Real Estate Management

We make property ownership effortless with full-service management tailored to protect your investment.

Frequently Asked Questions

• Does a Property Manager need to be licensed in Oregon?

  Any company offering property management services in Oregon must be licensed. The state has specific requirements for companies, but individuals are not personally licensed. Confirm your property manager’s company is licensed here.

  License requirements include:

  • ? hours of education
  • Passing a comprehensive exam
  • Full personal background check
  • Insurance requirements

• Aren't all property management companies basically the same?

  No. Companies vary greatly. Some offer limited services, others cater to highly involved owners, and then there are Full-Service firms like Western Light Property Management. We provide a stress-free, hands-off experience, handling all aspects with professionalism. Property management in Oregon is legally complex; you want a professional overseeing your valuable asset.

  Questions to ask potential partners:

  • Is each individual property manager licensed? (All Western Light Management Property Managers are fully licensed and undergo detailed, ongoing training.)
  • What ‘other’ fees could you charge me? (Many companies have hidden fees for things like paying bills, eviction services, HOA dealings, or property inspections. Western Light Management includes these in our full-service management.)

• Will Western Light Management manage my property if I already have a tenant in place?

  Yes. We have experience managing properties with existing tenants. We can take over even if a tenant is delinquent or owners are having difficulty. We’ll perform a full lease audit and work with the tenant to ensure compliance or, if necessary, vacation of the property.

• Does Grace Management manage furnished or short term rentals?

  No. We specialize in long-term rentals only.

• What local and federal laws do I need to be aware of before I rent out my house?

  Rental real estate is governed by numerous laws including federal and state fair housing, habitability, tenant rights, applicant screening, and rent-ready standards. We ensure your property and management experience is fully compliant with all rules, regulations, and laws.

• What is the cost for property management?

  Click here to view our fair and transparent pricing (with no hidden fees!).

• Do I have to pay a management fee if my property is vacant?

  No. We believe we should only be paid if you get paid. Our management fee is a percentage of actual collected rent. If no rent is collected, or the property is vacant, you don’t pay us anything.

• How do you advertise my rental property?

  Our extensive and proven marketing program attracts high-quality applicants from various sources. Click here to view details.

• Should I leave behind my washer & dryer?

  You must maintain any personal property you leave behind. This means if you provide it, you must fix it when it breaks. Therefore, we recommend owners only leave well-functioning washers & dryers.

• How long will it take to get my property rented?

  Properties that show well and are priced appropriately should rent in 30 days or less. We provide price recommendations and weekly activity feedback to minimize vacancy time.

• How do you screen tenants?

  In-depth tenant screening is the foundation of a good property management experience. Our in-house process uses technology and traditional ‘landlord references’ to ensure we place high-quality tenants. We comply with all federal and state applicant screening laws. Click here for details.

• Can I be involved in the selection of a tenant?

  No. You can trust us to minimize the risk of placing a poor-quality tenant. We know what to look for in a high-quality tenant-resident and comply with all fair housing rules and Oregon applicant screening laws.

• Do I have to accept pets in my rental?

  While you do NOT have to accept pets, many tenants have them. Choosing not to accept pets reduces your prospective inquiries. We recommend our owner-clients allow pets.

• Do I have to accept 'Section 8' or subsidized housing in my rental?

  Yes. Oregon state law includes ‘source of income’ as a protected status. This means landlords cannot discriminate based on where tenants receive their income, including government subsidized programs.

• Who provides the lease agreement?

  We use an in-house, custom, attorney-prepared lease agreement designed to be fair and provide maximum legal protection. We also include a pet addendum, EPA required lead-based paint disclosures, mold disclosure, state required radon disclosure, and crime-free lease addendum.

• How do I access my financial reports?

  Our owner-clients have a secure online portal with 24/7 access to financial reporting.

• How do I get my money each month?

  We close out the monthly accounting cycle and direct deposit your funds on the 10th day of each month.

• Do you inspect my rental property?

  We perform semi-annual mid-lease property inspections at no cost to you. The purpose is to ensure the property is well cared for, identify any lease violations, and look for potential deferred maintenance issues before they become problems.

• What if the tenant does not pay rent?

  We handle the entire rent collection process. Although rare, should a tenant not pay rent, we manage the entire legal eviction process on your behalf.

• How updated does my property need to be in order to rent it?

  The quality of a property directly impacts the quality of the tenant it will attract. Therefore, your property should be updated and CLEAN! We can ensure your property is fully rent-ready, meets state habitability requirements, and attracts high-quality applicants. Click here for details on our rent-ready standards.

• Who takes care of maintenance?

  We handle all repair requests, including middle-of-the-night emergencies, and use pre-screened, high-quality vendors.

• Is there a maintenance or escrow reserve I need to pay?

  Yes. We collect a $600 escrow reserve from you. This is YOUR money, deposited into our bank trust account as a reserve for YOUR property. These funds may be used for expenses that arise between sending you rental income and collecting rent from the tenant the following month. We will always maintain this reserve while managing your property, and it will be returned to you when our management stops.

• Who holds the security deposit?

  Western Light Management holds all tenant security deposits in our security deposit trust account. This complies with State of Oregon security deposit and trust accounting rules and regulations as determined by the Oregon Real Estate Commission.

• When the tenant moves out who does the security deposit return?

  When a tenant moves out, we perform a property check-out and complete the security deposit return process. We withhold any legally due and allowable funds from the tenant’s security deposit. Oregon state law is very clear on what may NOT be charged to a security deposit, and all returns comply with state law.

• Can I do my own property repairs or use my own vendors?

  While a property is vacant, you are welcome to do any make-ready work you’d like. When a tenant is living in the property, we need to screen who accesses the property for the protection of the tenant-residents. Therefore, we use our pre-screened and pre-approved vendors. If you have a favorite vendor, please give us their contact information—we are always looking to add new high-quality vendors!

• Can I use a home warranty company?

  We strongly discourage the use of home warranty companies as they often provide a delayed and less than exceptional experience and outcome.

• Is Western Light Management the best option for every real estate investor?

  No. We are a relationship-based property management business and work with owner-clients seeking a full-service experience who believe in providing well-maintained properties. We reject the landlord vs. tenant mentality. Instead, we believe that when property management is performed with integrity, both the resident and the landlord benefit.

• Can I negotiate or change the terms of the management agreement?

  No. Our property management agreement is designed to give our owner-clients maximum flexibility and to allow us to serve them with a consistent, high-quality, full-service management experience every time.

• Can you help me buy or sell real estate?

  Yes. We offer sales services exclusively to our owner-client group and can help you buy another rental or sell your current property when the time is right.

• How do I get started?

  Click the link below and one of our Executive Property Managers will contact you.

Our Process

Additional Information

Services

Whether you’re a first-time landlord or a seasoned investor, our full-service approach makes it easy to manage, grow, and protect your real estate assets.