FAQs for Rental Property Owners

We manage properties throughout the Puget Sound region, including Seattle, Bellevue, Kirkland, Redmond, Everett, Lynnwood, Renton, Burien, Maple Valley, and surrounding communities.

The Maple Leaf Way is our shared approach to property management, rooted in the belief that home is more than a place. It’s a feeling. It’s where life unfolds, and it deserves consistent attention and care. We see ourselves as stewards of both homes and the people connected to them. Tending to care is at the heart of everything we do. It’s our instinct, our responsibility, and our privilege.

Yes. Maple Leaf Property Management is locally owned and operated. We know the neighborhoods we serve and are invested in the success of our communities.

We manage single-family homes, townhomes, condos, and small multifamily buildings. Our portfolio includes both long-term rentals and investment properties.

We combine deep local expertise with a service-first mindset. Our systems are built for efficiency, our communication is clear, and our team is committed to protecting your investment while supporting tenants and owners alike.

You can reach us by phone, email, or through the contact form on our website. Our team is responsive and ready to help with any questions or concerns.

Our office is open Monday through Friday, from 8:30 a.m. to 3:00 p.m. During these hours, our team is available to assist with general inquiries.

For maintenance requests, our customer support line is available 24/7 at 206-501-3789. Whether it's a routine issue or an emergency, we're here to help anytime.

Rent is due on the 1st of each month.

Yes. We offer complimentary consultations and property evaluations to help you understand your options and make informed decisions.

Last month’s rent may be collected upfront to reduce risk. This can vary based on the location of your home and market conditions, as well as local regulations. Ask your Property Manager what they recommend for your home!

Tenants are responsible for paying one full month’s rent prior to receiving possession of the property. Move in costs, such as deposits or last month’s rent may be paid in full at move in or spread out over 3-6 months, according to local and state regulations, if arranged in advance.  

Tenants must maintain the property in good condition, including: 

• General cleanliness 
• Routine upkeep and landscaping 
• Promptly reporting maintenance issues 

Yes. Tenants are responsible for regularly replacing furnace filters and reporting any issues. 

Real Example: A clogged furnace filter can damage the HVAC system. This requirement helps prevent avoidable repair costs that would otherwise fall on the owner.  

No. Lockouts are considered tenant responsibility and are not treated as emergencies.  

Real Example: If a tenant locks themselves out at midnight, they are responsible for the locksmith—not the owner.  

Yes. Our lease includes a Floor Care Addendum which outlines proper care for hard surface flooring, including use of floor coverings (such as rugs and felt pads on furniture legs) in designated areas to protect flooring and reduce noise. 

Real Example: In multi-level homes or condos, this reduces noise complaints and helps prevent premature wear on hardwood floors. Any damage would be the tenants’ responsibility.

Who pays for utilities?  

A: Utility responsibility is clearly defined in the lease and varies by property. Tenants are responsible for setting up and maintaining required services. 

Real Example: This ensures utilities remain active and avoids issues like frozen pipes or service interruptions that could damage the property.  

Pets may be allowed based on owner approval and our robust screening process. We typically charge pet rent per pet. We know that over 70% of renters report having pets, so it can be beneficial to widen the rental pool to be flexible about pets. Pet owners also carry higher liability insurance. We cannot deny any verified service or support animals, per law. 

No changes are permitted without prior approval. Any new occupant must go through screening and be added to the lease. We do not allow subletting.

Yes. Tenants must comply with local noise ordinances and lease-defined quiet enjoyment standards to avoid disturbances. The lease also requires residents to not disturb the peace or quiet enjoyment of other residents. 

Tenants must return the property in the condition they received it in; including professional cleaning and carpet cleaning, as well as removing all personal belongings. Real Example: If a tenant leaves the home dirty or with belongings behind, cleaning and hauling costs can be deducted from their deposit.  

Our lease is structured to set clear requirements for tenant behavior, including risk reduction through upfront financial requirements and property care, and providing enforceable terms for non-compliance. The lease is a binding contract that outlines legal processes and requirements for both landlord and tenant.  

Real Example: Clear lease language allows us to act quickly on issues like unauthorized occupants, missed rent, or property neglect—before they become larger, more expensive problems. 

We work with long-term rental owners and all initial leases are 12 months. For our Management Agreement, either party may terminate with 30 days’ written notice. If the agreement is terminated within the first three months, a $1,000 early termination fee applies along with reimbursement of any marketing or leasing expenses incurred. 

We combine deep Seattle market expertise with a performance-driven approach: decades of combined local property management experience, exceptionally low eviction rate, high lease renewal rates for long-term tenant stability, strong delinquency resolution processes, proactive communication and compliance expertise in complex local regulations. Our approach is designed to protect your assets, maximize income, and reduce risk. 

We require a positive credit history, verifiable income of 2.5 times the gross rent, 2 positive rental references, and an in-person tour of the property. Please review our full criteria on our website: https://www.mapleleafmgt.com/rental-criteria 

Maple Leaf has full authority to approve applicants and structure lease terms to ensure fair housing compliance and select well-qualified applicants.  

Leasing timelines vary based on market conditions, pricing, and property location and condition. Our goal is to minimize vacancies while securing a qualified tenant. 

We prepare a detailed rental market analysis using comparable properties, current demand, and property conditions. We also advise improvements that may increase rental value. 

Rent is collected throughout the month, and owner distributions are directly deposited around the 25th. Monthly statements are available in your owner's portal. Our owner's portal is updated in real time, and activity can also be monitored throughout the month. 

It will take 2–3 months after a tenant moves in before distributions begin due to reserve requirements and initial expenses, such as house cleaning, repairs, and landscaping invoices, and leasing fee. 

A $500 reserve is maintained in your account to cover routine expenses or vendor invoices after disbursements have been made. It also helps us avoid contacting owners for a contribution if we have higher expenses for one month. 

Security deposits are held in a trust account and are applied at move-out to charges owed. Assessed charges are at the full discretion of the property manager. Charges are based on the condition of the property at move-in, lease requirements, and state law. 

We charge a Leasing Fee equal to 1 month's gross rent ($1500 minimum), an ongoing monthly Management Fee of 10% of collected rent, and a Renewal Fee of 25% of one month's rent (minimum $300). If we agree to manage an occupied home, then there is a $300 administrative fee.  

We handle maintenance through a 24/7 live emergency maintenance line and an online resident portal for service requests. All maintenance issues are triaged before dispatch to ensure the appropriate response and vendor coordination.  

We handle repairs under $1,000 without owner approval. Any repair over $1,000 requires owner approval, unless it is an emergency where immediate action is needed to protect life or property. 

For major repairs or insurance claims, we are happy to work with your General Contractor and Insurance. The full scope of our involvement and any additional project oversight fees would need to be agreed upon in advance. Large scale repairs are not fully covered by our standard fees.  

We are happy to work with an owner's preferred vendors as long as they complete our onboarding process to ensure quality, compliance, and liability protection. All work is coordinated through Maple Leaf using licensed, bonded, and insured vendors. Owners are not allowed to complete work on occupied homes. 

We enforce lease terms strictly and follow Washington State law for notices, compliance, and escalation when necessary, including posting physical notices at the property. 

We work with tenants to resolve delinquencies and will consult with you before initiating eviction proceedings. While we aggressively manage the process, we are not liable for uncollected rent.  

Yes. We complete a thorough move-in inspection with photos. We complete another property walkthrough every midterm. Reports are uploaded to your owner portal and emailed to you for full transparency.  

We complete a move out inspection, comparing condition of the home to the move-in report and charges assessed for damages. We coordinate repairs and any necessary preparation for the next tenant. 

Q: Do I pay management fees during vacancy?  

A: No. Management fees are charged based on collected rent and fees.  

Q: What is considered wear and tear vs. damage?  

A: Normal wear and tear is expected and cannot be charged to the tenant. Damage beyond normal use may be charged. Determination is made based on legal and industry standards. See HUD Guidelines on our Resources Page and WA RCW.   

Normal wear and tear is expected and cannot be charged to the tenant. Damage beyond normal use may be charged. Determination is made based on legal and industry standards. See HUD Guidelines on our Resources Page and WA RCW.   

Yes. You must convert your policy to a landlord (non-owner occupied) policy and list Maple Leaf as an additional insured. 

Yes. Tenants are required to carry renter’s liability insurance. If not provided, coverage will be placed on their behalf and billed to them.  

We strictly follow all federal, state, and local fair housing regulations to protect both owners and tenants.  

Service and emotional support animals are not considered pets and must be handled in compliance with applicable laws. Allowing pets is the owner's discretion. As a majority of renters have pets, having a pet friendly policy can reduce time to lease. We screen all pets and typically charge $50/month for pet rent.  

Our standard lease has tenants paying utilities and maintaining landscaping, however there are exceptions. We will help establish the most effective setup for your property.  

Owners are responsible for maintaining proper insurance coverage, ensuring the property remains compliant and habitable, funding maintenance and property related expenses as needed, and maintaining the required reserve balance on the account. 

No. All communication must go through Maple Leaf to ensure consistency, compliance, and legal protection.  

If a repair requires a tenant to vacate, rent will be paused until the property is habitable again. This is determined based on professional assessment.  

Yes. Services such as court appearances and major renovation project management may be billed separately.