Please log in using your username and password at the top of this web site. If you do not have a log in or need assistance logging in, please contact Protocol at info@protocolpm.com or (425) 467-1436.

To order a Lender Questionnaire or a Resale Disclosure/Certificate, please clicking here. All documents presented by HomeWise Docs can be digitally delivered to you or a hard copy can be mailed. Pricing is listed at the time of purchase within HomeWise Docs.

We specialize in managing small to mid-sized community associations in King and Snohomish Counties of Washington. For the last 25 years, our experience and customer service have led to many happy clients. Protocol Property Management is a member of the Community Associations Institute. Our Association Managers receive continuing education and generally have a lower per unit workload than other management companies, allowing us to dedicate the time and attention needed to your association. We would be happy to provide references. Please call us at (425) 467-1436 to see if we are the right fit for each other.

A lot more goes into property management than most people think. Professional management companies can help you determine the optimal amount of rent to charge, attract good tenants, manage the move-in / move-out process, handle maintenance issues, deal with tenant complaints, collect rent on time, provide financial reporting, and a host of other activities to maximize your property value while minimizing property damages by tenants. Many real estate investors choose to hire a professional management company so they can free up their time to acquire more properties.

Many real estate investors ended up purchasing a bad investment because they did not obtain good advice from an experienced management company. Which neighborhood should you buy the investment property in? Are the market rents stated by the seller or seller’s broker realistic? What are the vacancy and rent trends in each submarket? What kind of countertops, stoves, flooring, etc. should I install as part of the rehab project? Protocol Property Management has the knowledge and experience to advise you on every aspect of rental property ownership. Call us at (425) 467-1436 to see how we can assist you.

We start by assessing your property to understand its strengths and weaknesses. We take quality photos of your property and create effective marketing materials to highlight its strengths. Your property will be marketed on a variety of web sites, rental availability lists, and other sources. We also work with owners to develop signage and other marketing materials depending on the owner’s goals and marketing budget.

We maintain a database of properties we manage, and we constantly update our knowledge by going into the field and keeping up on the pulse of the rental market. Unlike some management companies that underprice the rent so they can minimize the amount of efforts necessary to rent the unit, Protocol Property Management works hard to push the rents so we can get you the highest rents possible in the market today.

We start by screening tenants carefully and attracting good tenants into your property. Then, we utilize effective lease agreements that spell out the tenants’ responsibilities if they damage the property. We conduct a detailed inspection with the tenants at move in and move out to document any damages the tenants are responsible for. Any damages are deducted from the tenants’ security deposit.

We respond to the tenant’s maintenance requests within 24 hours unless it is a maintenance emergency, in which case an immediate response is required. The property manager will determine the repair work needed and contact the owner before initiating the work. In the event of an emergency, the repair work is scheduled immediately and the owner will be contacted as soon as possible.

We do a thorough screening process and income verification to minimize the risks of late rent payment. Having that said, life does happen and rents are occasionally not received on time. When this happens, we post the proper legal notices and give the tenants a 3-day pay-or-vacate window. Late fees are assessed as well. Failure to pay rent by the end of the 3-day period will result in the initiation of the eviction process.

The length of time will depend on how much you want us to push the rents, current market conditions, and the strengths and weaknesses of your property compared to those of other rental properties in the area. Contact us at (425) 467-1436 for a property assessment.

We work closely with each property owner to determine the investment and management objectives. We will give you our recommendations, and you can make the final decision. Please note that service animals are not considered pets and tenants with service animals are not bound by the owner’s no-pet policy.

No, you cannot. Federal Fair Housing laws prohibit discrimination against handicap, religion, color, race, familial status, sex, and national origin. In addition, State and City laws may protect additional classes such as marital status and sexual orientation. It is important for property owners to choose a management company that meticulously ensures that all the laws are properly followed.

Unfortunately, late fees cannot be waived. We are bound by federal Fair Housing laws to treat all tenants equally, which involves enforcing the late fee policy for everyone and that no one tenant receives preferential treatment.

Please fill out the Maintenance Request Form or call (425) 467-1436 if it is a maintenance emergency.

It depends on the nature of the problem. If the damage is caused by user error or you miss an appointment time with our maintenance vendor, you could be billed.

Please refer to your lease agreement. In most cases, you are required to contact us and obtain written permission from the landlord. Not doing so constitutes a violation of your lease and could result in legal consequences.

Each person is responsible for the total rent amount. Suppose it costs $3,000 to rent a house, and 3 roommates agree to pay $1,000 each. If two of the roommates cannot pay rent this month, the remaining roommate is legally responsible for the entire $3,000 in rent. Choose your roommates carefully before signing a lease together.

The pet policy is property-specific. Some owners allow pets while others do not. Please ask us about the pet policy of the specific home you are interested in. Service animals are not considered pets.

It depends on the smoking policy of the particular owner. Please inquire about the smoking policy of the home you are interested in.

We will conduct a move-out inspection either in person with you or shortly after you move out. Any damages, unreturned keys, or charges will be deducted from your security deposit. You will receive an accounting statement of your security deposit at your forwarding address within 14 days of move out per Washington State law.

Please call us at (425) 467-1436. We would be happy to assist you.

We require a completed W-9 form, worker’s compensation insurance, liability insurance, and positive references. The specific insurance requirements depend on the type of work being performed. Please contact us at (425) 467-1436 for details.

Please visit our Vendors page for a listing of the types of vendors we hire.

Protocol Property Management handles the payment of vendors and acts as a liaison between the vendor and property owner. We are interested in developing a long-term relationship with good vendors and will do our best to ensure prompt payment of services rendered.