Frequently Asked Questions:

Get the details!

Our property management services are built for success in the competitive Portland market. From ensuring that all your contracts are up-to-date with the most current legal requirements, to regularly scheduled maintenance, our team works to protect you and your investment.

Below are a number of frequently asked questions about our services from owners just like you!

Still, have questions? Reach out and we'd love to chat.

About Us

Where do you manage?

We manage properties in the Portland metro and surrounding areas. We do not currently offer management in Washington State.

How many properties do you manage?

We currently manage over 250 doors.

How long have you been in business?

We’ve been managing our own portfolio and other rental properties since 2015.

Working with Us:

What are your fees?

9.9% of gross rent for a single door, 8% of gross rent for more than one door (applied across all doors)

Other fees include:

  • One-time Owner Set-Up Fee: $150
  • Tenant placement: 50% of one month’s rent, includes photography and videography
  • Lease renewals: No Cost
  • Maintenance Cost: $50.00/hour with no material markups
  • Outsourced Vendor: Billed as invoiced with no markup
  • Maintenance Reserve Fund: Typically $200 per door

What is the length of the contract?

30 days out, either side can terminate the contract. There are no termination fees.

Do you charge late fees? If so, who gets the late fee?

The late fee is $75 and we keep the fee.

When a tenant is late on rent, we turn into a “collection” agency for you. Retaining the fee reimburses us for our time and incentivizes us to get that rent collected faster.

How do you manage maintenance calls?

We use an online portal called Appfolio that tenants use for rent, paperwork, and submit work orders through this portal.

When a tenant submits a work order, the work order goes directly to our in-house maintenance techs. We respond to any non-urgent requests within 24 hours with next steps.

Depending on the work order, we may call the tenant and try to troubleshoot over the phone. If we do not have to leave the office, you are not charged for this. If we do need to go on-site, maintenance is $50 per hour. Anytime we expect repairs to exceed $200, you are contacted and consulted on how we proceed.

Do you recommend pets? If so, what do you charge tenants?

We highly recommend you allow pets. We limit the animal’s weight to 50lbs and a maximum of 4 pets.

Pet rent is $25 per month per pet with a $400 deposit on the first two pets each and an additional $100 on each additional pet.

If you do not, or cannot allow pets, please note that you may be required to accept an Emotional Support Animal (ESA). ESAs are treated like medical equipment, so neither pet rent nor deposits can be charged.

Our Leasing Processes:

What methods are used to market vacant properties?

All properties are listed on a number of rental websites. You can view a full list here. We also use yard signage, Rently for self-viewing, and Craigslist.

On average, how long do properties stay vacant before being rented?

If the unit is rent-ready, it typically takes 2-6 weeks. During the summer, things tend to be on the quicker side and slower during the winter. We always provide a weekly leasing update, so you aren’t left in the dark during the leasing process.

Do you charge a monthly fee for a vacant property?

No, we do not charge a minimum during the vacant period.

How do you screen potential tenants?

Please see our full screening criteria as well as our rules of residency.

Below are some of our requirements:

  • A minimum credit score of 620
  • Review of criminal record going back 7 years for felonies and 3 years for misdemeanors. We only consider person-on-person or property crimes.
  • 2 years of previous rental history
  • No evictions within 7 years
  • An income to rent ratio of either 2.0 x or 2.5 x (due to FAIR Ordinance). Outside of Portland, the required ratio increases to 3.0 x.

What are the lengths of the lease agreement?

We have our leases expire in Spring and Summer, as vacancy is lower and rental amounts are sometimes higher. Depending on the time of the year, we offer 6, 9, or 12-month leases.

Rare Bird


Leasing - 503.360.9623

Main - 503.926.6214

8-5 Mon-Fri

800 NE Broadway St., Portland, OR 97232

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