Service scope
Our tech-enabled property management services
Most of this is the $109 per unit, per month management fee. Tenant placement and lease renewal are their own flat figures, charged only when you actually need them — and each section below says which is which.
We are a fully licensed real estate property management firm in Washington State(License No. 23026838), providing professional, technology-driven management coordination. We handle the compliance, the paperwork and the logistics through secure digital platforms — while you keep total physical control of your asset.
Here is exactly how we coordinate and protect your property.
01
Tenant screening & application processing
Tenant placement — $499, only when a unit turns over
You put the unit on the market and you open the door. Every piece of paper that follows is ours.
- Online application setup
- A digital application flow your prospects complete themselves, with nothing to chase on paper.
- Rigorous tenant screening
- Background, credit and eviction history, assessed against criteria applied identically to every applicant.
- Mandatory pet & animal screening
- Run on every applicant, including those without a pet. It is how assistance animal requests get handled correctly rather than improvised, and it removes a category of risk most landlords do not see coming.
- Showing coordination
- You or your on-site representative handle the physical showing. We handle one hundred percent of the processing behind it.
02
Washington-compliant leasing & asset protection
Tenant placement — $499; redrawn at renewal for $299
The lease is the only thing standing between you and a dispute. It is drafted to this state, not adapted from a template written for another one.
- Custom lease drafting
- Agreements written to Washington real estate regulation rather than pulled from a generic form and edited.
- Comprehensive legal addendums
- We draft and prepare the mandatory forms that protect your liability — the ones that are cheap to include and expensive to have omitted.
- Lead-based paint, mold and bed bug addendums
- Fair housing & resident disability verification
- Crime-free and smoke-free addendums
- Pet and assistance animal agreements
- Guarantor (co-signer) and roommate agreements
- HOA / community association rules
- Septic tank, cooling device and satellite dish addendums
- Deposit payment schedules and military clauses
03
24/7 property management portal
Included in the $109 monthly fee
The part that replaced the front office. Open at three in the morning, which an office never was.
- Full software access
- Owners and tenants both get round-the-clock access to the management portal — not a monthly email attachment.
- Transparent communication
- Messages, texts and vendor activity logged in one place, so the history of a tenancy is a record rather than a memory.
- Custom financial statements
- Generate and download itemized statements whenever you want them — monthly, quarterly or annually, to whatever period your accounting runs on.
04
Maintenance & repair coordination
Included in the $109 monthly fee
Nothing is spent on your property without you saying yes to it first.
- Strict owner approval
- You have the final say on every repair, at any amount — even fifty dollars. There is no threshold below which we act on our own, and therefore no such thing as a surprise invoice.
- 24/7 emergency digital intake
- Urgent issues can be reported at any hour, triaged by genuine urgency rather than by whoever shouted loudest.
- Vendor facilitation
- We coordinate directly with independent licensed local contractors on your behalf. You pay their invoice at their price — we add nothing to it and take nothing from them.
05
Rent collection & financial coordination
Included in the $109 monthly fee
Rent goes to your bank. We make sure it gets there and act the moment it does not.
- Paid directly to you
- Rent never enters our company account. It is routed directly to your bank account, so it is never pooled with other owners’ funds, never delayed by our banking, and never at risk.
- Rent enforcement
- Online collection with structured follow-up and late fee tracking, escalating to a formal notice served in the correct form and timeline.
- Utility management
- Utility tracking and direct tenant billing coordination, including transfers at turnover.
06
General tenancy & compliance coordination
Included in the $109 monthly fee
The administrative weight of owning a rental, lifted off you and returned only at the points where the decision is genuinely yours.
- Central communication hub
- We are the first point of contact for tenants, the HOA and every vendor. You hear from us when something needs you.
- Document administration
- Resident complaints, rules change notices and violation warnings drafted and prepared for your final review.
- Move-out documentation
- Vacate notices, end of tenancy paperwork, and the deposit refund statement — which is strictly timed, and where self-managing owners most often lose money.
- Rent increase preparation
- Calculated within the limits you are allowed and drafted for you to finalize and serve. Part of the $299 renewal package when it accompanies a new lease.
- Eviction administrative support
- In the rare case it comes to that, we coordinate the paperwork alongside your attorney. We are brokers, not a law firm — we do not file, and we do not advise on the law.
What stays yours
Two things, and we would rather you knew them now than after you signed:listing the vacancy andattending the showing. Marketing a unit and standing in it with a prospect are jobs that genuinely benefit from someone being there, and we are not going to pretend distance makes no difference to them.
You advertise it and you open the door — yourself, or through an agent of your choosing. Everything after that is ours: the application, the screening, the lease and the tenancy. That handover is the $499 placement package, and you keeping the listing and the showings is the reason it costs a flat figure rather than a month's rent.
How the flat-fee model worksOwn more than one property?
Everything on this page is available at every door you hold. Multiple properties and apartment buildings are quoted individually — message us and we'll put a number on yours.
Message UsFind out what your property costs to manage
Tell us the address and the current rent. We'll send back what Palace would charge, what a percentage-based manager would charge, and the difference over five years. No obligation, no sales call unless you ask for one.