Property management
South King County, Washington
One line handles every tenant call.
Full-service management for rental property across South King County: leasing, screening, rent collection, maintenance, inspections, turnovers, reporting, and the deadlines Washington law puts on you as an owner whether or not anyone is watching the calendar.
$1,200 flat to place a resident, then 10% of monthly rent collected. Setup fee: none. Renewal fee: none. Maintenance markup: none — billed at actual cost. And there is no management fee while a property is vacant. The entire schedule is published further down this page. Real estate and property management services are provided through Best Choice Realty LLC, Washington broker license #134886.
A rent figure for your address and the fee schedule, in writing. Nothing to sign.
Or call (206) 330-4511 · Monday–Friday, 9am–7pm Pacific
What is included
Eight jobs, two numbers.
Leasing and marketing
Pricing against what is actually leasing nearby, not what a website guesses. Photographs, the written listing, published on Zillow Rental Manager, showings, and the lease itself. We would rather hold a week for the right applicant than discount the rent for twelve months to fill it on Friday.
Applicant screening
Applications and screening run through Zillow Rental Manager. We apply written, objective criteria consistently to every applicant, in compliance with Washington State and local fair housing law — including source-of-income protections and Seattle’s Fair Chance Housing rules. Every applicant is measured against the same written standard, in the order received, and the reason for any decision is documented.
Rent collection
Rent is paid online and lands in a ledger, not in a shoebox. Late rent gets a same-week conversation and a written record of it, so if the situation later needs a lawyer, the paper trail already exists.
Maintenance coordination
Residents call one number. We triage it, decide whether it is a tonight problem or a Tuesday problem, send someone, and tell you afterwards. Maintenance markup: None — billed at actual cost. Coordinated by us, billed to you at the vendor's actual invoice. We have nothing to gain from a bigger invoice.
Inspections
Condition documented in photographs at move-in and again at move-out, so the deposit conversation is about evidence rather than memory. Periodic checks during tenancy, with the notice Washington law requires.
Turnover
Clean, paint, repair, re-photograph, re-list. The expensive part of a turnover is the days, not the paint, so the work is scheduled before the keys come back rather than after.
Owner reporting
A statement showing rent collected and every expense against it, with the invoices attached — the actual invoice, at the actual amount. Year-end documents in a form your accountant can use without a phone call to us.
Statutory-deadline tracking
Washington runs a landlord on clocks: notice periods, rent-increase timing, deposit accounting after move-out. We calendar those dates and act on them. If a tenancy has to end involuntarily, we start the process and carry the file through it, working with the attorney the matter requires. Those attorney’s fees are billed to you — we neither absorb them nor take a share of them.
The standard
We would rather hold a week for the right applicant than discount the rent for twelve months to fill it on Friday.
How screening is run
The same standard, applied the same way, every time.
We apply written, objective criteria consistently to every applicant, in compliance with Washington State and local fair housing law.
Applications are worked in the order they arrive, measured against the same written standard, and the basis for each decision is recorded. Housing vouchers are accepted, and a voucher holder is screened the same way as anyone else. That consistency is not only the law — it is also the only version of this job that is defensible a year later, when someone asks why.
How onboarding works
From first call to first statement.
We look at the property
In person where we can, by video and photographs if you are out of the area. You get a rent figure with the comparable units it came from, and the fee schedule below — the same one published here, not a version of it.
The agreement
One-year initial term, cancellable on 30 days' written notice after the initial term. Setup fee: None. Read it before you sign it; if a clause does not make sense, that is our failure to explain it.
Handover
Keys, existing leases, security deposits, resident contact details, appliance warranties and whatever vendor history you have. Deposits are accounted for and held in trust as Washington law requires.
Residents hear from us in writing
If the unit is occupied, nothing changes for the resident except who they call and where rent goes — both in writing, before the switch. If it is vacant, we start the make-ready and the listing the same week.
First statement
After the first full cycle you get a statement covering rent collected, expenses paid and what was disbursed to you. If anything on it is unclear, the fix is on us, not on your reading of it.
What it costs
The published fee schedule.
- To place a resident
- $1,200
- Flat, per lease signed — and only if we actually place one.
- Of monthly rent collected
- 10%
- Charged on rent that actually arrives, not on rent that was due.
- While the unit is vacant
- $0
- The month you earn least is the month we earn nothing.
- Setup, renewal and markup
- $0
- No setup fee, no renewal fee, and repairs are billed at the vendor invoice.
Everything, in full
The same schedule we hand you before you sign anything, in the same words.
The $1,200 flat covers
- Showing the unit
- Lease drafting and signing
- Utility transfers
- Every conversation with the resident and with you, start to finish
Charged only if we place a resident, and billed after they move in.
- Tenant placement
- $1,200 flat, per lease signed Charged only if we place a resident, and billed after they move in
- Management
- 10% of monthly rent collected Charged on rent actually collected
- Setup fee
- None Nothing to begin
- Renewal fee
- None Keeping a good resident costs you nothing
- Maintenance markup
- None — billed at actual cost We coordinate the work; you see the vendor’s invoice at its actual amount
- Eviction
- We start and carry the process; attorney's fees are the owner's We take no share of it and add nothing to it
- While vacant
- No management fee while a property is vacant Our fee starts when your income does
- Agreement term
- One-year initial term
- Cancellation
- 30 days' written notice after the initial term
Zillow Rental Manager handles applications and screening: $35 paid by the applicant. Paid to Zillow, valid 30 days across participating properties. NextEra charges no additional application fee.
Why a local owner-operator
The person who signs your agreement is the person who answers.
A national firm is a real option, and for an owner with property in five states it may be the right one. What you trade for that reach is distance: a call centre that routes, a regional manager who has never stood in the unit, a vendor list assembled by procurement rather than by someone who has been let down by a plumber in Kent.
Karanjit Singh owns 30+ rental units of his own and manages 50+ doors, all in South King County. When he decides whether a water heater gets repaired or replaced, he is making the same decision he makes on his own buildings, with the same vendors, at the same prices. That is not a philosophy — it is just what happens when the manager is also an owner in the same market.
Six questions to ask any manager
Including us. Ask them on the phone and write down what you hear — the answers are more useful than any brochure, ours included.
- 01 What is the total of every fee you charge, in writing, on one page?
- 02 Do you charge me anything in a month when the unit is empty?
- 03 Do you mark up repair invoices, or take a rebate from your vendors?
- 04 When something breaks, who picks it up — and is it the person I am speaking to now?
- 05 How do you decide between applicants, and is that standard written down?
- 06 What happens if I want out — how much notice, and what does it cost?
Questions owners ask
What does property management cost?
Two numbers. Placing a resident is $1,200 flat — showing, lease, utility transfers and every conversation with you and with them — and it is charged only if a resident is actually placed, after they move in. From then on it is 10% of monthly rent collected.
Setup fee: none. Renewal fee: none — a resident renewing costs you nothing extra. Maintenance markup: none — billed at actual cost; we coordinate the work and you pay the vendor's invoice at its actual amount. If an eviction becomes necessary we start and carry the process, and the attorney's fees are yours.
There is no management fee while the property is vacant. The full schedule is published on this page, and if a charge is not on that list, we do not make it.
How fast will my vacancy fill?
We are not going to give you an average, because we would be quoting a number too small to mean anything and you would plan around it.
What we can tell you is what moves it: asking the right rent from day one, photographs that show the unit honestly, a listing that answers questions instead of raising them, and answering enquiries the day they arrive. A unit priced above the market does not sit for a week, it sits for a season.
Who handles maintenance calls?
We do. Residents get one number, and we triage what comes in — a leak tonight, a sticking window on Tuesday.
We coordinate the vendor, and you hear about it once it is handled, with the invoice at cost. Anything above the spending limit set in your agreement comes to you first with a number and a recommendation, not a shrug.
What happens if a tenant stops paying rent?
We contact the resident straight away, in writing, and keep documenting: what was owed, what was said, what was agreed. Most late rent is a bad month, not a bad resident, and a payment plan that is written down usually ends it.
When it does not, we start the process and carry the file through it — the notices, the dates, the record — working with the attorney the matter requires. Those attorney’s fees are billed to you; we neither absorb them nor take a share of them. What we do not do is give legal advice or represent you in court. That is the attorney’s work, and telling you otherwise would be doing you a disservice.
Do you accept Section 8?
Yes. We accept Section 8 and other housing vouchers.
Source of income is a protected class under Washington State law, and a voucher is income. Voucher holders are screened against exactly the same written criteria as every other applicant.
Do you manage single units?
Yes — one house, one condo, one ADU, one side of a duplex. Single units are ordinary work here, not an exception we make.
There is no portfolio minimum and no small-owner surcharge. The fee schedule on this page is the same one whether you own one door or twenty.
How and when do I get paid?
Rent is collected online. Once it has cleared, we deduct the management fee and any approved expenses for the period and send the balance to your bank by direct deposit, with a statement itemising every line and the invoices behind it.
The disbursement date is set in your management agreement, so you know it before you sign rather than discovering it in month three.
Can I keep my own contractors?
Yes. If you have a plumber you have used for ten years and trust, give us the number and we will call them first.
All we ask is that they are licensed and insured for the work, and that they will actually pick up — the point of using us is that someone answers.
Something not answered here? Call (206) 330-4511 or email nexterapropertypros@gmail.com. Monday–Friday, 9am–7pm Pacific.
Next step
Start with the number, not the contract.
Send the address and a few details about the unit. You get back what we think it rents for, what we would charge to run it, and what we would fix before listing it. No obligation.
Get my free rental analysisPrefer the phone? (206) 330-4511 · Monday–Friday, 9am–7pm Pacific