Owner FAQs

If prospective tenants ask if we take Section 8, they want to know if we would accept part of their rent through the Housing Choice Voucher Program (still commonly known as the tenant-based Section 8 program).

Although we don’t have to approve every applicant who has Section 8 vouchers, Washington state law protects people who have Section 8 vouchers, and states that we can’t turn away applicants simply because they have Section 8 vouchers. They could be rejected for the same valid reasons we would reject other applicants, such as a negative prior landlord history or a problematic criminal background check. In fact, if we don’t treat Section 8 applicants the same as other applicants, we risk fair housing violations based on other reasons.

Yes, we are fully licenced and insured.

We will provide you with an after-hours phone number for use when there is an emergency, or something that requires immediate attention. If possible, we request you call during business hours so that we can give prompt attention to any issue. Our staff works long hours, but also appreciates being able to have time available for personal, leisure and charitable activities.

Rent payments work as follows: Tenant pays rent to Porchlight Property Management. We take out our management fee and pay any outstanding bills or replenish your maintenance escrow (if applicable). The remainder of the rent is then sent to you via ACH to your bank account provided to us at time of signing. This process is generally done between the 11th-15th of each month and you should see your money reflected in your account within 1 business day. If you choose payment by check, it will be mailed on or before the 15th day of the month.

We will upload a copy of the signed lease to your owner portal; however, Porchlight Property Management will sign all leases on your behalf since we are the agents for your investment(s).

Porchlight Property Management primarily specializes in property management. However, we are fully licensed real estate agents or brokers and we enjoy helping our clients find new investment opportunities or assisting our tenants in search of their forever home. Occasionally we also facilitate the sale of rental units directly to the tenant.

Rent is due on the first, and considered late on the sixth day of the month (and late fees are assessed). Most of our tenants elect to pay online via ACH, but a significant number pay by check directly in or office or by mail. We are also able to accept credit or debit card payments in our office, or online.

We generally require a one year lease, unless otherwise requested by the owner. Occasionally, we offer a shorter term. For example, if it’s mid-winter, and we’d prefer the lease come up for renewal at a more marketable time of the year, we might suggest a six or nine month initial period. Another instance might be if it is a new complex, and there are many units available, we might stagger the renewal dates, so the units don’t all come available at the same time.

Today! The onboarding process is very easy and we can handle most everything the same day.

We manage single family homes, duplexes, multi-family homes, small apartment buildings and small commercial buildings

We send out monthly statements, with proceeds payments, that show all credits and debits to your account. Owners can also log into their account online and view all uploaded invoices and receipts for services and repairs. We also send out year-end statements, along with your IRS Form 1099.

Porchlight Property Management will handle the security deposit for your tenant. We typically charge just slightly less than the rental amount, so that tenant doesn’t perceive that it can be applied to last month’s rent. For example, if rent is $1500, we would typically charge $1475 for the security deposit. According to Washington state law, there are special requirements for the handling of deposits. We keep the deposits in a separate, non-interest bearing account. We conduct a move-in condition report of your property prior to the tenant moving in; we do it again when they move out, so we have before and after pictures and can lawfully deduct any damage over and above normal wear and tear on the property.

When a property is sitting vacant, we understand that this can be the most stressful time for you, the owner. This is why we have instituted a marketing plan for vacancies to ensure that we find the best quality tenant in the quickest amount of time.

The first step we take is to take pictures and film a walkthrough video of the property. We then create a marketing description, set a price, and input this information into our property management software. This software then feeds the information to our website and over 30+ top rental websites across the internet. We also share the listing to MLS, Craigslist, Facebook Marketplace, and other local Facebook pages. You can also opt into Boosted Facebook posts to get your vacancy in front of the most eyes. This ensures the most exposure for your rental property.

Simple answer, YES! Studies show that over 80% of renters own a pet. If you choose not to allow pets in your rental(s), you are eliminating 80% of quality renters for your property. You can, however, dictate the pet policy; for example, only dogs under 25 pounds or only 1 pet accepted. Our office has a pet policy that does not allow puppies or kittens or any dogs deemed an aggressive breed. We also require a pet application be submitted prior to approval. This application is essentially a background check on the pet.

We have found that pet owners typically stay in a rental longer because it can be harder for them to find other pet-friendly options. If there are not a lot of pet-friendly properties, tenants will have fewer options, and you may be able to charge slightly higher rents if you allow pets due to the increased demand.

In the FIREPAW, Inc. study, 85% of landlords permitting pets reported having some amount of pet-related damage at some time. But in most cases, the cost of damage was covered by the required pet deposit and the homeowner experienced no real loss.

In reality, the data suggests there is little difference in damage between tenants with or without pets. In this FIREPAW, Inc. study, the biggest differences in damage from tenants with pets and those without was under $40, with an average for $323 in damage for tenants without pets and average of $362 for tenants with pets.

Your normal homeowners' insurance does not extend to you the same coverage you will need when you rent out your house. You need comprehensive public liability insurance also known as DP3 - Dwelling Property All Risk. It still gives you the fire coverage you get from your homeowners but adds extended coverage since you will have a tenant living in the house. Expect this added coverage to increase your premium some. We recommend you speak with your insurance agent before you rent out your property.