthrough & Photography

Upon completion of the Rent Ready Checklist, we will schedule a final new property walkthrough and 3D virtual tour photography. Your property will then be listed and marketed within 2 business days.

ON THE MARKET

❱ Applicant Screening & Leasing

We administer a thorough application and screening prior to signing a lease, including credit reports, criminal reports, employment verification, and housing references.

❱ Annual Inspections & Reports

Each rental property receives an annual inspection so we can document how the tenant is caring for your property and any maintenance needs.

Screening Policy

Fri, 26 May 2023 22:37:20 GMT

By Applicant submitting a signed Application they acknowledge and agree to the following:

Owner and management desire to provide well-maintained and well-kept property for the benefit of all residents. Screening criteria herein are adopted with the intent of maximizing the ability to provide safe housing for residents, managerial staff, the property and neighbors. Screening criteria herein are also intended to minimize liability risks, the costs of insurance, maintenance and repairs to the premises. Screening shall be designed to provide housing to individuals who do not constitute or pose an unreasonable risk of direct threat to persons and/or property of physical harm and/or adverse housing environment. Owner and management agree to limit screening of conviction history to serious offenses against persons and/or property.

WPM does not accept comprehensive, reusable tenant screening reports made available by a consumer reporting agency.

A separate application for each adult (18 years of age or older) must be completed.

APPLICATION FEE

Application fee of $30 per person will not be refunded. An additional $50 non-refundable, administrative fee will be charged as a move-in cost (charged once at move in--not per person).

FAIR HOUSING

To ensure all requirements of the fair housing law are met, all applicants will be processed in the order received. The first applicant to meet the requirements will be offered the unit. All applications will be screened subject to limitations found in RCW 19.182.040.

PET SCREENING

PET SCREENING IS A REQUIRED PART OF THE APPLICATION PROCESS FOR ALL APPLICANTS (No Pet/Pet/Animal): Please get started by selecting a profile category on our landing page. Copy and paste the following link in another tab: https://wpmwallawalla.petscreening.com/

PROVIDE VALID ID

Valid ID must be provided. You will be prompted to attach a copy of your valid photo ID (driver’s license or other government issued photo identification card) at the end of this Application. See list of acceptable identification at the end of the Application.

SUFFICIENT INCOME/RESOURCES

Applicant is required to disclose an employer or income source providing adequate funds to support the rental applicant. x3 income to tenant portion of rent is required, unless you receive housing assistance in which case the amount of your income is discounted in terms of qualifying your application. You will be prompted to attach evidence of your income/resource at the end of the Application.

DENIAL OF APPLICATION

Applicant understands that all properties are non-smoking. Smokers will be denied.

Incomplete applications will be denied. If a line isn’t filled in, or the omission explained satisfactorily, your application will be denied. False information is grounds for denial. Applicant will be denied rental if they misrepresent any information on the application. If misrepresentations are discovered after a rental agreement is signed, the agreement will be terminated due to lack of mutual assent.

Criminal convictions for serious crimes against persons or property, drug manufacturing and/or drug distribution will result in denial of Application. With the exception of a drug manufacturing and/or distribution conviction, all other convictions will be reviewed on a case-by-case basis taking into consideration the following: the nature and severity of the conviction, the amount of time that has elapsed since the conviction, the facts or circumstances surrounding the criminal conduct; the age of the individual at the time of conviction; restitution; and/or evidence of treatment and/or rehabilitation efforts.

A credit score of 649 and below will be denied. Certain court judgments may result in denial of an application. If, in the last 5 years, any judgment has been entered against Applicant for or as a result of Applicant’s financial delinquency, the application will be denied.

RESIDENTIAL HISTORY

Please provide 2 years of residential history (*not needed on co-signer applications*). Rental history verifiable from unbiased sources. Applicants with no rental history or negative rental references may be denied. If you are related by blood or marriage to one of the previous landlords listed, or you do not have at least six months of favorable *rental (please see eviction history below) or mortgage history, we may require a qualified co-signer on your rental agreement and/or an additional security deposit. Qualified co-signers must have a credit score of at least 750.

EVICTIONS HISTORY

* This section only applies to the period prior to March 1, 2020 and the period after April 30, 2022 : If Applicant has been evicted from any other property the application will be denied. Applicants with negative rental history will be denied. Poor credit references from previous Landlords may result in denial of application. Applicant will be denied if previous Landlords report significant complaints of noncompliance such as, but not limited to, the following: failure to pay amounts owed; disturbance of the neighbors’ peace; damage to property beyond normal wear; or failure to give proper notice when vacating the property.

Preparing Your Property For Lease

Fri, 26 May 2023 22:24:31 GMT

It’s important that your property be well maintained not only to increase the value and maintain your investment but to set the bar for care by future tenants.

IMPROVE MARKETABILITY

❱ Remove all removable items such as stand-alone microwaves, furniture, furnishings, drapes, curtains, shower curtains, security systems, door mats, yard decor, internet/cable equipment, and any other personal effects.

❱ Interior – professionally cleaned

❱ Carpets – professionally cleaned

❱ Windows – professionally cleaned

❱ Blinds or curtain rods (no curtains) –required on all windows

❱ Locks – rekeyed in accordance with state and city codes. One key for all doors. 3 sets to WPM.

❱ Yard – mowed, raked, trimmed, all garbage, refuse and debris removed, plant beds weeded

❱ Garage – cleaned, remove any moveable items

❱ Functional range fan and bathroom fans

❱ GFI outlets required in kitchen and bathrooms

❱ Fridge and range are required

❱ Smoke (SD) and carbon monoxide (CO) detectors – installed, un-expired, tested and in working order per international fire code: One SD in each bedroom, one in the hallway between rooms and each floor needs 1 CO. If the CO is installed on one side of the house, and there are additional rooms on the other side of the house on the same floor, an additional CO is required on that side.

RECOMMENDED SYSTEM CHECKS

❱ All appliances

❱ Furnace filter changed, baseboard, wall heaters and/or mini-splits cleaned

❱ Mini-split, fan or fireplace remotes should be affixed to the wall

❱ All interior and exterior electrical fixtures and outlets

❱ Plumbing and drainage systems

❱ Lightbulbs

❱ Provide one garage remote

❱ All windows should have screens and working lock mechanisms

❱ All bedrooms must have closets and egress windows

Recommended Pet Policy

Fri, 26 May 2023 22:19:30 GMT

Pet ownership statistics show ownership levels have reached new highs during the past couple of years. The American Pet Products Association found that 70% of households own a pet, a significant increase from 1988 when 56% of households owned a pet. Additionally, there are approximately 500,000 service animals in the us and nearly 200,000 emotional support animals, up from merely 2,400 in 2014. Pet ownership and the use of service and support animals continues to rise through the US. A trend we see here in our local community as well.

SCREENING

When determining whether or not we will allow a pet, in addition to the tenant's application results, we utilize a pet screening service. This service assigns the pet a "FIDO" risk assessment score, which is like a credit score for pets. This is a very effective tool for determining whether that tenant and pet are a good fit.

Additionally, tenants with a pet sign our Pet Addendum setting forth the rules to having the animal in the rental such as picking up after the animal, ensuring shots are up to date, etc.

ASSISTANCE ANIMALS

Per the Fair Housing Act, landlords are prohibited denying a service or emotional support animal if proper documentation is provided, even if the rental is marketed as "no pets". Landlords are also prohibited from charging a pet fee or a pet deposit for an assistance animal.

Our pet screening service is also used to vet documentation provided by the tenant relative to service or emotional support animals. Tenants are also required to sign a service or emotional support animal addendum setting forth the rules to having the animal in the rental.

New Tenant Move In

Fri, 26 May 2023 22:14:36 GMT

We will choose the first approved applicant, based upon our tenant screening policies. The unit is taken off the market when the approved applicant has signed the pre-lease holding agreement and the lease agreement, as well as paid the holding deposit.

If the applicant decides not to rent the unit, they waive the holding deposit which is then paid out to the owner as income. If the applicant moves in as agreed upon, the holding deposit is transferred and becomes part of the applicant's refundable security deposit.

WPM will assure completion of a signed move in condition form, documenting the condition of the home at time of move in. This form is required in the State of Washington if you deduct any repairs, yardwork or cleaning from the tenant's refundable security deposit upon move out. WPM retains a copy of the signed move in condition form.

HOLDING DEPOSIT

Washington State law limits the amount of the holding deposit charged to the incoming tenant to 25% of first month's rent. For this reason, we charge a full month's rent for the first month so that the holding deposit is as high as the law will allow and the holding deposit is based upon a full month's rent, rather than a pro-rated portion.

If the tenant did not have occupancy for the full first month, they will receive a rent credit in the second month prorated to the amount of non occupied days. If this occurs the owner will see on their statements the tenant placement fee charged in the first month, and the tenants rent credit in the second month, and may not see a normal owner payout until the third month.

REFUNDABLE DEPOSIT

We retain the tenant’s refundable security deposit and pet deposit (if applicable) in a non-interest bank account pending move out of the tenant.

CARPET CLEANING FEE

If there is carpet in the property, we collect a non-refundable carpet cleaning fee from the incoming tenant. This fee is paid out to the owner as income. When the tenant moves out, we have the carpets professionally cleaned and that fee is charged to the owner.

Marketing Your Property

Fri, 26 May 2023 22:12:08 GMT

Windermere Property Management has a comprehensive approach to marketing your property, to provide the best exposure to the most qualified potential tenants. This process starts by helping you prepare your property so it makes a good first impression, attracting good tenants, reducing time on the market, and obtaining the best rental price.

❱ We work with you to complete our Rent Ready checklist ensuring your property is in its best condition.

❱ Photographs and a 3D virtual tour will be taken for posting online. This allows potential tenants everywhere to see what your property has to offer and if it will fit their needs.

❱ We market your rental on our website, which pushes out to over fifty other sites and our pool of pre-qualified applicants. Applicants can view and apply for properties online.

❱ Our leasing and application specialists work with applicants to answer questions, negotiate leasing terms and assist them through the application process as quickly as possible.

❱ Windermere’s 'For Rent' sign is posted on your property, alerting prospective tenants in the area to know it’s on the market.

❱ We coordinate showings of your property to qualified applicants, ensuring occupied rentals are given appropriate notice of scheduled showings.

❱ We ensure the property is maintained while it is vacant: heat is on in the winter, yard is mowed, etc.

Property Repairs and Maintenance

Fri, 26 May 2023 22:06:36 GMT

You have access to our in-house maintenance company that employs handymen, landscapers, residential cleaners as well as on-call staff for after-hours emergencies or we can coordinating with outside vendors to ensure that the property is well-maintained.

PAYMENTS

We hold on to a reserve, lined out in your management agreement. Invoices received are paid out of reserves. The reserves are then replenished back up to the reserve limit from the following month's rent proceeds.

WORK REQUESTS

When a work order request is input into our system, our maintenance coordinator reviews it to ensure we have all the details to provide trouble shooting if possible. If it is a valid repair request and cannot be easily completed by the tenant via the troubleshooting process, a vendor is assigned.

VENDORS

WPM only uses licensed, bonded, and insured vendors. Please be advised we are unable to utilize a vendor that is not in our system. The vendor completes the repair without further notification to WPM if the repair is less than the maintenance limit as outlined in your Management Agreement.

MAINTENANCE LIMIT

If the repair will exceed the maintenance limit, the vendor will contact WPM for proceeding. WPM will contact the owner to assist in making a final decision regarding completing the repair or obtaining a second estimate, etc. If the repair will exceed the maintenance limit/reserve, we will reach out to you to make an owner contribution to cover any shortfall.

EMERGENCY MAINTENANCE

It is important to note that the emergency maintenance limit is higher than the non-emergent maintenance limit, both of which are outlined in your management agreement. Emergency maintenance limits are usually used for no heat, no water, or water intrusion issues.

INVOICES

A copy of the invoice will be attached to your cash flow statement for your records.

Liability Insurance

nsimcock@windermere.com (Nicki Simcock) — Fri, 21 Apr 2023 23:44:18 GMT

WPM requires all tenants to carry liability insurance

The tenants have two choices: provide documentation they are carrying liability insurance or sign up through our office and pay the $12 insurance fee with rent monthly. The insurance coverage provided through WPM covers tenant-caused fire and flood with a zero deductible.

WPM requires from all of our homeowners, the following:

❱ Owner agrees to cause the Property to be continuously insured under a property policy providing coverage against the perils of fire and extended coverage. Owner also agrees to cause the property to be continuously insured under a general liability policy insuring against liability for injury to or death of a person or persons and for damage to property occasioned by or arising out of activities or negligence of the owner as well as any tenant or their guest, with coverage in a minimum amount of one million dollars ($1,000,000.00).

❱ Owner shall name “Simcock & Simcock Investments, LLC” dba Windermere Property Management as an additional insured on the Insurance policy.

❱ Owner shall have included in all policies of fire and extended coverage insurance with respect to the Property a waiver by Owner’s insurer of all right of subrogation against Windermere Property Management or its agents in connection with any loss or damage insured against.

❱ Owner agrees that Owner shall not be entitled to recover twice for the same injury. Therefore, to the full extent permitted by law, Owner waives all right of recovery against Windermere Property Management or its agents for, and agrees to release Windermere Property Management and its agents from, loss or damage to the extent such loss or damage is covered by valid and collectible insurance in effect at the time of such loss or damage.

❱ Owner shall provide Windermere Property Management with certificates evidencing required insurance coverage upon commencement of the property management contract and then again 30 days prior to each policy renewal.

❱ Coverage shall be placed with insurance companies authorized to do business in the State(s) where the property is located and shall have an AM Best rating of at least A, VIII.

Windermere Property Management is requesting that upon signing the Management Agreement with the Owner that a certificate of insurance evidencing the above referenced coverage be sent to them at:

Windermere Property Management

22 E. Poplar St, Suite 204

Walla Walla, WA 99362

Fair Housing Laws

nsimcock@windermere.com (Nicki Simcock) — Fri, 21 Apr 2023 23:37:35 GMT

THE LAW

Federal law prohibits discrimination in a real estate transaction based on race, color, religion, familial status, sex, handicap, and/or national origin. In addition to the federal prohibitions, Washington law prohibits discrimination based on creed, marital status, sensory/physical/ mental disability, use of a service animal, sexual orientation, and honorably discharged veteran or military status. Some local laws go even further to prohibit discrimination based on age, ancestry, gender identity, political ideology, and participation in Section 8 programs (for low-income families).

Landlords should be aware of the laws that prohibit choosing a tenant based on legally protected class status. Generally speaking, if a landlord receives an offer or application on a property, the landlord cannot refuse to rent or even refuse to negotiate with the prospective tenant based on the above-mentioned prohibited criteria. Landlords may not falsely represent that the home is no longer for lease nor can they advertise the home with an indication of preference or limitation on what type of people may lease it.

Property managers may not engage in any such practices either. In fact, property managers are prohibited from “steering” prospective tenants to specific neighborhoods based on the above mentioned criteria. Property managers who perform prohibited discriminatory practices on behalf of their principals subject both themselves and their principals to liability.

A victim of discrimination may pursue a civil lawsuit or an administrative claim. The victim may seek a temporary restraining order, permanent injunction, actual damages, punitive damages, and attorney’s fees.

OUR GOALS AND OBJECTIVES

Windermere Property Management is committed to applying the principles of Fair Housing practices for all. Fair Housing is a matter of dealing equally with all people as well as a matter of federal, state, and local laws. Fair Housing involves everyone, and we have to count on your being our partners in that effort as we work to lease your home.

It is our responsibility to do our best to locate a tenant that fits our screening criteria within the confines of both federal and state laws.

Many tenants ask questions about the people who live in a neighborhood: “What kinds of people live here?” “Are there many children in the neighborhood?” “Are there any registered sex offenders nearby?” “Is there much crime here?” “Are there any especially noisy neighbors?”

Landlords may ask similar questions: “What kind of people make good prospective tenants?” “Who will fit well in this neighborhood?” “Do unmarried couples make good tenants?”

Such questions are outside the scope of our professional practice. Some of them raise Fair Housing issues, and all of them seek subjective judgments rather than objective information. Such questions are important to landlords and tenants, but you should be mindful of the laws that restrict the rights of landlords and tenants to make decisions based on such inquiries.

Standard Fees & Costs

nsimcock@windermere.com (Nicki Simcock) — Fri, 21 Apr 2023 23:33:35 GMT

Understanding Your Monthly Statements

❱ Management Fee: Dependent upon the type of property and the property needs. This fee is collected monthly when the property is occupied by a tenant.

❱ Tenant Placement Fee: 50% of one month’s rent. This fee is charged when we place a new tenant. There is no placement fee for renewing a lease with an existing tenant.

❱ Set Up Fee: We charge a one-time set up fee of $50 to input new properties in our system.

RESERVES

❱ We require a $500 reserve per unit. The reserve is retained in a non-interest bearing account to cover costs of maintaining the property as needed.

MISCELLANEOUS COSTS

❱ From time-to-time there may be other costs associated with maintaining your rental such as: maintenance, yard care, utilities, HOA fees, etc. Please reference our various flyers and your management agreement for other possible costs.

Break Lease

nsimcock@windermere.com (Nicki Simcock) — Fri, 21 Apr 2023 20:38:27 GMT

BREAK LEASE OBLIGATIONS

When a tenant moves out prior to their lease expiration date, they must meet two obligations:

❱ Payment of rent and utilities through the date of their lease expiration or the date we move in a new tenant, whichever occurs first.

❱ Payment of a break lease fee equal to 50% of one month's rent.

BREAK LEASE FEE

The break lease fee is paid out to you as income. That income will offset the tenant placement fee charged by our office to you when we place a new tenant.

It’s important to note that the break lease fee may not be paid out to you in the same month that the tenant placement fee is charged. Depending on the date the fee is paid by the tenant and the date we place the tenant.

MARKETING

If a tenant chooses to break their lease, the tenant must pay their break lease fee before we will market the property for rent.

It is important to note that the rent rate cannot be increased from the amount the break lease tenant is paying if we hold them to the break lease process.. This is an important consideration when determining whether it is best to hold the tenant to the lease or allow them out of the lease early without penalty.