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In the dynamic realm of real estate, property management companies play a pivotal role in ensuring seamless operations and optimal returns for property owners. At the forefront of effective property management is the application of various principles, one of which is the 50/50 Rule. Below, we delve into the intricacies of this rule and explore how it can be a game-changer in the world of real estate, particularly for those seeking professional property management services in Vancouver, WA.

Understanding the 50/50 Rule

The 50/50 Rule is a core principle in real estate that aims to balance expenses with income generated by a property. It suggests that, on average, property owners can expect about half of their rental income to cover operating expenses and maintenance costs. This rule serves as a helpful guide for making informed decisions and maintaining financial stability in real estate ventures.

What Applies to the 50/50 Rule?

Understanding the 50/50 Rule involves recognizing key components that guide financial decisions in real estate. Here are a few examples:

• Operating Expenses: These include property taxes, insurance, maintenance, property management fees, and utilities. Allocating approximately 50% of rental income to cover these costs ensures financial sustainability.
• Maintenance and Repairs: A significant part of the 50/50 Rule is dedicated to addressing maintenance needs. Regular upkeep is crucial for property value and tenant satisfaction, aligning with the 50/50 Rule to maintain a healthy budget.
• Reserves for Unexpected Expenses: Real estate comes with uncertainties, and the 50/50 Rule includes a buffer for unexpected expenses. This reserve helps cover emergency repairs, legal fees, or other unforeseen costs.

Zenith Properties and the 50/50 Rule

As a trusted property management company in Vancouver, WA, Zenith Properties applies industry best practices to maximize returns for property owners, including the 50/50 Rule.

• Strategic Budgeting: Zenith Properties uses strategic budgeting aligned with the 50/50 Rule for clear financial planning, minimizing the risk of surprises.
• Proactive Maintenance Strategies: Recognizing the importance of preventive maintenance, Zenith Properties integrates the 50/50 Rule, emphasizing ongoing property care to preserve value and minimize costly repairs.

Need Help Managing Your Property? Zenith Can Help!

The 50/50 Rule is a guiding principle for property owners and managers, offering a structured approach to financial planning in real estate. For those seeking professional property management in Vancouver, WA, Zenith Properties NW stands out as a reliable partner, integrating the 50/50 Rule to ensure optimal returns and sustainable property management. With a commitment to transparency and excellence, Zenith Properties remains a beacon of reliability in the ever-evolving real estate landscape. Call us today for more information.

Being a landlord isn’t always what it’s cracked up to be. Sure, it can be a financially rewarding experience, but there are plenty of challenges along the way. At the top of the list for most would be how to handle difficult tenants, but ultimately, how to evict them if that is the only option you feel you have left.

Most people are not comfortable with this sort of confrontational experience. The best way to make it as painless as possible is to make sure you know how to handle it, both from a personal and legal perspective.

Every state has its own tenant laws. If you are a landlord in Washington State, here are some of the things you need to consider if you are ready to proceed with an eviction.

How to Evict a Tenant in Vancouver WA

At Zenith Properties, we understand the importance of maintaining a safe, well-managed property. While most landlords hope for positive, long-lasting tenant relationships, there are situations where eviction becomes a necessary step to protect your property and financial interests.

With that said, evicting a tenant in Vancouver, Washington, is a legal process that must be followed meticulously in order to prevent unnecessary legal issues. We’ll address some of the general steps you should take below. If you have any questions, don’t hesitate to give us a call.

You Have to Give Your Tenant a Notice

If rent is due on the 1st of the month and remains unpaid by the 6th, the Landlord can serve a 14/30 Day Notice for the Tenant to Pay or Vacate. If the Tenant fails to pay, the notice expires on the 20th, and the Landlord can initiate an eviction on the 21st. However, for properties receiving Federal funding or Tenants with housing assistance (e.g., Section 8 or VHA), the notice period extends to 30 days. During this time, Tenants can seek financial aid from nonprofit or governmental agencies. If the Tenant secures a “pledge of assistance” during this period, the Landlord must suspend the notice for an additional 14 days, allowing time for the agency to provide necessary funds to cover the past due rent, effectively halting the eviction process.

Once the eviction has been officially filed with the court, the Tenant is required to be formally served with the court documents. This service is typically carried out by a process server employed either by the attorney’s office or the Sheriff’s department. It is typically accomplished within a day or two following the filing.

The notice should specify the amount of rent that is in default and instruct the tenant that they have a certain amount of days to either pay or vacate the premises.

You Need to Obtain an Order to Show Cause

If the tenant does not pay the outstanding balance on their rent within those three days, what can you do now? The next step available to the landlord is to seek what’s called a writ of restitution. This involves presenting your order for the renter to vacate to a judge.

A court date is then set where the tenant is able to present their case for why they should not be evicted. The court date has to be at least seven days and no more than 30 days from the date the tenant is served with legal papers.

Assuming everything goes in your favor, you will be given a writ of restitution, which involves a filing fee to obtain. This authorizes the county sheriff to enter your property and remove the tenant and their personal possessions.

File for an Eviction Complaint and Summons

After the eviction, some landlords may be happy to simply cut their losses and just be done with the ordeal. However, you can still proceed to obtain outstanding rent if your tenant is still not willing to concede.

This starts with filing an eviction complaint with the hopes of being awarded a judgment for unpaid rent, and any other costs that were written into the lease agreement. An eviction complaint also comes with a filing fee. A summons is issued to notify the tenant that an action has been filed against them, informing them of the deadline to respond.

Serve the Tenant

All of the above must be served on the tenant. The paperwork can be served by the county sheriff for a fee or you can hire a process server. While you can do it on your own, it’s advisable to have it done by a professional to avoid mistakes that can lead to delays in the eviction process.

You Will Need to Attend the Court Hearing

At the date scheduled for hearing on the order to show cause, the landlord should appear with any documentary evidence (written leases, records of payment, photographs of property, etc.) and be prepared to explain to the judge the reason for the eviction. If the tenant does not answer or appear, the judge may issue the writ of restitution and/or enter a default judgment for past-due rent, damages, and any other charges to which the landlord is entitled. If the tenant appears and answers, the judge will decide whether the tenant has presented any legal defense that requires a trial on the merits. Be aware that under RCW 59.18.080, the tenant must be current on the rent to obtain remedies against the landlord – in other words, the tenant cannot claim that the landlord is in violation of any duties as a justification for withholding rent.

The Process of Removing the Tenant’s Property During Eviction Process

Once the Judge issues the eviction “writ,” a date is set for the Sheriff to lock out the Tenant, usually 3-4 weeks after the writ is issued. In many cases, Tenants voluntarily vacate the property once the writ is issued. On the lock-out day, the Sheriff meets the Landlord at the property to ensure it’s safe to enter. Landlords should prearrange for a locksmith to rekey the doors, securing the property and preventing the evicted Tenant from returning. If the Tenant leaves items with a garage sale value of $500 or more, the Landlord must store them. If the Tenant requests storage, even up until the lock-out, the Landlord must comply. If there’s no written request or nothing of value over $500, the Landlord can dispose of the items.

No doubt, if you have to take any step beyond serving an eviction notice, it’s a hassle. Fortunately, most people who are presented with the threat of legal action will not stand their ground, so chances are pretty slim that you will have to go through all of this. But if that day comes, it’s vital that you know the steps you must take to protect yourself and your investment.

How Long Does an Eviction Process Usually Take in Washington State?

In the most favorable circumstances, the duration between the 1st day of the month when the Tenant ceases rent payments and the Landlord’s property recovery during the Sheriff lock-out is approximately 50 days, while in less ideal situations, it could extend to as much as 90 days.

Do Property Management Companies Help With Evictions?

Yes, partnering with a reputable property management company offers numerous benefits, including expert assistance with potentially challenging situations like evictions. Property management companies have a deep understanding of local and state landlord-tenant laws, ensuring that every step of the eviction process is executed legally and ethically.

Their experienced teams handle the paperwork, court proceedings, and communication with tenants, reducing the stress and time commitment for property owners. By entrusting a property management company, you not only safeguard your property but also gain peace of mind knowing that your investments are managed professionally, efficiently, and in compliance with all regulations.

Your Local Property Management Company

Zenith Properties is your trusted partner in simplifying the landlord experience. With a commitment to excellence and a deep understanding of the unique challenges landlords face, we offer a range of services designed to make property management seamless and stress-free. From finding qualified tenants to handling property maintenance, rent collection, and even navigating complex legal matters like evictions, Zenith Properties is your comprehensive solution.

Our team’s expertise in local and state rental regulations ensures that your investments are not only protected but also optimized for success. By partnering with Zenith Properties, you can enjoy the benefits of property ownership without the day-to-day hassles, knowing that your assets are in capable hands. We are here to empower landlords with efficient, professional, and reliable property management services.

If you have any questions, or would like to learn more about our services, please feel free to give us a call today.

Spring cleaning is a time-honored tradition in America. For many people, it is a time to do deep-cleaning of their houses, wash their cars, and organize their closets and drawers. It’s also a good time to assess what each room needs and decide whether it should be updated or just repurposed. This is especially helpful if you are planning to sell or rent out your home through a property management company like Zenith Properties.

1. Clean your house from top to bottom

Start with the most important room to you. Make sure that it is free of clutter and that you have enough space to sleep comfortably. Cleaning your room can be a tedious and time-consuming task. A great way to start is by making sure that it is free of clutter, meaning that you have enough space for your bedding, clothes, and other belongings. Work from top to bottom in each room too. Start with the topmost shelves and work your way down. This way, any dust or dirt that gets knocked down from cleaning gets vacuumed up when you finish with the bottom.

2. Clear out your closet

Get rid of old clothes and replace them with new ones. For most, clothes take up space and make it difficult to have a clean closet. But, removing old clothes and replacing them with new ones can give you more room to store extra things, as well as make it easier to find them when you need them.

3. Do a deep clean on your fridge

You should also do a deep clean on your refrigerator, including wiping down the shelves and washing out all the drawers so that everything is fresh for the start of spring! Deep cleaning your refrigerator from top to bottom will ensure that you have a clean and safe space for storing food.

4. Use contact paper to line your drawers

Using contact paper to line your drawers is a quick and easy way to clean them quickly. All the dust and dirt gets trapped on the paper and is easily removed when the paper is removed. You still have to do some light dusting, but it takes away extra work. Plus, you can choose from a variety of different designs.

5. Divide cleaning tasks into manageable chunks

Some tasks seem overwhelming and time-consuming, but they can be broken down into manageable chunks. Take cleaning, for example. It may seem like a daunting task to clean your whole house, but this is actually a great way to break it down into manageable chunks so you can take control of the process and make it easier on yourself and your body.

If you own a rental property, you know managing it yourself is financially rewarding. But you’ve probably also come to realize that property management is time-consuming and it takes a lot of commitment. Which can be especially draining if you own several income properties. This is when hiring a property management company is helpful.

What Does a Property Management Company Do?

Property management companies act as a middleman between you and your tenant. They handle the marketing of the property, determine the right rental rates, screen applicants, collect rent, perform maintenance requests, and take care of legal matters. They also handle tenant excuses and evictions.

Should I Hire a Property Management Company?

Working with a property management company will essentially save you time and stress that can often come with being a landlord. You should consider working with a property management company if:

• You’re not interested in being a landlord

• You don’t live near your rental property

• You feel overwhelmed

• You own several rental properties

• You want more free-time

If you’re interested in hiring a property management company but still want to have some responsibilities, you may be able to find a firm that can work with your requests.

Benefits of Hiring a Property Management Company

Hiring a property management company comes with many benefits including:

• Freeing up your time: you won’t have to worry about handling repairs, evictions, or inspections

• Potentially saving you money: many property management companies have close friendships with local contractors and can save you money on repair costs

• Potentially earning you more money: property management companies, like Zenith, know the market and have strategies that determine the highest rate for your home while also ensuring the least amount of vacancy time

• Giving you peace of mind: knowing your income investment is in the hands of a good tenant will help relieve stress. In addition to our stringent screening criteria, we also send every application to a specialized screening company to perform our background checks.

Your Local Premier Property Management Company

Property management companies can be one of your biggest assets, especially now during the COVID-19 pandemic. Landlord-tenant laws are continually changing and the last thing you need is to get caught up in a legal battle. At Zenith, we stay up to date with landlord-tenant laws and strictly obey them. And for any legal issues that do arise, we take care of them.

So if you’re looking to work with a property management company, consider Zenith Properties NW. We’re Clark County’s premier property management company. We focus on ensuring your asset performs at its highest level. We utilize cutting-edge management software that collects and organizes data from income and expenses to rent roll and cash flow — all of which can be easily measured and tracked.

We also have a highly-trained maintenance team that is available 24 hours and we have established relationships with various local and experienced vendors. By trusting us to handle your repairs and maintenance responsibilities, your investment will be protected and your cash flow will increase.

Amid growing concerns over COVID-19, much is uncertain right now. One questionable industry may be the rental housing market. You may be wondering yourself if you should rent out your property or hold off for the time being. 

The short answer is yes. While people are currently under stay-at-home orders, Zenith Rental inquires are actually up right now, and we are ready to help. Zenith is completely staffed and provides first-class premium service while following all safety guidelines. We continue to be proactive, adapting to the times with procedures, and stay-at-home functionality. 

Why Zenith Properties?

The response to our rental advertising is strong. We have more tenant inquiries per advertisement now than we’ve had in the fall prior to the COVID-19 outbreak. Zenith has adapted quickly to the state’s, “Stay Home, Stay Healthy” orders.

 The health and safety of our employees, tenants, and clients are our top priority. However, while working to protect against COVID-19, we are bringing on more clients than ever, renting out homes and providing the great services our clients expect. 

How Zenith Properties Makes Renting Safe During COVID-19

While there are still many unknowns and the situation remains very fluid, Zenith is using these success strategies to keep our clients and tenants safe:

Zenith Has Developed a Detailed Plan During COVID-19

Zenith has an actionable, specific plan for all aspects of the business affected by COVID-19 including: 

• Working from home

• Signing on a client

• Preparing the property to lease

• Advertising

• Showings

• Signing Paperwork and renting

Zenith is Communicating More Than Ever

The only certainty surrounding COVID-19 is that there is an immense amount of uncertainty due to a lack of understanding and information. Zenith provides our clients with consistent updates.   Communicating effectively with their clients is critical in avoiding undue anxieties.

We have new systems in place to send notices when tenants pay paid rent. Owner clients appreciate this new communication tool in this new reality we are living in. Zenith understands the needs of our clients in this ever-changing climate. 

To date, we have sent numerous emails to clients with information that is topical about COVID-19, eviction moratoriums, updates on state orders and landlord rental law and practice.  Having a detailed plan only works if you’re able to effectively share it with the right people in a timely manner.

Zenith Reinforces Proper Hygiene, Cleaning and Social Distancing Practices During COVID-19

• We’re working remotely and continuing to provide the best service possible

• We’re creating virtual tours for new listings

• We’re providing in-person showings strictly following CDC guidelines, such as remaining 6 feet apart at all times, having no more than two people in the property, and only providing showings if an appointment is made.

• We’re not making any repairs unless they are considered an emergency and affect the structural integrity of the property

Zenith Stays Informed

Knowledge is your most important tool. Zenith reviews federal, state, and local news in addition to attending webinars. We’re also looking at all feeds from experts and governing agencies NWMLS, NARPM, Washington Realtors. We will continue to communicate those changes to our clients and tenants as needed.

It’s also worth monitoring the news to see if there is any reported activity in your area. This can help you adjust planning.

We will not only make it through this historical moment we will thrive thanks to our adaptable professional team at Zenith. If you have any questions or are interested in our property management services, please do not hesitate to contact us. 

Many of our tenants ask this as one of their most common questions – just what counts as a maintenance emergency? Granted, to some that might mean Netflix being unavailable or WiFi going slow.

Jokes aside, there are certain issues that, if they happen, then it’s quite necessary to call your landlord and ask for immediate repairs. Here are a few of them (if you are currently experiencing one of these, please call our emergency line at (866) 226-3808):

No heat in the apartment

If this coming winter is anything like the last one in Portland and Vancouver, then a broken heater is certainly cause for an emergency. Generally, anything under 50 degrees outside would constitute this as an emergency. This is applicable for a mechanical malfunction though, not necessarily for failing to pay gas or electric bills.

Power outage

Whether it’s inside your apartment or outside as well, total electrical failure is reason to contact your maintenance team. However, it’ll greatly help everyone if you did a few things first: try resetting the circuit breakers, resetting the GFI breakers on the outlets, and also check any fuses that might’ve blown out.

No more A/C

Similar to a broken heater, this is largely dependent on what’s going on outside. Given that summers here in Vancouver can clear 100 degrees on certain days, a broken A/C on one of these days certainly warrants a call for repairs (generally, any temperature over 90 should prompt a call). In the meantime, grab a fan and get those windows open!

Smelling of gas

This is a case where, if you catch any scent whatsoever of a gas leak, you need to call maintenance immediately (do this from outside the apartment!). You’ll know it’s presence by the strong scent of rotten eggs. Natural gas is a huge hazard – inhaling it can be poisonous, and it’s also easily ignited.

Plumbing issues and floods

Here’s the general rule of thumb: if your leak can be contained in a bucket, then it isn’t necessarily an emergency. If water is flowing into your apartment, though, then this is certainly an emergency. In any case, turn the water valve off to ensure no further flooding ensues.

As property managers, it’s our top concern to keep you comfortable and safe as a tenant. We try to get to repairs as fast as possible – this list, however, are the situations that are moved to the very top of the list. In any case, if you are experiencing maintenance issues, please fill out a maintenance request form.

“Dogs” and “apartments” are not mutually exclusive – the two can very well go together. Yes, you may be pressed for space in an apartment, but a conscious effort from the owner can result in a very happy home life for your dog.

Here are a few tips on how to keep your dog happy and healthy in your apartment:

Create a comfortable environment

If you make a dedicated “area of comfort” for your dog—a dog bed, toys, food and water all in one space—they are more likely to feel at-ease throughout the day. Dogs like consistency, and having a place in the home where they can relax is very good for their temperament.

Exercise well, exercise often

 Some dogs are more active than others – yet regardless of the breed, they all require a bit of running around. It’s when dogs don’t get the proper exercise that you see them chewing up furniture and making a mess, i.e. trying to get the owner’s attention.

It’s recommended that dogs exercise twice per day, with at least one high-intensity outing during the week (at the minimum). Fortunately Vancouver is absolutely filled with dog-related activities, like tons of dog parks and nearby hiking trails throughout Washington.

Establish a routine

Piggybacking off that last point, establishing a routine with your dog is another great way to keep him or her happy. What we mean is, have dedicated and regular times for things like walks, eating and perhaps even playing.

In that, here’s a little secret: keeping to a schedule allows for your dog’s metabolism to stabilize. That means you can count on regular bathroom trips for them, and not have to stand outside in the rain or winter months waiting for Fido to do his business.

Give your dog some day-time love

This is more applicable to those who work steady 9-5 schedules. That said, taking your lunch at home or making a midday pit stop to walk your pet is a great way to keep them pleased.

If you aren’t able to, maybe you can consider hiring someone (like a neighbor) to walk your dog in the middle of the day. Vancouver also offers several dog walking and sitting services, should you want someone with a bit of experience.

Keep the breed in mind

Certain breeds are more prone to living in an apartment than others. You’ll see it’s not a matter of size – some of the smaller breeds are actually more high-energy than the bigger and more laid-back dogs.

In that, if you are renting from us at Zenith Properties, you will want to check our pet policy and see which breeds are allowed and which ones are not. We want to give you the best experience and make sure you can live happily with your pet, but we also want to keep our tenants’ interests in mind. That said, we’re sure we can find something that works for everyone!

You see it both ways: the roommate grouping that has been together five years and beyond, and then the person who seems to constantly have people cycling in and out of his or her apartment.

So what’s the secret? How do you find the perfect roommate?

1. Don’t just go with your best friend

Actually, when it comes to roommates, we recommend going outside your friend zone. It’s important to be friendly, but you still want to have separate lives. That way you can avoid things like resentment from not being invited everywhere or, vice versa, the need to invite them everywhere you go. Also, should things go sour (as they sometimes do), there’s no need to lose a friend over it.

2. Cover all the bases in your initial conversation

Unfortunately, the housing situation in Portland and Vancouver has made it so people are more keen to just get into a living situation without properly vetting each other first.

Please, don’t do that! It’s more important to establish a good fit right off the bat, instead of the dirty laundry coming out in later months (literally!). Here are some great things to discuss:

• Does he/she drink, party often, smoke cigarettes?
• What’s this person’s work schedule? Does it fit with yours, clash, etc?
• Does he/she listen to loud music or play an instrument?
• Does he/she have a partner?
• Does he/she watch a lot of TV, or plan on using the common space quite often? In that, does he/she plan on having many guests around?
• Are there any diet restrictions?
• Is he/she active? Do they like to stay indoors a lot?

3. Establish a foundation of communication

While you’re talking with this person, you’re also seeing how compatible you two are with communicating. Do you feel comfortable bringing issues up with them in the future? Do you trust them to bring things to your attention, if any tension arises? How often do you plan on “checking in” with each other?

Basically, you want to see how well you two can work together. Also, don’t be afraid to be honest here. You might as well get anything out in the open now (for example, “I like to watch a lot of TV at night”) as opposed to restricting yourself down the road or holding something in.

There are plenty of compatible roommates out there. It’s just so critical that you are diligent in who you select, as it can have a huge ripple effect down the road.

And once you’re ready to start shopping, come check out our available rentals!