Rentals by Spivey · 2027 Edition

The Property Management Guide

How we market, screen, care for and report on your rental in Grays Harbor, and exactly what it costs.

for owners

Owning rentals, made easy

We keep vacancies low, income steady and communication open, with our own photography, cleaning, maintenance and grounds teams under one roof.

Why owners choose us

The numbers speak

#1Voted best PM '23–'25

97%Occupancy rate

98%Rent collected

$35M+Under management

Fewer vacanciesStand-out marketing and fast turnovers keep your homes earning, not sitting empty.
Stronger rentsPricing from real local numbers gets the best rent the market will support.
Repairs handledSpivey Building Co. and trusted crews fix things quickly and to a high standard.
A real personResidents and owners always reach someone on our team, and we answer by the end of the next business day.

How it works

Three steps

Free analysis. We look at your property and share honest numbers: projected rent, timeline and approach.
Onboard & market. We prep, photograph and list your home, then screen applicants carefully.
We manage, you relax. Rent collection, maintenance, inspections and reporting, all handled and all transparent.

Getting started

Your onboarding checklist

What we'll ask you for when you sign on, so your first month runs smoothly.

Keys, fobs, remotes and codes for every door and lock
A W-9, so year-end tax documents go out right
Your insurance, listing us as an additional insured or interested party
Utilities: which ones transfer to residents and which stay with you
HOA rules or building rules, if there are any
Appliance info: makes, models, warranties
Current leases and the deposits you're holding

What's included

Full service, start to finish

Rent and deposit collection
Monthly financial statements and the owner portal
Legal notices prepared and served
Maintenance coordination with trusted vendors
All tenant communication: calls, emails, texts
Quarterly exterior and annual interior inspections
Documented move-in and move-out walkthroughs
Eviction coordination (you cover only legal costs)
Lease renewals and Washington compliance oversight
On-site lockbox for secure, authorized access

Everything under one roof

One call does it all

Most managers juggle outside vendors, and you wait. Our marketing, cleaning, maintenance and landscaping are all in-house, so every turnover moves on our schedule, at clear rates, to our standard.

Photography

Every home is professionally photographed by Nicole Shannon Photography before it lists.

Cleaning

Our own team turns every unit between residents, move-in ready to our standard.

Maintenance

Andy, Hunter & Cliff from Spivey Building Co. handle repairs at $70/hr, no vendor markup.

Grounds

Lawns, cleanups and curb appeal on a schedule set for your property.

How a repair works: it's reported, our office sends our own crew, and the work is done, documented and itemized on your monthly statement. No bid-chasing, no third-party markups.

Meet the team

Your team

Real names, one local office. These are the people who care for your homes and your residents.

Lindsey Kuni

Property Manager

Kailey Blake

Resident Manager

Kylee Bagwell

Assistant Property Manager

Allison

Bookkeeping

Fees

Clear, with no surprises

Management fee10% of rents
New tenant placement50% of the first month's rent
Lease renewal25% / 12.5%
Onboarding$250 + $25 per unit
Maintenance$70/hr through Spivey Building Co.
Groundskeeping & cleaningCustom to your property

Maintenance is auto-approved up to $250 per unit (multi-family) or $500 (single-family) per month. Anything over that, we ask you first. Cancel anytime with 60 days' notice.

Doing it yourself?

Your time, your risk

Managing a rental yourself can work. Here's what it takes, and what you hand off when you work with us.

ScreeningOn your ownFinding, vetting and scoring every applicant the same way, within fair housing rules.With usThe same published 9-point criteria for every applicant.
NoticesOn your ownWriting and serving the right Washington notice, the right way, on time.With usLegal notices prepared and served.
The 2 a.m. callOn your ownBurst pipes and lockouts don't wait for business hours.With usResidents call our office line, not you.
Washington complianceOn your ownRules change. Deposits, rent increases, entry notice and screening all have to follow the law.With usLease renewals and Washington compliance oversight.
TurnoversOn your ownCleaning, repairs, photos and showings between every resident.With usOur own cleaning, repair and photo crews.
VacancyOn your ownMarketing an empty home fast, because every empty month costs you.With usStand-out marketing and fast turnovers.

Screening & fair housing

The same rules for everyone

Every applicant is scored on the same published 9-point criteria, and we follow Washington landlord law and fair housing rules on every home. That protects you as much as your residents.

IncomeRental assistance counts as income, as Washington requires.
AnimalsService and assistance animals are allowed in every home, with no pet fees.
DepositsHeld and returned the way the law says, with documented move-in and move-out walkthroughs.
ListingsDescribe the home, never who should live there.

See the criteria

The rules, and your part

Clear on who does what

Washington rent increasesThe 2025 law (HB 1217) caps increases at 7% plus inflation, never more than 10%, once every 12 months, with 90 days' notice. Newer buildings are exempt. We keep every increase within the law and tell you what's allowed for your units.
Your partKeep the property insured, pay for the repairs that keep it habitable, and approve repairs over the monthly limit.
If you ever leave usGive 60 days' notice. We transfer your leases, deposits and records to you or your next manager.

Reporting

Always in the know

Your owner portal shows rent, expenses and documents any time. Each month you get a statement with every repair itemized, and tax documents at year end.

Your statementEvery month: rent and other income, expenses, and every repair itemized, so you can see exactly where each dollar went.
Year-end tax documentsSent to you at year end, from the W-9 you give us at onboarding.

Owner portal

What owners say

“They handle maintenance wonderfully. Kailey is especially a ray of sunshine!”

Mary M. · Owner

“Payments on time, tax documents at year end. The experience is pretty amazing.”

Dalton B. · Owner

“Within two weeks of transitioning, everything changed for the better, for us and our tenants.”

Melody I. · 12-unit owner

let's talk

What could your rental rent for?

See what homes like yours rent for in Grays Harbor right now, then get a free management analysis from our team. Call 360-519-4425 or email office@rentalsbyspivey.com.

See my rent range Get a free analysis Flip through the booklet