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RESIDENTIAL PROPERTY
MANAGEMENT
Leasing Packet
253.537.6500
www.nrbproperties.net
15413 1st Ave Ct S, Suite G6
Tacoma, WA 98444
NRB Property Management began over 15 years ago with a clear focus on providing the best
customer service possible for all of our clients. We employ an incredible staff to serve the every
need of our owners and tenants. What does that truly mean for our customers? We offer 24/7
support for all. Can you imagine being a tenant with a water leak on a Friday night at eleven
o’clock? Our owners enjoy the benefit of knowing that we can jump on issues, such as these,
without them becoming a large headache. That’s a huge relief for most people. We take a
great deal of pride in our remarkable staff and how much effort they put into helping others.
They are all, truly, willing to do whatever it takes at any time; weekdays, weekends, and even
the middle of the night! Owners want their homes and/or investment unit(s) to be maintained with the same quality
care that they had given them. Knowing the ethics of our company coupled with our vast
knowledge, they enjoy a level of relief they may not have experienced elsewhere, making it a
little less worrisome when they make the choice to hire us. Another issue is having the house
vacant for extended periods of time. NRB enjoys the lowest vacancy rate in the state. How do
we know that? We are proud to inform our owners that most of our homes are rented to
another qualified tenant, before the current ones have even moved out. This doesn’t “just
happen”. It takes a lot of work and a great deal of experienced coordination between everyone
involved. If you look at your home as a business investment, and NRB as your business partner,
things will work out smoothly for all of us, with little effort on your behalf.
Compare our company to any other company in Pierce County, and you will see our excellent
pricing structure. Please take a few minutes to speak with one or more of our owner references
as well. Ask them about how NRB conducts business, how many units we manage for them,
how long we’ve worked together, and their opinion on our communication. We have not seen
any other company willing to share their owner references with potential future clients. We will
assist you first with making sure your home is in “tip-top” shape. We will do whatever we can
to educate your new tenant on how to maintain your home, and hold them accountable to our
very STRICT standards to adhere to during their entire tenancy.
Please read completely through this informative packet. We hope that it enlightens you to the
care we take with every step of the renting transaction. Feel free to call me directly with any
and all questions. We will work with you from start to finish, assisting in renting your home
quickly, at the best possible price and to a well-qualified tenant.
Warm Regards
Randy Schell
Property Manager
The Many Benefits of Hiring the right
Professional Property Management Company
There are many factors to consider when renting out your home. How do I find the “right”
tenants? How am I going to qualify them? How and where will I advertise my home for rent?
How will I show my home, and at what time? What if a repair is needed? How will I arrange for
repairs? Who will handle the emergency calls? What if my tenant(s) stops paying rent? What
notices am I legally required to give my tenants? What are the rules regarding serving notices?
As a professional residential property management company, NRB is your answer to these
questions and more. At NRB we:
Market your rental on over a dozen websites and with optional rental signs, if allowed
by the HOA for your neighborhood.
Show your property to prospective tenants, making special arrangements if necessary
for after hours and weekends. Our homes do not last long on the open market.
Screen applicants for credit, income, employment verification, landlord verification and
criminal history. OUR GUIDELINES ARE VERY STRICT!
Prepare lease agreements, meet your new tenant at the property to answer any last
minute questions and sign both the lease and the completed Move In Condition Report,
as well as provide all legally required notices throughout the tenancy, conduct a 90 Day
and Annual inspection of the property (as a minimum), coordinate and conduct the
Move Out and finally, process the former tenants refund. Prepare and clean rental
between tenants to protect the integrity of your rental(s).
Hire and supervise licensed, bonded and insured maintenance workers and independent
contractors. All contractors are screened again the L&I database quarterly.
Collect rent and distribute to owners in a timely fashion (never later than the 15th of the
month) as long as the tenant has paid on time.
And, when your tenant does eventually decide to leave, we are proud to start the whole
process all over again with you. We are able to lessen vacancy rates for our owners by
advertising properties as soon as the move out notice is received. Most homes are
spoken for, before the outgoing tenant has even moved out.
Common Pitfalls of the Self-Managed Property
Not running their rental(s) like a business.
Not taking enough pictures to properly advertise their open unit.
Not properly advertising their open unit on the correct media outlets.
Not fully screening applicants to verify the validity of all provided information.
Not reviewing State landlord/tenant laws.
Failing to have a written agreement.
Failing to complete signed and dated inspection sheets with the tenant.
Hiring the wrong contractors, cleaning and/or repair workers.
Not enforcing late rent policies. (Being too nice or lenient with tenants)
Not inspecting your property on an annual basis and automatically replacing smoke alarm batteries and filters.
Entering a property without proper reason or notice.
Not using an eviction attorney when dealing with a non-paying tenant.
Not setting rents to reflect current market rates.
Poor record keeping.
Not maintaining the property. (Sets wrong expectations for tenants)
Not properly handling deposits and/or security deposit refunds.
Not issuing a move out “14 day” letter for each tenant move out, or within the proper timeframe.
Property Management Fees
For our full property management clients we provide all of the services as detailed on the
previous page for a one-time marketing fee of $579.00, with a management fee of 9% of gross
rent collected each month. WE DO NOT HAVE HIDDEN OR YEARLY CHARGES LIKE MANY
MANAGEMENT COMPANY AGREEMENTS. YOU WILL NEVER SEE A MAINTENANCE “MARK UP”,
ADDED TO A CONTRACTORS INVOICE, ON ANY MAINTENANCE PERFORMED AT YOUR
PROPERTY.
Lease Up Clients
For owners who want to manage their own home but don’t want the hassle of getting it rented
we offer the following services.
Procuring of all pictures for your advertisement.
Marketing of your home on the correct media outlets.
Show your property to prospective tenants at all times needed to fill the unit quickly.
Screen applications with our strict guidelines.
Prepare the lease agreement and provide legally required notices.
Collect security deposit and initial rent only.
Upon completion, we will turn over the rental file, security deposit and initial rent to you. Your
home will be yours to manage from there. When your tenant does eventually decide to leave,
you will be responsible to conduct the move out, assess for any damages, prepare the
paperwork and forward that and any refund to the former tenant. And, while you’re doing that,
we’ll be more than happy to assist you again in finding another quality tenant.
We charge a one-time fee of $700.00, upfront, for the completion of these services.
Preparing your home for Marketing Pictures
When preparing to market your home online, nothing is more important than great pictures!
Randy Schell, the Property Manager, takes all the pictures to help save costs and time for our
property owners. While most property management companies will only post four to ten
photographs on an open unit, we typically post around 50-60 photos on our website. We will
also post the maximum allowed on Craigslist of 24 photos. Please compare the look of our
photos to the photos of any other company. We take our time and typically take from 120-200
photos. For larger homes, we have taken over 250 pictures to ensure that our Marketing
Director has the perfect pictures for a great advertisement for your rental home. When
preparing your home for the pictures, it is important to know the basics.
These are the best practices to prepare your home for excellent pictures:
First impressions can make or break your showings. Making sure your yard is mowed,
edged and free of weeds is very important.
Move all vehicles from the front of the house, and/or out of the driveway for best
pictures.
If possible, it is a great idea to pressure wash your driveway, and all sidewalks.
Decluttering your home is very important. You want to show as much of the floor as
possible to allow each picture to look visually larger. Many owners use the garage and
closets as storage areas during the picture taking time.
Pictures are taken in every room from every angle to help a potential new tenant “walk”
through your home online.
Turn on every light, in your home, and have all the blinds down to the window sills.
Make sure they are open to allow as much natural light into each room.
Please make sure that the home is as clean as possible to show your home in the best
way possible.
If the home is vacant, please set up the pictures to be taken after the carpets have been
professionally cleaned. If the home is still owner occupied, please make sure the carpets
look nicely vacuumed.
NRB takes pictures of every appliance, the serial numbers and model numbers. We think
it is vital to make sure every part of the house is fully documented.
We hope this simple guide will show the care and time we take to take pictures of your rental
home. By taking these steps, it will save time for taking pictures and truly show how nice your
property is for those looking to find their next rental home.
Marketing
Effective marketing will rent your property faster. Our marketing program far surpasses other
companies in the industry. We market your home online with numerous websites including our
own, generating a great deal of traffic and interest in our rental homes.
Internet
We have a powerful website that generates a lot of traffic from potential tenants –
www.nrbproperties.net – where we will market your property. In addition to our own website,
we also post your home for rent on other websites such as:
Craigslist.org
AHRN.com
Zillow.com
Facebook.com
Hotpads.com
FrontDoor
Postlets.com
Local.com
Google base.com
Trulia.com
Redfin.com
Yahoo real estate
Backpage.com
Vast.com
And Others
At NRB, we maintain a list of pre-approved applicants who have inquired about renting one of
our properties. When we have a new listing, we contact that list of prospective tenants whose
criteria meet the guidelines for that property. Remember, these tenants are either looking to
move up or down in the marketplace, and your property could be just right for them. When
someone calls and needs to move ASAP, we do everything possible to get them into a rental
property immediately, truly doing whatever it takes to fill their needs! There are only two
reasons a home sits vacant on the market, when being properly advertised: 1) The rent is too
high or 2) The home is in poor condition. NRB only manages quality homes, whose owners
understand the importance of maintaining their property to keep the value high. So in reality, it
comes down to the right rent amount.
Applicant Screening
Nothing is more important to NRB than attracting strong qualified tenants for your rental
property. It is our number one goal to cultivate a good tenant-landlord relationship. This is
important to you because it usually means that your rent will be received on time and
encourages tenants to keep the property in a well maintained condition. Furthermore, because
of our relationship with them, they aren’t afraid to request work when needed. When we are
able to cultivate a good tenant, they enjoy living in your home and they become a long term
tenant. This benefits you because long term tenancy reduces the vacancy rate, which in turn
reduces turnover costs for you.
When a prospective tenant is interested in your property, we require an application for each
proposed occupant over 18-years of age. This is required by law.
NRB Property Management uses Alliance20/20 to pull a national credit report on each and every adult applicant. They check references and speak to each landlord reference personally. They don't outsource this important task to a third party who may do a "so-so" check. They personally verify each applicant's employment and income. This is the only company we found that adheres to our strict tenant guidelines.
Full Tenant Screening Report
Consumer Credit Report with FICO Score
Washington and Nationwide Criminal Search
Eviction History (4 Years minimum)
Rental History Verification (2 Years minimum)
Employment History (2 Years minimum in the same line of work)
Tenant Scorecard
Quality Control performed on each verification
These are the applicants that will NEVER qualify for our rentals:
People with violent felonies
People with sex offender convictions
People with drug dealing convictions
ESPECIALLY people with Evictions!
Preparing to lease your home
Preparing to rent your home is no different than selling your home. Prospective tenants may look at dozens of homes before choosing one to live in. You owe it to yourself to make your home appeal to the largest audience. We can assist you with every tool or contractor needed to ensure that your home is ready for new tenants. We conduct an inspection of your property and highlight the features that will help assure that it is rented out quickly and for the highest rent our current market will allow.
Change your insurance policy
Keep your house insured even if you don’t owe a mortgage. To protect your investment
and the property of your tenants, you’ll need to make sure your house carries adequate insurance to cover any losses that may occur due to tenant negligence, natural disasters, and fire or water damage. Talk to your insurance agent about rental property insurance coverage, otherwise called a “Landlord Policy”.
Repairs
Don't underestimate the importance of little repairs on your rental units.
Make any repairs before you show the house to potential tenants. You’ll be able rent your home for more money if you present it in its best light. Sagging gutters, overgrown landscaping, peeling paint and outdated flooring will not appeal to most tenants. You’ll attract a better quality of tenant and earn more money monthly by showing the property in its best light right from the beginning.
Owners should establish and follow a systematic maintenance inspection schedule at least annually. When your home is in our care we check for pests, mold, smoke damage, peeling paint, dripping faucets & pipes, running toilets, signs of water stains and buckled floors, water heater leaks, defective locks, windows & screens, pet damage, roofs & gutters (sagging ceilings), caulking (inside & outside), carpets & drapes, and more at each inspection. We highly recommend making any respective repairs including cosmetic items like painting and new carpets. Keeping your home in tip top order will pay big dividends.
Install carbon monoxide detectors on each floor of your rental home as required by law.
Make sure you have blinds in EVERY window that has any possibility of someone looking into the home from the outside. Remove all curtain rods and respective drapes in the rental. We have been advised about a liability to owners from the curtain rods.
Make sure all locks are changed if the property is transitioning from a past tenant. Only the Kwikset Smartkey lock sets allow you to change your locks without cost in the future, which is why we recommend them so highly.
General Maintenance
Ensure that the electrical, plumbing and heating systems are in good working condition. As a landlord, you are required to provide your tenants with the basic essentials (such as electricity, fresh water, and heat) while they are living under your roof. Don’t try to cut corners by inspecting the property yourself. Hire a qualified professional to inspect your house before renting it out. It’s well worth the money and allows you to know what future expenses to anticipate.
Utilities
Please contact your utilities companies and get a final bill generated for your home. Numerous times home owners forget to pay their final bill prior to their tenants moving in. Sometimes this results in the tenants having no heats, water etc. It’s very important that those bills get paid right away to save you the possibility of extra costs for reconnection.
Be sure to contact your utility companies and give them your property management company’s information. Also, get a “never disconnect agreement” with them. This will keep the utilities on during the transition of tenants and limits reconnect fees.
Sewer: We have found it better for owners to continue to pay their sewer bill and have each tenant reimburse the owner through the rent payment monthly.
Misc
Don’t turn off utilities, remove doors or windows, or change locks (except with notice and as required for repairs). Do not take tenant belongings unless surrendered or abandoned (which needs to be properly documented). Do not enter without notice (or permission while tenants are at the premises), unless for an emergency (smoke, roof and plumbing leaks, electrical hazards, life and safety, etc.).
Turn a gas hot water tank down to low or vacation setting during periods of vacancy.
Turn off gas fireplace pilot light and turn gas off entirely.
Important Items to consider when transitioning your home to NRB Property Management
1. NRB Property Management’s primary goal is getting you a quality tenant ASAP. 2. The two most sensitive items in renting a property are:
a. Finding a quality tenant as quickly as possible. b. Attaining the highest rent possible for current market conditions.
3. Security is paramount in protecting your home, especially when vacant. a. Make sure the outside lights are left on at ALL times. b. Turn on a light that will be seen on both the main and 2nd floors, if the home is a two
story. c. Close ALL blinds on main floor to prevent wandering eyes. d. Open all blinds upstairs to let the light shine through at strategic points. e. Lock all doors, secure all windows and the back door slider. Make sure to install a
lock if there isn’t one. f. Change locks between tenants, using Smartkey locks to save future costs.
4. If the house is vacant, turn down the water heater to “vacation” or “low”. This step will save you money.
5. Filters: Replace the furnace and refrigerator filters. It’s a good idea to leave at least one additional furnace filter on the premises so the tenant knows what to purchase in the future.
6. Light bulbs: Replace all burnt out bulbs. 7. Smoke Detectors and Carbon Monoxide Detectors: Replace all 9V batteries. 8. Check your gutters and downspouts for debris, dirt or damage. If the exterior is dirty
wash them. 9. Check your roof for debris and moss. Remove if present. 10. Pull off all curtain rods from above windows. Possible liability. 11. Make sure you have blinds in windows to protect privacy of tenants. 12. Make sure you have a plan to water and trim yard between tenants. 13. Make sure all appliances work as normal. Run cycles if needed. 14. Make sure you give four copies of ALL keys to NRB Staff. This includes mail box keys. 15. Make sure you give us two sets of both garage door openers and gate remotes. 16. Return the New Owner Info sheets to Randy ASAP. Both pages in DETAIL! Leave
nothing blank, even if the answer is simply “N/A”. 17. Return the EFT Authorization Form to NRB for your direct deposit. 18. Get a Never Disconnect Agreement with every utility on your rental homes. 19. Have your alarm service disconnected if currently being monitored. 20. Set your furnace on hold at 60 degrees and on heat. Set fan to auto. 21. Change your insurance policy to a landlord policy. Saves you a little money, typically. 22. If you have a septic system, and it hasn’t been pumped and inspected in the past two
years, we advise having it serviced. This gives you a baseline acceptable to a judge if the tenant causes damage and we end up in court.
23. Make sure the house is incredibly clean for your new tenants. Consider having a professional do it for you. White Glove clean is a great barometer. You cannot afford to have your incoming tenant state “This home was not cleaned when I moved in.”
24. Make sure the carpets were cleaned professionally. Don’t forget to have it deodorized and the home fumigated if you had pets in the home previously. These steps assure that the home not only looks its best, but smells nice as well! The last thing any incoming tenant wants is a home that has a pet odor when entering the home. We need to protect against this.
The most important thing to remember is doing everything you can to have your property in the cleanest, best condition possible for your future tenants. They will be held to a very high standard when they leave, so it’s critical that they receive it this way. All paint should look sharp in every room. When your tenants vacate the property, anything not in the same condition, other than normal wear and tear, will be deducted from their security deposit when they move out. The State of Washington does not allow any management company to charge any tenant for “normal wear and tear”. It is a grey area, and if taken to court, the tenants typically win. With this in mind, NRB goes to the fullest extent to document and take pictures of every item and room in your rental unit. We charge tenants for all damages in a home, and we take that very seriously. This all starts with making sure your home is in pristine condition. When we sign the lease with your tenants, we also sign a large set of inspection sheets with your tenants ON SITE. This is far different than many management companies, who ask tenants to find what they can and return the inspection sheets within a few weeks. This really opens up a ton of liability to your home, so we keep that very close to the chest. Keeping tight control on how the lease and inspection sheets are executed is very important. We will help ensure your home is maintained in the same condition you gave it to us. We thank you for taking the time to read about NRB Property Management and how we conduct business. We take this very seriously and are proud to do the best job possible for each owner that we represent. We truly want to be compared to every other company in Pierce, King and Thurston County. If you look at this as a true partnership, you will see that we are willing to do everything it takes to assist you. We look forward to working with you in the future!
NRB Property Management, LLC PO Box 624, Spanaway, WA 98387
Office: 253.537.6500 Fax: 253.537.6505 Mobile: 253.297.6111
Rent Processing Policy: When payments are received in our office, we deposit them on the same day. Once funds are deposited, they are held for 3 full business days to clear our account, before we can pay them out on the 4th business day. Without this measure the payment could have “bounced”, and we are left with little recourse.
Example:
- If your tenant pays their rent on the 4th of September, we will deposit their monies into the trust account on the same day. We will then make a deposit (rent minus fees) into your account on the 4th business day after the deposit, so pay out would be on Sept 10th.
- In September, the 2nd was a holiday. Some tenants did come in and make payments on
that day. We could not deposit them until the 3rd as banks were closed, so those tenant payments (minus fees) would be deposited into your account on the 9th of September.
OWNER Initials ________ ________ AGENT Initials ________ MANAGEMENT AGREEMENT 5-1-16 Page - 1 -
NRB Property Management, LLC
PO Box 624, Spanaway, WA 98387
FULL MANAGEMENT contract:
OWNER Name(s): SAMPLE OWNER(S)
OWNER Billing Address:
SAMPLE OWNER ADDRESS_____________
Rental Property Address:
SAMPLE RENTAL ADDRESS_____________
Home Phone #_OWNER HOME PHONE_________________ Work Phone # OWNER WORK PHONE________________
Cell Phone #_OWNER CELL PHONE ___________________ E-Mail: _OWNER EMAIL ____________________________
Home Phone #_OWNER HOME PHONE_________________ Work Phone # OWNER WORK PHONE________________
Cell Phone #_OWNER CELL PHONE ___________________ E-Mail: _OWNER EMAIL ____________________________
Emergency Contact Person (relationship to OWNER) _OWNER EMERGENCY CONTACT_____________________________________________________________________
(Name/Address/Phone) _ OWNER EMERGENCY CONTACT NAME/ADDRESS/PHONE________ _______________________________________
OWNER and AGENT, NRB Property Management, LLC agrees as follows:
The Law of Real Estate Agency Pamphlet: By initialing this section, I (we) certify we have been provided “The Law of Real Estate Agency Pamphlet by AGENT. _________ _________ (OWNER initials)
The OWNER is aware of the Landlord/Tenant Act and understands AGENT will act according to its provisions.
________ _________ (OWNER initials)
The OWNER agrees to pay the AGENT/ NRB Property Management all fees earned:
Full Managed 9% Monthly Management Fee, only when rental property is occupied by a paying tenant. NO Fee during
periods of vacancy. OWNER Initials _________ _________
THIS AGREEMENT WILL BE BINDING UPON THE SUCCESSORS AND ASSIGNS OF THE AGENT, AND THEIR HEIRS,
ADMINISTRATORS, SUCCESSORS AND ASSIGNS OF THE OWNER. THE PARTIES HERETO HAVE AFFIXED OR CAUSED TO BE
AFFIXED THEIR RESPECTIVE SIGNATURES THIS:
______________________ Day of __________________________, 20_______
OWNER Initials ________ ________ AGENT Initials ________ MANAGEMENT AGREEMENT 5-1-16 Page - 2 -
1.0 EXCLUSIVE AGENCY - RENEWAL – TERMINATION
1.1 The OWNER___OWNER FULL LEGAL NAME__________________ (full legal name(s) hereby engages the AGENT, NRB Property Management, LLC exclusively to rent, lease, operate and manage the property (see address on page one of this agreement):
Upon the terms hereinafter set forth, beginning on TERM BEGINS and ending on TERM ENDS and thereafter for monthly periods. This agreement will automatically renew for the same length of time unless on or before THIRTY (30) days prior to the expiration date, either party notifies the other in writing of an intention to terminate this agreement.
The AGENT, NRB PROPERTY MANAGEMENT, LLC and OWNER agree as follows:
2.0 INITIAL SET UP
2.1 OWNER agrees to pay a one-time set up charge of $579.00. The set up fee covers the cost of signage, property review, Professional consultation (recommendations to the OWNER), and administrative fees for accounting. Fee also encompasses the showing of the rental unit(s), advertising and interior and exterior photos of the rental unit(s) for current and future vacancies.
2.2 OWNER elects NOT to have post sign advertising ____________. (OWNER initials)
2.3 OWNER agrees to establish a MAINTENANCE FUND in the amount of: $250.00 (dwellings under ten years of age) __________. $500.00 (dwellings over ten years of age) ____________. OWNER agrees to pay at signing _______________or from first rental proceeds____________. (OWNER initials)
2.4 FULL MANAGEMENT: NINE percent (9.0%) of the gross amount of money received monthly from the operation of the Premises. OWNER will not pay a fee for management during periods of vacancy. After a dwelling has been vacant, and upon rental of the now vacant property, the OWNER agrees to pay NRB $500.00 re-rental fee. If any Tenant, USING A MILITARY CLAUSE, breaks their lease within the first 12 months, this fee will be reduced to $250.00.
2.5 EVICTIONS: $450.00 is required for processing an eviction of delinquent renters in any unit currently in possession of OWNER. AGENT will serve the Tenant a legal 3 day notice and complete all paperwork for the attorneys to begin the eviction process. In Pierce County these legal fees can be up to approximately $950.00 for a full eviction. In Thurston County, that number can be as high as $1,250.00. These costs vary by county and may vary within any particular county. Please note: This only applies if AGENT receives the property with a current tenant in serious arrears, and then only if the OWNER instructs in writing to AGENT. This may not apply to your particular situation at all!
2.6 MOVE OUTS FOR CURRENT TENANTS: There is a processing/administrative fee of $400.00 required for the AGENT to work with each vacating Tenant in residence that is in the process of moving out at the time of the signing of this agreement. This is an unusual occurrence and only applies at the time the management agreement is initially signed. For this fee, the AGENT will complete the Security Deposit Refund and Accounting on behalf of the OWNER and oversee all cleaning and repairs. AGENT, as a courtesy and upon request, will do a pre-inspection to assist the current TENANTS in getting as much of their security deposit back as possible. Please note: This only applies if AGENT receives the property with a tenant in need and then only if the OWNER instructs. This may not apply to your particular situation at all! OWNER WILL REMIT THE FULL SECURITY DEPOSIT TO AGENT UPON EXECUTION OF THIS AGREEMENT.
2.7 EXTRAORDINARY REHABILITATION: Ordinary services do not include the following: remodeling, redecorating, fire or other major damage restoration, insurance claims, or damage caused by natural disasters. If the OWNER requests the AGENT to perform services not specifically included herein and AGENT agrees to provide such services, the standard hourly administrative charge of $75.00 per hour plus a fee equal to 10% of the gross of all invoices for all materials and labor for such work will be paid to AGENT by OWNER. AGENT and OWNER will agree on what is needed in writing or via email giving AGENT authority to act on behalf of OWNER. OWNER is responsible for ALL contractor payments.
OWNER Initials ________ ________ AGENT Initials ________ MANAGEMENT AGREEMENT 5-1-16 Page - 3 -
3.0 AGENTS & OWNERS RESPONSIBILITY
3.1 AGENT will use diligence in the management of the premises for the period and upon the terms included herein;
agrees to furnish the services of its firm for the renting, leasing, operating and management of described premises.
3.2 OWNER agrees to pay the AGENT the fees indicated in this agreement even if the OWNER finds the Tenant. OWNER
also agrees to turn the home over to NRB Property Management, LLC in the required condition as per the attachment
named “Owner Checklist”. Homeowners Association Rules and Regulations, a copy of the Homeowner’s Insurance
Policy naming NRB as “also insured”, receipts for professional carpet cleaning and if pets have been present,
deodorization and pest fumigation, septic inspection, chimney inspection, etc. as detailed below, along with any
applicable addendum must be provided to NRB Property Management, LLC with the signed management agreement.
3.3 OWNER to provide NRB Property Management, LLC with the most recent HOA Rules & Regulations (if applicable)
within the next TWO WORKING DAYS. A faxed or emailed submission is permitted. No advertising will commence
unit the HOA information is provided to AGENT. Additionally, a lease CANNOT and WILL NOT be executed without this
document!
RECEIPTS/REPORTS REQUIRED FROM OWNER PRIOR TO TENANT PLACEMENT
Professional carpet cleaning (and deodorization if a pet has been in residence) _________
Professional pest fumigation (if a pet has been in residence) _________
Professional Chimney inspection (and cleaning if recommended) _________
Copy of Home OWNERs Insurance naming NRB as “Additional Interest” _________
Well Report (if property is serviced by a private or community well) _________
Propane tank filled to 70-80% /Oil tank full (If applicable) _________
Septic Tank Inspection/Report (and pumping if inspector recommends) _________
Other _______________________________________
IF OWNER IS UNABLE TO COMPLETE THESE TASKS PRIOR TO SUBMISSION, NRB PROPERTY MANAGEMENT WILL
COORDINATE THESE SERVICES FOR A FEE OF $75.00 PER ITEM. THIS FEE IS IN ADDITION TO ANY FEES CHARGED BY
CONTRACTORS/VENDORS.
OWNER Initials ________ ________ AGENT Initials ________ MANAGEMENT AGREEMENT 5-1-16 Page - 4 -
4.0 AGENTS AUTHORITY
OWNER and AGENT agree to the following Terms and Conditions:
4.1 To advertise and display the availability of the Premises with a "for rent" or "for lease" sign, unless specifically
declined by owner. To screen prospective Tenants and use diligence in said selection, while abiding by all Fair Housing
Laws. Screening of applicants will be performed by a licensed and bonded screening agency and paid for by the
applicant. AGENT will consult with OWNER regarding marginal applications. If the applicant screens well and there are
no issues the management company will approve the application. Likewise, if the applicant is well below our
requirements NRB will turn them down. Once a tenant is secured you will be notified. Screening of applicants will be
done by a licensed and bonded screening agency and paid for by applicant.
4.2 To negotiate and execute leases on behalf of the OWNER, lease terms may vary based on situation.
4.3 To collect rent, security deposits, and all other monies. To then deposit applicable monies into an account identified
by OWNER as:
_BANK ROUTING NUMBER _______ ___BANK ACCOUNT NUMBER_____ __OWNER BANK NAME___________
(Routing number) (Account number) (Bank Name)
Legal Name on bank account used for deposits:
Legal Name(s) to be used on W-9
Household Ownership Percentage, if last names are different:
*** ACH Credit form and legal name(s) on your bank account need to match EXACTLY.
SECURITY DEPOSITS: Security Deposits held by NRB property Management, LLC will be deposited into AGENT’s trust account at Bank of America, Tacoma, WA immediately when remitted to AGENT. 4.4 To serve notice of termination of tenancies, notices to quit or pay rent, rent increases, and any other notices the Agent or its legal counsel deems appropriate. 4.5 To employ Attorneys for the purpose of enforcing Owner’s rights under leases, and to then begin legal action on behalf of and in the name of Owner. 4.6 To provide all services reasonably necessary for the proper management of the Premises, including but not limited to periodic appearance inspections (see Addendum), supervision of maintenance, and the arrangement of such improvements, alterations and repairs as may become necessary. Inspections for mechanical, structural, code compliance, and hazard assessment to be conducted by qualified professionals at Owner’s expense. 4.7 To maintain accurate records of all monies received and disbursed in connection with the management of the Premises. Owner will have 24/7 access to their online portfolio for the purpose of reviewing their account and the accompanying documents. Said records will be open for inspection by OWNER at the NRB office during regular business hours and with reasonable notice. 4.8 To contract for ALL repairs of the Premises at a cost to Owner not to exceed $500 per repair, per unit, without permission from OWNER before work is completed. In the event Owner is not available for consultation to contract for necessary repairs and expenditures to protect the Premises from damage or to provide services to the tenants provided for in their leases, Agent shall have the sole authority and discretion to make such decisions.
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4.9 To execute service contracts for utilities and services for operation, maintenance, and safety of the Premises as Agent deems necessary or advisable. See also section 9.0 4.10 Incentives: AGENT agrees to consult with OWNER regarding applicability of certain incentives (free rent, appliances, etc.) to be utilized on a case-by-case basis to facilitate leasing. 4.11 AGENT agrees to provide all services reasonably necessary for the proper management of the Premises, including but not limited to periodic appearance assessments (see Section 6.2). 5.0 REPAIRS 5.1 NRB Property Management, LLC agrees to hire and discharge all labor required for the operation and general maintenance of the premises; it being agreed that any contractors hired for repairs, maintenance, and improvements will be deemed employees of the OWNER and not the AGENT. If AGENT uses reasonable care in hiring contractors for the OWNER, AGENT will not be responsible for the contractor’s acts, defaults, or negligence. Contractors will be licensed, bonded and insured per Washington State Law. 5.2 Compensation to any such independent contractors estimated to exceed $500.00 will be approved by OWNER unless it is determined that an emergency exists by AGENT. 5.3 OWNER authorizes AGENT to contract for EMERGENCY repairs of the Premises. at a cost to OWNER not to exceed $500.00 per repair, per unit. In the event OWNER is not available for consultation to contract for necessary repairs and expenditures to protect the Premises from damage or to provide services to the TENANTS provided for in their lease. AGENT will have the sole authority and discretion to make such decisions. OWNER will thereafter promptly remit, upon AGENT’S request, the necessary balance. OWNER is ultimately responsible for payments to any and all contractors. If the property is served by a septic system, OWNER agrees to provide NRB Property Management with a copy of the “as built”. In the event the OWNER doesn’t have this form available, a drawing showing the location of the house and any outbuildings, as well as the location of the septic tank and drain field are required. The septic system must be in compliance with all county regulations. It is strongly recommended that you remove an existing garbage disposal if your home is served by a septic system. 5.4 Routine maintenance at OWNER’s expense include, but are not limited to: Furnace inspections, roof and gutter cleaning, quarterly pest control, caulking of tubs, showers and counters, backflow tests on homes with sprinkler systems, dryer vent cleaning, pruning and spraying of plants and trees, and interior or exterior paint. These are not Tenant responsibilities. These services are coordinated with the OWNER and only on an as needed basis as determined by AGENT. 5.5 NRB Property Management, LLC charges an Administration Fee of $100.00 per incident to coordinate with Home Warranty companies on behalf of OWNER. Please note: OWNER may eliminate this fee by directly coordinating with the Home Warranty Company should they choose.
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6.0 PROPERTY EVALUATIONS 6.1 NRB Property Management will perform Move In, Move Out and periodic exterior evaluations, take pictures of any areas of concern and forward them to the OWNER and when appropriate, notify said OWNER of any maintenance issues. AGENT will have final determination of move out charges, if any. 6.2 AGENT will conduct an interior inspection periodically after lease signing and if deemed necessary, after a periodic exterior evaluation. AGENT will conduct an annual interior inspection as part of full management services to OWNER. AGENT is NOT a licensed inspector, and cannot be held to inspector standards or expectations. AGENT will perform this inspection to the best of their abilities. 7.0 PAYMENTS
7.1 To collect payment of maintenance fees or charges through the collection of rent and/or payment directly by
OWNER to NRB Property Management, LLC. Invoices are provided to OWNER for each occurrence.
A. SECURITY DEPOSIT INSTRUCTIONS:
AGENT recommends asking for a FULL security deposit, but OWNER may ask for a reduced security deposit on their
home. NRB has found that potential tenants are not affected by the amount of the security deposit when applying for
our homes. Typically, potential tenants are ready to pay their security deposit immediately after being approved.
B. OWNER is aware that they are responsible for the immediate payment of any unpaid invoices or portion of same
within thirty (30) days of receipt, should the TENANT security deposit be insufficient to cover the entire final move out
invoicing.
C. If TENANT owes a balance above their security deposit amount, AGENT will attempt to collect payments through a
designated payment plan. If successful, AGENT will collect a THIRD (33.33%) of all monies collected. At this time, OWNER
may elect to use a collection agency of their choosing. However, notice must first be given to NRB of your intention to
do so.
7.2 Should this agreement terminate while an existing Tenant’s security deposit is in AGENTS’ possession, AGENT will
forward the deposit amount in full to the OWNER/AGENT for OWNER within (14) working days. As of mailing, AGENT
will have no further obligation or liability whatsoever concerning the security deposit to any person or entity, and
OWNER will hold AGENT harmless thereafter.
7.3 AGENT will not pay any mortgage, property taxes, insurance premiums or escrow accounts for OWNER. OWNER
authorizes AGENT to pay from gross receipts all operating expenses and such other expenses as may be authorized by
OWNER as follows:
Insurance Premiums, _N/A_ Property Taxes _N/A_, Utilities __X__: OWNER will continue to pay all utilities on the
dwelling(s), until a lease is executed and between tenancies. TENANTS will reimburse OWNER for Pierce County Sewer
charges through lease payments during occupancy, if applicable. Utilities during vacancy to be paid by OWNER.
7.4 If your property has either a propane or oil tank, you are required to top it off (the gauge must read between 70% or
higher for propane). TENANTS are responsible for having said tank(s) brought to the same level at the termination of
their tenancy as a part of the lease agreement. This avoids having to compute any difference to the tenant at vacating.
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7.5 Fees from TENANTS: AGENT may collect 100% of the following fees from TENANTS:
A). Screening fee
B). Administration fees.
C). Lockout fees.
D). Subleasing administrative charge/ Break Lease Fee
7.6 Half of late fees in payment for collection of same, unless the result of NSF, in which case AGENT keeps all funds as
payment for additional work. No further notice required.
7.7 It is mutually understood and agreed that the AGENT will allow ten (10) days for all Tenant rent payments to clear
the banks before disbursing funds to the OWNER. Provided the Tenant pays on time, OWNER funds will be disbursed no
later than the 15th of the month. AGENT will retain fees charged TENANTS as stated in section 7.5 above.
7.8 Pet Fees: All pet fees are NON-Refundable and are split 50/50 with OWNER. $250.00 per animal is the standard fee. AGENT will have authorization to negotiate on behalf of the OWNER. Because this is a non-refundable fee any charges for pet damage will come from the Security Deposit. OWNER must indicate whether dogs only, cats only, either or both, as well as the maximum total of animals permitted. Fish tanks less than 25 gallons are permitted without a pet fee, as are small caged birds. We do not permit rodents, snakes or amphibians. We require renters insurance to cover all pets at the tenant’s expense. Tenants are required to have renter’s liability insurance during tenancy in your rental home. Dogs: Y/N # allowed ________weight limit________. Cats: Y/N # allowed_________. Total pets allowed__________. 8.0 FEES and FINES The OWNER is ultimately responsible for the payment of any fines levied, or assessments made by their Home Owners Association. In the event NRB Property Management, LLC receives notice of a Tenant infraction, the fine will first be charged to the Tenant. If the Tenant fail to pay such fines it is recommended that the OWNER pay them to avoid escalating fees. These funds can usually be refunded to the OWNER at Tenant Move-Out, through Security Deposit deductions, provided the funds are sufficient to cover them. In the event the HOA fails to respond to requests made by NRB on your behalf, you will be asked to step in and resolve the situation. * OWNER certifies that there are NO HOA fines levied against your unit(s). If any fines currently exist on unit(s), OWNER agree to pay such fines and hold tenant harmless from all previous or escalated amounts of fines. If fines are found to exist after tenant placement, OWNER agrees to immediately pay such fines to HOA per this agreement.
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9.0 SERVICE CONTRACTS To make contracts for electricity, gas, fuel, water, carpet cleaning, blind cleaning, window cleaning, ash or rubbish
hauling and similar services as the AGENT deems advisable. Any contract entered into for the OWNER by the AGENT will
be the obligation of the OWNER upon termination of this agreement.
10.0 INDEMNIFICATION
10.1 Authorized Conduct: OWNER agrees to indemnify, defend and save AGENT harmless from all claims, suits,
investigations and litigation arising from actions or failures to act by AGENT which have been directed or authorized by
OWNER, regardless of whether such actions constitute breach of contract, a tort, or are otherwise legally actionable.
10.2 To indemnify, defend, and save the AGENT harmless from all suits in connection with the Premises and from
liability from damage to property and injuries to or death of any employee or other person whomsoever, and to carry, at
OWNER expense, public liability insurance naming the OWNER and the AGENT (as “Additional Insured”)
10.3 AGENT’S Negligence or Intentional Misconduct Excluded: Notwithstanding the foregoing, OWNER will not be liable
to AGENT for any indemnity if the act(s) or failures to act by AGENT giving rise to the claim are finally adjudicated by a
court or arbitrator to have been negligent or intentionally wrongful, and were neither authorized nor ratified by
OWNER.
10.4 In the event either of the parties incurs attorneys’ fees to enforce this agreement, the prevailing party will be
entitled to collect from the losing party reasonable attorney fees and court costs. AGENT agrees to mediate the dispute
in an attempt to address the controversy or claim arising out of, or relating to this contract.
10.5 AGENT is not responsible and cannot be held accountable for damages and/or repairs caused by a tenant or
otherwise. Tenants will be held responsible and accountable for all said damages they or their guests may cause to a
unit in their care. OWNER agrees to indemnify, defend and save AGENT harmless from all claims, suits, investigations
and litigation arising from actions or failures of tenant.
11.0 INSURANCE
11.1 OWNER will maintain, at own cost, comprehensive general liability coverage in an amount not less than THREE
HUNDRED THOUSAND Dollars ($300,000.00) combined single limit or such higher amount as requested by AGENT with
the AGENT NAMED AS ADDITIONAL INSURED. OWNER will furnish a certificate of insurance to the AGENT of that
coverage. All such insurance will be primary as to any claims. All insurance policies will provide that the AGENT will
receive thirty (30) days’ notice in writing prior to the cancellation of the policy. Should OWNER not have coverage in
that amount, OWNER may be requested to purchase additional coverage if available through the OWNER’S carrier or
through AGENTS insurance broker with all costs and expenses paid by the OWNER. Unless the OWNER will provide such
insurance and furnish such certificate within ten (10) days from the date of this Agreement, the AGENT may, but will not
be obligated to, place said insurance and charge the cost thereof to the account of the OWNER. All such insurance
policies will provide that the AGENT will receive thirty (30) days written notice prior to cancellation of the policy.
12.0 DISCLOSURES OWNER REPRESENTS AND WARRANTS THAT: 12.1 OWNER is the legal OWNER of the Property or legal entity which owns the property and has full authority to enter into this Agreement and to employ the AGENT under the terms of this Agreement. 12.2 There are no written or oral agreements affecting the management of the Property other than tenant leases, copies of which have been provided to AGENT.
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12.3 To the best of the OWNER’s knowledge the building, its construction and operation do not violate any applicable statues, laws, ordinances, rules, regulations, orders, or the like including, but not limited to, those relating to hazardous or toxic substances such as, but not limited to: Lead based paint, asbestos, urea, formaldehyde, radon, or other hazardous substances and that no unsafe condition exists except as disclosed in writing at the time of this agreement. 12.4 OWNER has disclosed the existence of any default of foreclosure notices affecting the property as of the date of this agreement and further agrees to disclose any such notices received hereafter, within FIVE DAYS of the receipt of any such notices. 13.0 ASSIGNABILITY
13.1 This AGREEMENT will be binding upon the successors and assigns of the parties herein and their heirs,
administrators, executors, successors and assigns. OWNER may not assign its rights or obligations hereunder. AGENT
may transfer or assign its rights and obligations herein upon written notice to OWNER. Additionally, the OWNER grants
the AGENT or the AGENT’S Broker the authority to assign responsibilities stated in this AGREEMENT to a sub-AGENT
when desired by the AGENT.
14.0 MODIFICATION
14.1 The AGENT may alter or increase the fees by providing thirty (30) days written notice to OWNER. The thirty (30)
days will be counted from the date notice was mailed. In the event OWNER does not agree to such alterations of fees,
OWNER will provide written notice to AGENT of OWNER’s decision to terminate the AGREEMENT within thirty (30) days’
notice of increase.
14.2 Only a written instrument signed by both parties may amend this full Agreement.
15.0 TIME IS OF THE ESSENCE
15.1 Time is of the essence of this AGREEMENT.
16.0 ADVANCES
The AGENT will not be required to advance any monies for the care or management of the premises which will be
provided by the OWNER. However, in the event that AGENT elects to advance money for the care or management of
the premises, the OWNER agrees to reimburse the AGENT immediately upon demand. The OWNER further authorizes
the AGENT to deduct the sum of such advance from any monies due to the OWNER. OWNER will pay a $50.00 service
charge for each advance provided by AGENT, and additionally any balance on the OWNER’s account and owing to the
AGENT and not paid within ten (10) days of its due date will accrue interest at the rate of 12% (twelve) per annum or the
highest allowable rate by law, until paid in full. Mailing or online posting of monthly statement showing deficient
balance owing by OWNER will be sufficient notice of a balance due.
** OWNER elects to use this service: _______ OWNER declines ________ ** HIGHLY unusual for this to occur.
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17.0 OTHER ITEMS OF MUTUAL AGREEMENT: 17.1 For Lease Renewal: In the event NRB Property Management renews a lease with any CURRENT Tenant, a $75.00 charge will be assessed upon execution of same. It is generally in the best interest of AGENT and OWNER to renew any lease when possible. AGENT will make every effort to renew rather than incur a vacancy. 17.2 For Notice Given: AGENT will issue default notice, eviction notice, and when necessary, work with OWNER to institute legal action to evict TENANTS and to recover possession of premises; should AGENT be required to appear in court, AGENT will assess OWNER a $65.00 court fee. 17.3 Copies of Leases: AGENT to provide/post online a copy of each Tenant lease agreement, both for TENANTS inherited from previous property manager (if applicable) and for any new TENANTS secured during the term of this contract within 30 days of lease execution. Upon expiration of lease every attempt will be made to convert Tenant to NRB Lease. 17.4 Specific Lease Language: Lease agreements with TENANTS to include language prohibiting (a) outside storage of belongings of any type without express permission of AGENT or OWNER, (b) the parking of non-operating vehicles for periods in excess of 72 hours, (c) any off-pavement parking (d) installation of antennae or satellite dishes without prior written permission from Landlord. Courts have found that landlords can’t prohibit the installation of communication/television equipment. We can instruct them on installation (pole mounted only), require permission, and fine if not adhered to. 17.5 Reporting: AGENT to provide OWNER with monthly online accounting for the rental unit(s) (including copies of all bills, invoices, and receipts for repair work completed); less fees as detailed in Section 6.5. 17.6 CONTACT WITH TENANTS: (Fully Managed properties only) The OWNER will not have any contact with the
TENANTS without the prior written approval of the AGENT, including contact by mail, phone or other form of
communication.
17.7 FACSMILE AND DIGITAL SIGNATURES: The parties agree that this CONTRACT may be executed by digital signature
and will be binding as if originals. The parties agree that this CONTRACT may be executed by facsimile and such
facsimiles will be binding as if originals.
17.8 The OWNER agrees to provide NRB Property Management, LLC with FOUR (4) complete sets of keys for each lock for the dwelling. If there are more than two (2) different keys to the homes entry doors, please have the locks re-keyed to keep the number of necessary keys to a maximum of not more than two. Each key must be properly marked for the lock it represents. PLEASE VERIFY THAT ALL KEYS WORK PROPERLY PRIOR TO SUBMITTING TO AGENT’S OFFICE.
Front Door Knob Front Deadbolt Security Code _____________
Back Door Knob Back Deadbolt Gate Remotes _____________
Garage Door Keys Garage Remote(s) Gate Code _____________
Mail Box Keys # ____ Make _____________ Other _________________
MAIL BOX #__________ LOCATION: ___________________________________________________________________
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18.0 ADDENDA
The following Attachments and Addendums as indicated below are incorporated herein as part of this AGREEMENT as
though fully set forth. Some or all addenda may be applicable to your rental home.
1) Full Management Documents 4) IRS form W9
2) WA State Law of Real Estate Agency Brochure 5) Septic Addendum (If Applicable)
3) OWNER Electronic Funds Transfer Authorization 6) HOA rules & Regulations or CC&R’s
19.0 SURVIVAL Termination of this Agreement will not affect the rights or obligations of the parties hereto which arise
prior to the termination.
19.1 AGENT and OWNER reserve the right to terminate this contract if either party has differences of opinion on
management decisions or if OWNER consistently fails to respond in a timely manner, thereby inhibiting the AGENT from
performing according to Washington State Landlord Tenant Law or any other governmental agency. Termination of the
contract will be immediate in such cases.
20.0 SEVERABILITY Every provision of this Agreement is intended to be severable. In the event any term or provision is
declared to be illegal or invalid for any reason whatsoever by a court of competent jurisdiction, such illegality or
invalidity shall not affect the balance of the terms and provisions, which terms and provisions shall remain binding and
enforceable.
21.0 FAIR HOUSING AGENT practices fair housing policies, to be in compliance with Fair Housing of Washington and the United States of America, as well as all ADA (Americans with Disabilities Act) rules ad regulations. Fair housing policies are covered in the Fair Housing law and its amendments. The Fair Housing Law is an extension of the Civil Rights Act and prohibits discrimination on the basis of race, color, religion, sex, and national origin, handicap (physical or mental), familial status, families with children and marital status. 22.0 DISPUTES Any dispute between the parties that arise out of or relates to this Agreement of its breach, by initialing the space below, the parties agree to try in good faith to settle the dispute by voluntary mediation before resorting to court action or arbitration. In the event of a dispute between the parties concerning the operation and/or management of the property or any of the terms of this agreement, wherein legal counsel is employed by either or both parties, it is agreed that the fees of the mediator will be shared equally between all parties to the dispute. X_____________ X_____________ X_____________ (OWNER Initials) (OWNER Initials) (AGENT Initials)
23.0 ENTIRE AGREEMENT
This Agreement, including addenda and documents incorporated by reference, constitutes the sole agreement between
the parties relating to the subject matter hereof and supersedes all prior understandings, writings, proposals,
representations or communications, oral or written, of either party.
24.0 INTERPRETATION AND VENUE
24.1 This Agreement will be interpreted in its entirety in accordance with the laws of the State of Washington. Any disputes arising from this Agreement will be heard in the Superior Court of Pierce County, State of Washington.
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25.0 ATTORNEY FEES 25.1 Should any complaint be filed or any claim be made arising out of the alleged breach of any of the provisions of this Agreement or for the purpose of enforcing any of its provisions, the substantially prevailing party shall be entitled to recover its reasonable attorneys’ fees and costs from the other party as determined by the court. If any appeal is taken from the decision of the trial court, the substantially prevailing party shall also be entitled to recover its additional attorney’s fees and costs on appeal as determined by the appellate court. 26.0 TAXES 26.1 OWNER is liable and hereby agrees to pay all property taxes in full. OWNER will notify AGENT within five days of any default on the property. 26.2 AGENT performs all year-end tax preparation including year-end statements, 1099 Federal Tax Forms, Owner Rent Rolls and yearly account audits for our owners for a yearly charge of $70.00 per owner, not per unit. This will help you prepare your taxes for your CPA or tax professional. You will still have access to your online portal to view your monthly rent rolls on all of your units. 27.0 VACANCY MAINTENANCE 27.1 OWNER hereby grants AGENT the authority to provide and perform all maintenance on property during periods of vacancy. These duties include but are not limited to complete yard maintenance, rekeying of locks, securing of rental property and other minor maintenance issues as discovered by AGENT. Invoices verbally estimated to exceed $250 will require OWNER approval before being executed for rental unit(s). OWNER will pay invoices in full to AGENT from rental proceeds or upon submission to OWNER. In all other cases, $500 minimum still applies as stated in sections 4.8, 5.2 and 5.3. 28.0 READ AND UNDERSTOOD; ADVICE OF COUNSEL: 28.1 Each of the parties has read and fully understands this Agreement and has been advised to obtain independent legal counsel with respect to its terms. Each of the parties further understands that this Agreement affects important legal rights, and consents hereto of his or her own will and judgment.
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29.0 PROPERTIES TO BE MANAGED: Property Address: _SAMPLE ADDESS, CITY, STATE, ZIP CODE ____________________________
Property Address: ______________________________________________________________
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THE LAW OF REAL ESTATE AGENCY ADDENDUM Reference Management Agreement for:
OWNER(s) OWNERS FULL LEGAL NAME
Rental Address: OWNERS RENTAL ADDRESS I/We, OWNERS FULL LEGAL NAME acknowledge having received the pamphlet for The Washington Law of Real Estate Agency. AUTHORIZED SIGNATURES:
OWNERS SIGNATURE
Signature of OWNER Date
OWNERS SIGNATURE
Signature of OWNER Date
AGENT FOR OWNER SIGNATURE
AGENT for OWNER Date NRB Property Management, LLC
OWNER Initials ________ ________ AGENT Initials ________ MANAGEMENT AGREEMENT 5-1-16 Page - 15 -
MANDATORY LOCK CHANGE POLICY Reference Management Agreement for:
OWNER(s) OWNERS FULL LEGAL NAME
For the safety of all future tenants in homes that are managed by NRB Property Management, it is 100% MANDATORY to have all locks changed or re-keyed between tenants. This will be at the owner’s expense. If you already have the Kwikset Smart Key system on your home, we will rekey your home for free as a courtesy. This is outside the cost of key copies made for the home. This is typically around $20 or less. All locks need to be changed immediately after the final move out inspection has been completed with your outgoing tenant. THIS IS NOT OPTIONAL. Any person could have a key to your rental home, and we cannot take ANY chances that someone could enter your rental home endangering your new tenants. Please sign below that you fully understand NRB Property Management’s lock change policy.
AUTHORIZED SIGNATURES:
OWNERS SIGNATURE
Signature of OWNER Date
OWNERS SIGNATURE
Signature of OWNER Date
AGENT FOR OWNER SIGNATURE
AGENT for OWNER Date NRB Property Management, LLC
OWNER Initials ________ ________ AGENT Initials ________ MANAGEMENT AGREEMENT 5-1-16 Page - 16 -
IN WITNESS WHEREOF, the parties hereto, intending to be legally bound, have caused this contract to be
made as of the day and year first stated above.
AUTHORIZED SIGNATURES:
OWNERS SIGNATURE
Signature of OWNER Date
OWNERS SIGNATURE
Signature of OWNER Date
AGENT FOR OWNER SIGNATURE
AGENT for OWNER Date NRB Property Management, LLC
DESIGNATED BROKER SIGNATURE
Designated Broker Date
NRB Property Management, LLC PO Box 624, Spanaway, WA 98387
Office: 253.537.6500 Fax: 253.537.6505 Randy Direct: 425.681.9563
NRB Owner References
These owners have consented to have their information given to new owners that are thinking of using our services. You are welcome to call any or all of these owners to ask what kind of a job we do for them on their rental homes. If we were in your same position, we would want to call some other owners that work with the company or have in the past. We hope this list helps you as well!
Erik Trefzger – 703.434.9102
Pam McCain – 253.227.7402
Lissa Solinsky – 253.278.7858
Arthur Bates – 360.674.6978
Mark Mauren – 253.307.5900
Dan Miller – 253.561.3200
Tamara Chipps – 253.208.4398
Jason Dryer – 253.330.1064
Ralph Gilman – 408.888.4703
Ronnie Lewis – 253.278.2976
Anthony Picarro – 253.314.9868
Erling Alexandersen – 206.372.4321
Jose Medina – 909.638.6509
Omari Carter-Thorpe – 206.579.0172
Christian Dunham – 253.682.7156
Jon Wayman – 425.220.7428
Kim Freyholtz – 907.382.3586
Justin Lum – 425.531.4898
For any questions, please contact our office, Randy Schell Property Manager NRB Property Management
NRB Property Management, LLC PO Box 624, Spanaway, WA 98387
Office: 253.537.6500 Fax: 253.537.6505 Randy Direct: 425.681.9563
NRB Property Management Contractors List
NRB Property Management works with a lot of different companies and contractors to make sure all of our rentals are in the best condition possible. We are proud to share this list with our new owners to help make their transitions as smooth as possible. Feel free to call any of these contractors and just let them know you are working with NRB Property Management!
House Cleaning: A&M Cleaning, Aaron, 253.314.6946
Carpet Cleaning: Carpet Care NW, Jeff, 253.874.4377
Garage Repair: In & Out Doors, John, 253.314.3174
Pest Problems: All Season Pest Control, 253.535.5600
Yard Maintenance: Pacific Total Grounds, Chip, 253.326.1147
Carpet and Vinyl Repair: Great Floors, Bryan, 253.474.9034
Appliance Repairs: Appliance Repair Specialists, 253.848.5082
Appliance Replacement: Sears Outlet, 253.752.6261
Appliance Parts: Reliable Parts, 253.473.1852
Door Replacement: Jet Door, 253.535.3733
Screen Repairs or Replacement: South Sound Screen, Nick, 253.820.4300
Plumbing issues: A Blue Collar Plumber, Chad, 253.223.7998
Roof Repair: Perkins Roofing, 253.847.2075
Heating & Cooling: Hill Comfort Systems, Steven, 253.355.2714
Septic Issues: Drain-Pro, Robert, 253.926.5586
Handyman: Your Way Construction, Frank, 253.843.0545
Handyman: RightWay Home Repair, John, 253.273.8876
Handyman: Curb Appeal, LLC, John, 253.640.1816
Electrician: Mr. Electric, Chad, 253.203.0104
Painter: Your Way Construction, Frank, 253.843.0545
Hardwood Floors Lloyd Fluhrer, 253.377.8978
Chimney Service & Cleaning The Chimney Specialist, 253.475.0399
Legal Services L/T Services, 206.241.6694 ext. 114 (Gun)
NRB Property Management is referring contractors to perform cleaning or repairs on your home. NRB will not be held liable for any contract disputes between contractor and owner. Please make sure to perform your own due diligence for anyone working on your home. For any questions, please contact our office, Randy Schell Property Manager