Owner Frequently Asked Questions

Answers to your common questions

  • Why shouldn’t I manage the property myself?

    Not all landlords realize the significant cost and demanding lifestyle required of a property owner. The monetary costs may be easy to calculate, but what about the value of the hours and days spent on other management tasks? Unfortunately, what many property investors fail to realize is the high cost and demanding lifestyle that accompanies their investment if they choose to self-manage.

    Many self-managing landlords work below their pay grade, spending too much money and time managing their rental properties, and ultimately receiving minimal return-on-investment (ROI). Zenith will help landlords avoid the cost, hassle and liability associated with managing a property by handling all the responsibilities that goes along with being a landlord / home owner.

    Zenith is a full-service property management company that handles all of the details to save you time, work and stress. We make owning income property hassle free!

    Zenith’s experienced Property Management team knows all of the landlord/tenant laws for Clark County, the State of Washington and Federal Government’s Fair Housing Laws. We are in tune with current rent values, vacancy factors and we use expert marketing tactics to earn our Owners a reliable income stream quicker than our competition.

    Zenith has the resources and experience to perform thorough background checks on prospective tenants and document move-in and move-out condition reports. We understand and follow all Fair Housing Laws as required by Washington State and we stay abreast on all other landlord/tenant laws.

    A professional property manager saves money for the investor. In most instances, your leasing and management fees are usually tax deductible.

  • Can I use my own contractors to do the repairs?

    The answer is yes and no. In an effort to ensure the quality of the vendor and the repairs, Zenith requires trade licenses and current proof of insurance from all of our vendors. If a property owner insists on using their own company to service their rental property, it is necessary for their vendor to provide the same documentation we require. In the case of after-hours or emergency calls, Zenith contacts our primary on-call vendor.
  • Do you have virtual tours?

    Zenith Properties NW is one of few property management companies in our area who include virtual tours in our marketing. These tours allow potential tenants to get a full walk through tour of the property at their convenience. We create these video tours at no additional cost to our owners.
  • Why do I need to add Zenith Properties NW, LLC to my hazard insurance policy as an additional insured?

    Zenith requests this endorsement because we care about protecting the assets of our Owners. It is important to us that you understand that if your insurance company does not provide the needed coverage you will be personally liable if there is a claim.

    By listing Zenith with the Additional Insured endorsement on your rental dwelling policy, you are requesting your insurance agency to defend both you and Zenith should a claim arise. You as Owner and Zenith as Manager would be represented as one party together, accruing only one set of defending attorney’s fees, which would be paid by your insurance company.

    By failing to list Zenith as an Additional Insured on your rental dwelling insurance policy, you the Owner are responsible to indemnify Zenith. Any legal costs and settlements would be your personal responsibility.

    As you can see, the Additional Insured endorsement is in your best interest as you endeavor to protect your rental home and many other assets.

  • Why don’t you have your own maintenance company? Wouldn’t it save me money?

    Zenith Properties wants to focus on managing your rental home. With a minimum of three contractors per trade, Zenith has the ability to respond quickly to tenant requests and get repairs done in a timely manner. Additionally, because we give our valued vendors so much work, we are able to negotiate better prices. Our owners appreciate this cost effective, timely attention to maintenance.
  • Who keeps the late fees?

    By completing thorough screenings and offering multiple ways for tenants to pay rent, Zenith keeps our delinquency rates low! When rents are not received on time, we follow a comprehensive process for retrieving the missing funds, including personal contact with the tenant and the serving of a 3-day Notice to Comply or Quit. Zenith retains all tenant-paid late fees to cover the cost of this extra labor.
  • Can I find my own tenant?

    Of course, but Zenith Properties will require that the tenant complete an application, pay the application fee, and be submitted to our screening company. All of this screening isn’t just there to find you a quality tenant, but it is also there to reduce risk to both the property manager and you as the property owner. With all of the identity theft and lawsuits arising from landlord/tenants’ relationships, thorough tenant screening is becoming more and more the norm. It is also the reason why so many landlords are hiring professional property managers to manage their rentals.
  • What appliances need to be provided in my rental home?

    Tenants expect rental homes to include most kitchen appliances, including oven/range and refrigerator. Microwaves are not required to be provided. Owners may leave washer/dryers in the property, but Zenith recommends them to be tenant maintained.
  • When do owners get paid?

    Zenith publishes a comprehensive review of property activity in an Owner Statement and sends owner disbursement funds by direct ACH deposit on the 20th of each month (or the next business day after the 20th).
  • What maintenance am I responsible to provide a tenant?

    Tenants are not responsible for gutter cleaning, tree or hedge trimming or any repair that may put a tenant in a dangerous situation. A safe and habitable home is a requirement by law. A fully operating refrigerator, stove and HVAC system is a requirement of the owner to maintain. The tenant is responsible for these appliances if damage is a result of the tenants’ misuse. Carpets and paint are pro-rated and assumed to have a 7-year lifespan. Damage is always paid for by the tenant. Checklists are provided to every tenant to verify the “move-in” condition. Items that are damaged and not noted on the move-in checklist will be charged to the tenant. Tenant’s professionally clean and carpet shampoo when their lease ends.

    There are many items that may arise depending on the age and condition of the home when we take over management, for example; plumbing charges caused by roots infiltrating a plumbing line is paid for by an owner. This cannot be charged to a tenant. Another example of an owner charge would be a rotting deck board would be charged to an owner. These are both examples of unavoidable owner charges that are not a direct cause of the tenants’ misuse. These are simply home maintenance and repair items.

    Charges that are a result of tenants’ negligence are typically charged to a tenant.

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