residential property management leasing packetm.b5z.net/i/u/10028418/f/leasing_packet.pdfresidential...

RESIDENTIAL PROPERTY

MANAGEMENT

Leasing Packet

253.537.6500

www.nrbproperties.net

15413 1st Ave Ct S, Suite G6

Tacoma, WA 98444

http://www.nrbproperties.net/

NRB Property Management began over 15 years ago with a clear focus on providing the best

customer service possible for all of our clients. We employ an incredible staff to serve the every

need of our owners and tenants. What does that truly mean for our customers? We offer 24/7

support for all. Can you imagine being a tenant with a water leak on a Friday night at eleven

o’clock? Our owners enjoy the benefit of knowing that we can jump on issues, such as these,

without them becoming a large headache. That’s a huge relief for most people. We take a

great deal of pride in our remarkable staff and how much effort they put into helping others.

They are all, truly, willing to do whatever it takes at any time; weekdays, weekends, and even

the middle of the night! Owners want their homes and/or investment unit(s) to be maintained with the same quality

care that they had given them. Knowing the ethics of our company coupled with our vast

knowledge, they enjoy a level of relief they may not have experienced elsewhere, making it a

little less worrisome when they make the choice to hire us. Another issue is having the house

vacant for extended periods of time. NRB enjoys the lowest vacancy rate in the state. How do

we know that? We are proud to inform our owners that most of our homes are rented to

another qualified tenant, before the current ones have even moved out. This doesn’t “just

happen”. It takes a lot of work and a great deal of experienced coordination between everyone

involved. If you look at your home as a business investment, and NRB as your business partner,

things will work out smoothly for all of us, with little effort on your behalf.

Compare our company to any other company in Pierce County, and you will see our excellent

pricing structure. Please take a few minutes to speak with one or more of our owner references

as well. Ask them about how NRB conducts business, how many units we manage for them,

how long we’ve worked together, and their opinion on our communication. We have not seen

any other company willing to share their owner references with potential future clients. We will

assist you first with making sure your home is in “tip-top” shape. We will do whatever we can

to educate your new tenant on how to maintain your home, and hold them accountable to our

very STRICT standards to adhere to during their entire tenancy.

Please read completely through this informative packet. We hope that it enlightens you to the

care we take with every step of the renting transaction. Feel free to call me directly with any

and all questions. We will work with you from start to finish, assisting in renting your home

quickly, at the best possible price and to a well-qualified tenant.

Warm Regards

Randy Schell

Property Manager

The Many Benefits of Hiring the right

Professional Property Management Company

There are many factors to consider when renting out your home. How do I find the “right”

tenants? How am I going to qualify them? How and where will I advertise my home for rent?

How will I show my home, and at what time? What if a repair is needed? How will I arrange for

repairs? Who will handle the emergency calls? What if my tenant(s) stops paying rent? What

notices am I legally required to give my tenants? What are the rules regarding serving notices?

As a professional residential property management company, NRB is your answer to these

questions and more. At NRB we:

Market your rental on over a dozen websites and with optional rental signs, if allowed

by the HOA for your neighborhood.

Show your property to prospective tenants, making special arrangements if necessary

for after hours and weekends. Our homes do not last long on the open market.

Screen applicants for credit, income, employment verification, landlord verification and

criminal history. OUR GUIDELINES ARE VERY STRICT!

Prepare lease agreements, meet your new tenant at the property to answer any last

minute questions and sign both the lease and the completed Move In Condition Report,

as well as provide all legally required notices throughout the tenancy, conduct a 90 Day

and Annual inspection of the property (as a minimum), coordinate and conduct the

Move Out and finally, process the former tenants refund. Prepare and clean rental

between tenants to protect the integrity of your rental(s).

Hire and supervise licensed, bonded and insured maintenance workers and independent

contractors. All contractors are screened again the L&I database quarterly.

Collect rent and distribute to owners in a timely fashion (never later than the 15th of the

month) as long as the tenant has paid on time.

And, when your tenant does eventually decide to leave, we are proud to start the whole

process all over again with you. We are able to lessen vacancy rates for our owners by

advertising properties as soon as the move out notice is received. Most homes are

spoken for, before the outgoing tenant has even moved out.

Common Pitfalls of the Self-Managed Property

Not running their rental(s) like a business.

Not taking enough pictures to properly advertise their open unit.

Not properly advertising their open unit on the correct media outlets.

Not fully screening applicants to verify the validity of all provided information.

Not reviewing State landlord/tenant laws.

Failing to have a written agreement.

Failing to complete signed and dated inspection sheets with the tenant.

Hiring the wrong contractors, cleaning and/or repair workers.

Not enforcing late rent policies. (Being too nice or lenient with tenants)

Not inspecting your property on an annual basis and automatically replacing smoke alarm batteries and filters.

Entering a property without proper reason or notice.

Not using an eviction attorney when dealing with a non-paying tenant.

Not setting rents to reflect current market rates.

Poor record keeping.

Not maintaining the property. (Sets wrong expectations for tenants)

Not properly handling deposits and/or security deposit refunds.

Not issuing a move out “14 day” letter for each tenant move out, or within the proper timeframe.

Property Management Fees

For our full property management clients we provide all of the services as detailed on the

previous page for a one-time marketing fee of $579.00, with a management fee of 9% of gross

rent collected each month. WE DO NOT HAVE HIDDEN OR YEARLY CHARGES LIKE MANY

MANAGEMENT COMPANY AGREEMENTS. YOU WILL NEVER SEE A MAINTENANCE “MARK UP”,

ADDED TO A CONTRACTORS INVOICE, ON ANY MAINTENANCE PERFORMED AT YOUR

PROPERTY.

Lease Up Clients

For owners who want to manage their own home but don’t want the hassle of getting it rented

we offer the following services.

Procuring of all pictures for your advertisement.

Marketing of your home on the correct media outlets.

Show your property to prospective tenants at all times needed to fill the unit quickly.

Screen applications with our strict guidelines.

Prepare the lease agreement and provide legally required notices.

Collect security deposit and initial rent only.

Upon completion, we will turn over the rental file, security deposit and initial rent to you. Your

home will be yours to manage from there. When your tenant does eventually decide to leave,

you will be responsible to conduct the move out, assess for any damages, prepare the

paperwork and forward that and any refund to the former tenant. And, while you’re doing that,

we’ll be more than happy to assist you again in finding another quality tenant.

We charge a one-time fee of $700.00, upfront, for the completion of these services.

Preparing your home for Marketing Pictures

When preparing to market your home online, nothing is more important than great pictures!

Randy Schell, the Property Manager, takes all the pictures to help save costs and time for our

property owners. While most property management companies will only post four to ten

photographs on an open unit, we typically post around 50-60 photos on our website. We will

also post the maximum allowed on Craigslist of 24 photos. Please compare the look of our

photos to the photos of any other company. We take our time and typically take from 120-200

photos. For larger homes, we have taken over 250 pictures to ensure that our Marketing

Director has the perfect pictures for a great advertisement for your rental home. When

preparing your home for the pictures, it is important to know the basics.

These are the best practices to prepare your home for excellent pictures:

First impressions can make or break your showings. Making sure your yard is mowed,

edged and free of weeds is very important.

Move all vehicles from the front of the house, and/or out of the driveway for best

pictures.

If possible, it is a great idea to pressure wash your driveway, and all sidewalks.

Decluttering your home is very important. You want to show as much of the floor as

possible to allow each picture to look visually larger. Many owners use the garage and

closets as storage areas during the picture taking time.

Pictures are taken in every room from every angle to help a potential new tenant “walk”

through your home online.

Turn on every light, in your home, and have all the blinds down to the window sills.

Make sure they are open to allow as much natural light into each room.

Please make sure that the home is as clean as possible to show your home in the best

way possible.

If the home is vacant, please set up the pictures to be taken after the carpets have been

professionally cleaned. If the home is still owner occupied, please make sure the carpets

look nicely vacuumed.

NRB takes pictures of every appliance, the serial numbers and model numbers. We think

it is vital to make sure every part of the house is fully documented.

We hope this simple guide will show the care and time we take to take pictures of your rental

home. By taking these steps, it will save time for taking pictures and truly show how nice your

property is for those looking to find their next rental home.

Marketing

Effective marketing will rent your property faster. Our marketing program far surpasses other

companies in the industry. We market your home online with numerous websites including our

own, generating a great deal of traffic and interest in our rental homes.

Internet

We have a powerful website that generates a lot of traffic from potential tenants –

www.nrbproperties.net – where we will market your property. In addition to our own website,

we also post your home for rent on other websites such as:

Craigslist.org

AHRN.com

Zillow.com

Facebook.com

Hotpads.com

FrontDoor

Postlets.com

Local.com

Google base.com

Trulia.com

Redfin.com

Yahoo real estate

Backpage.com

Vast.com

And Others

At NRB, we maintain a list of pre-approved applicants who have inquired about renting one of

our properties. When we have a new listing, we contact that list of prospective tenants whose

criteria meet the guidelines for that property. Remember, these tenants are either looking to

move up or down in the marketplace, and your property could be just right for them. When

someone calls and needs to move ASAP, we do everything possible to get them into a rental

property immediately, truly doing whatever it takes to fill their needs! There are only two

reasons a home sits vacant on the market, when being properly advertised: 1) The rent is too

high or 2) The home is in poor condition. NRB only manages quality homes, whose owners

understand the importance of maintaining their property to keep the value high. So in reality, it

comes down to the right rent amount.

http://www.nrbproperties.net/

Applicant Screening

Nothing is more important to NRB than attracting strong qualified tenants for your rental

property. It is our number one goal to cultivate a good tenant-landlord relationship. This is

important to you because it usually means that your rent will be received on time and

encourages tenants to keep the property in a well maintained condition. Furthermore, because

of our relationship with them, they aren’t afraid to request work when needed. When we are

able to cultivate a good tenant, they enjoy living in your home and they become a long term

tenant. This benefits you because long term tenancy reduces the vacancy rate, which in turn

reduces turnover costs for you.

When a prospective tenant is interested in your property, we require an application for each

proposed occupant over 18-years of age. This is required by law.

NRB Property Management uses Alliance20/20 to pull a national credit report on each and every adult applicant. They check references and speak to each landlord reference personally. They don't outsource this important task to a third party who may do a "so-so" check. They personally verify each applicant's employment and income. This is the only company we found that adheres to our strict tenant guidelines.

Full Tenant Screening Report

Consumer Credit Report with FICO Score

Washington and Nationwide Criminal Search

Eviction History (4 Years minimum)

Rental History Verification (2 Years minimum)

Employment History (2 Years minimum in the same line of work)

Tenant Scorecard

Quality Control performed on each verification

These are the applicants that will NEVER qualify for our rentals:

People with violent felonies

People with sex offender convictions

People with drug dealing convictions

ESPECIALLY people with Evictions!

Preparing to lease your home

Preparing to rent your home is no different than selling your home. Prospective tenants may look at dozens of homes before choosing one to live in. You owe it to yourself to make your home appeal to the largest audience. We can assist you with every tool or contractor needed to ensure that your home is ready for new tenants. We conduct an inspection of your property and highlight the features that will help assure that it is rented out quickly and for the highest rent our current market will allow.

Change your insurance policy

Keep your house insured even if you don’t owe a mortgage. To protect your investment

and the property of your tenants, you’ll need to make sure your house carries adequate insurance to cover any losses that may occur due to tenant negligence, natural disasters, and fire or water damage. Talk to your insurance agent about rental property insurance coverage, otherwise called a “Landlord Policy”.

Repairs

Don't underestimate the importance of little repairs on your rental units.

Make any repairs before you show the house to potential tenants. You’ll be able rent your home for more money if you present it in its best light. Sagging gutters, overgrown landscaping, peeling paint and outdated flooring will not appeal to most tenants. You’ll attract a better quality of tenant and earn more money monthly by showing the property in its best light right from the beginning.

Owners should establish and follow a systematic maintenance inspection schedule at least annually. When your home is in our care we check for pests, mold, smoke damage, peeling paint, dripping faucets & pipes, running toilets, signs of water stains and buckled floors, water heater leaks, defective locks, windows & screens, pet damage, roofs & gutters (sagging ceilings), caulking (inside & outside), carpets & drapes, and more at each inspection. We highly recommend making any respective repairs including cosmetic items like painting and new carpets. Keeping your home in tip top order will pay big dividends.

Install carbon monoxide detectors on each floor of your rental home as required by law.

Make sure you have blinds in EVERY window that has any possibility of someone looking into the home from the outside. Remove all curtain rods and respective drapes in the rental. We have been advised about a liability to owners from the curtain rods.

Make sure all locks are changed if the property is transitioning from a past tenant. Only the Kwikset Smartkey lock sets allow you to change your locks without cost in the future, which is why we recommend them so highly.

General Maintenance

Ensure that the electrical, plumbing and heating systems are in good working condition. As a landlord, you are required to provide your tenants with the basic essentials (such as electricity, fresh water, and heat) while they are living under your roof. Don’t try to cut corners by inspecting the property yourself. Hire a qualified professional to inspect your house before renting it out. It’s well worth the money and allows you to know what future expenses to anticipate.

Utilities

Please contact your utilities companies and get a final bill generated for your home. Numerous times home owners forget to pay their final bill prior to their tenants moving in. Sometimes this results in the tenants having no heats, water etc. It’s very important that those bills get paid right away to save you the possibility of extra costs for reconnection.

Be sure to contact your utility companies and give them your property management company’s information. Also, get a “never disconnect agreement” with them. This will keep the utilities on during the transition of tenants and limits reconnect fees.

Sewer: We have found it better for owners to continue to pay their sewer bill and have each tenant reimburse the owner through the rent payment monthly.

Misc

Don’t turn off utilities, remove doors or windows, or change locks (except with notice and as required for repairs). Do not take tenant belongings unless surrendered or abandoned (which needs to be properly documented). Do not enter without notice (or permission while tenants are at the premises), unless for an emergency (smoke, roof and plumbing leaks, electrical hazards, life and safety, etc.).

Turn a gas hot water tank down to low or vacation setting during periods of vacancy.

Turn off gas fireplace pilot light and turn gas off entirely.

Important Items to consider when transitioning your home to NRB Property Management

1. NRB Property Management’s primary goal is getting you a quality tenant ASAP. 2. The two most sensitive items in renting a property are:

a. Finding a quality tenant as quickly as possible. b. Attaining the highest rent possible for current market conditions.

3. Security is paramount in protecting your home, especially when vacant. a. Make sure the outside lights are left on at ALL times. b. Turn on a light that will be seen on both the main and 2nd floors, if the home is a two

story. c. Close ALL blinds on main floor to prevent wandering eyes. d. Open all blinds upstairs to let the light shine through at strategic points. e. Lock all doors, secure all windows and the back door slider. Make sure to install a

lock if there isn’t one. f. Change locks between tenants, using Smartkey locks to save future costs.

4. If the house is vacant, turn down the water heater to “vacation” or “low”. This step will save you money.

5. Filters: Replace the furnace and refrigerator filters. It’s a good idea to leave at least one additional furnace filter on the premises so the tenant knows what to purchase in the future.

6. Light bulbs: Replace all burnt out bulbs. 7. Smoke Detectors and Carbon Monoxide Detectors: Replace all 9V batteries. 8. Check your gutters and downspouts for debris, dirt or damage. If the exterior is dirty

wash them. 9. Check your roof for debris and moss. Remove if present. 10. Pull off all curtain rods from above windows. Possible liability. 11. Make sure you have blinds in windows to protect privacy of tenants. 12. Make sure you have a plan to water and trim yard between tenants. 13. Make sure all appliances work as normal. Run cycles if needed. 14. Make sure you give four copies of ALL keys to NRB Staff. This includes mail box keys. 15. Make sure you give us two sets of both garage door openers and gate remotes. 16. Return the New Owner Info sheets to Randy ASAP. Both pages in DETAIL! Leave

nothing blank, even if the answer is simply “N/A”. 17. Return the EFT Authorization Form to NRB for your direct deposit. 18. Get a Never Disconnect Agreement with every utility on your rental homes. 19. Have your alarm service disconnected if currently being monitored. 20. Set your furnace on hold at 60 degrees and on heat. Set fan to auto. 21. Change your insurance policy to a landlord policy. Saves you a little money, typically. 22. If you have a septic system, and it hasn’t been pumped and inspected in the past two

years, we advise having it serviced. This gives you a baseline acceptable to a judge if the tenant causes damage and we end up in court.

23. Make sure the house is incredibly clean for your new tenants. Consider having a professional do it for you. White Glove clean is a great barometer. You cannot afford to have your incoming tenant state “This home was not cleaned when I moved in.”

24. Make sure the carpets were cleaned professionally. Don’t forget to have it deodorized and the home fumigated if you had pets in the home previously. These steps assure that the home not only looks its best, but smells nice as well! The last thing any incoming tenant wants is a home that has a pet odor when entering the home. We need to protect against this.

The most important thing to remember is doing everything you can to have your property in the cleanest, best condition possible for your future tenants. They will be held to a very high standard when they leave, so it’s critical that they receive it this way. All paint should look sharp in every room. When your tenants vacate the property, anything not in the same condition, other than normal wear and tear, will be deducted from their security deposit when they move out. The State of Washington does not allow any management company to charge any tenant for “normal wear and tear”. It is a grey area, and if taken to court, the tenants typically win. With this in mind, NRB goes to the fullest extent to document and take pictures of every item and room in your rental unit. We charge tenants for all damages in a home, and we take that very seriously. This all starts with making sure your home is in pristine condition. When we sign the lease with your tenants, we also sign a large set of inspection sheets with your tenants ON SITE. This is far different than many management companies, who ask tenants to find what they can and return the inspection sheets within a few weeks. This really opens up a ton of liability to your home, so we keep that very close to the chest. Keeping tight control on how the lease and inspection sheets are executed is very important. We will help ensure your home is maintained in the same condition you gave it to us. We thank you for taking the time to read about NRB Property Management and how we conduct business. We take this very seriously and are proud to do the best job possible for each owner that we represent. We truly want to be compared to every other company in Pierce, King and Thurston County. If you look at this as a true partnership, you will see that we are willing to do everything it takes to assist you. We look forward to working with you in the future!

NRB Property Management, LLC PO Box 624, Spanaway, WA 98387

Office: 253.537.6500 Fax: 253.537.6505 Mobile: 253.297.6111

Rent Processing Policy: When payments are received in our office, we deposit them on the same day. Once funds are deposited, they are held for 3 full business days to clear our account, before we can pay them out on the 4th business day. Without this measure the payment could have “bounced”, and we are left with little recourse.

Example:

- If your tenant pays their rent on the 4th of September, we will deposit their monies into the trust account on the same day. We will then make a deposit (rent minus fees) into your account on the 4th business day after the deposit, so pay out would be on Sept 10th.

- In September, the 2nd was a holiday. Some tenants did come in and make payments on

that day. We could not deposit them until the 3rd as banks were closed, so those tenant payments (minus fees) would be deposited into your account on the 9th of September.

OWNER Initials ________ ________ AGENT Initials ________ MANAGEMENT AGREEMENT 5-1-16 Page - 1 -

NRB Property Management, LLC

PO Box 624, Spanaway, WA 98387

FULL MANAGEMENT contract:

OWNER Name(s): SAMPLE OWNER(S)

OWNER Billing Address:

SAMPLE OWNER ADDRESS_____________

Rental Property Address:

SAMPLE RENTAL ADDRESS_____________

Home Phone #_OWNER HOME PHONE_________________ Work Phone # OWNER WORK PHONE________________

Cell Phone #_OWNER CELL PHONE ___________________ E-Mail: _OWNER EMAIL ____________________________

Home Phone #_OWNER HOME PHONE_________________ Work Phone # OWNER WORK PHONE________________

Cell Phone #_OWNER CELL PHONE ___________________ E-Mail: _OWNER EMAIL ____________________________

Emergency Contact Person (relationship to OWNER) _OWNER EMERGENCY CONTACT_____________________________________________________________________

(Name/Address/Phone) _ OWNER EMERGENCY CONTACT NAME/ADDRESS/PHONE________ _______________________________________

OWNER and AGENT, NRB Property Management, LLC agrees as follows:

The Law of Real Estate Agency Pamphlet: By initialing this section, I (we) certify we have been provided “The Law of Real Estate Agency Pamphlet by AGENT. _________ _________ (OWNER initials)

The OWNER is aware of the Landlord/Tenant Act and understands AGENT will act according to its provisions.

________ _________ (OWNER initials)

The OWNER agrees to pay the AGENT/ NRB Property Management all fees earned:

Full Managed 9% Monthly Management Fee, only when rental property is occupied by a paying tenant. NO Fee during

periods of vacancy. OWNER Initials _________ _________

THIS AGREEMENT WILL BE BINDING UPON THE SUCCESSORS AND ASSIGNS OF THE AGENT, AND THEIR HEIRS,

ADMINISTRATORS, SUCCESSORS AND ASSIGNS OF THE OWNER. THE PARTIES HERETO HAVE AFFIXED OR CAUSED TO BE

AFFIXED THEIR RESPECTIVE SIGNATURES THIS:

______________________ Day of __________________________, 20_______


1.0 EXCLUSIVE AGENCY - RENEWAL – TERMINATION

1.1 The OWNER___OWNER FULL LEGAL NAME__________________ (full legal name(s) hereby engages the AGENT, NRB Property Management, LLC exclusively to rent, lease, operate and manage the property (see address on page one of this agreement):

Upon the terms hereinafter set forth, beginning on TERM BEGINS and ending on TERM ENDS and thereafter for monthly periods. This agreement will automatically renew for the same length of time unless on or before THIRTY (30) days prior to the expiration date, either party notifies the other in writing of an intention to terminate this agreement.

The AGENT, NRB PROPERTY MANAGEMENT, LLC and OWNER agree as follows:

2.0 INITIAL SET UP

2.1 OWNER agrees to pay a one-time set up charge of $579.00. The set up fee covers the cost of signage, property review, Professional consultation (recommendations to the OWNER), and administrative fees for accounting. Fee also encompasses the showing of the rental unit(s), advertising and interior and exterior photos of the rental unit(s) for current and future vacancies.

2.2 OWNER elects NOT to have post sign advertising ____________. (OWNER initials)

2.3 OWNER agrees to establish a MAINTENANCE FUND in the amount of: $250.00 (dwellings under ten years of age) __________. $500.00 (dwellings over ten years of age) ____________. OWNER agrees to pay at signing _______________or from first rental proceeds____________. (OWNER initials)

2.4 FULL MANAGEMENT: NINE percent (9.0%) of the gross amount of money received monthly from the operation of the Premises. OWNER will not pay a fee for management during periods of vacancy. After a dwelling has been vacant, and upon rental of the now vacant property, the OWNER agrees to pay NRB $500.00 re-rental fee. If any Tenant, USING A MILITARY CLAUSE, breaks their lease within the first 12 months, this fee will be reduced to $250.00.

2.5 EVICTIONS: $450.00 is required for processing an eviction of delinquent renters in any unit currently in possession of OWNER. AGENT will serve the Tenant a legal 3 day notice and complete all paperwork for the attorneys to begin the eviction process. In Pierce County these legal fees can be up to approximately $950.00 for a full eviction. In Thurston County, that number can be as high as $1,250.00. These costs vary by county and may vary within any particular county. Please note: This only applies if AGENT receives the property with a current tenant in serious arrears, and then only if the OWNER instructs in writing to AGENT. This may not apply to your particular situation at all!

2.6 MOVE OUTS FOR CURRENT TENANTS: There is a processing/administrative fee of $400.00 required for the AGENT to work with each vacating Tenant in residence that is in the process of moving out at the time of the signing of this agreement. This is an unusual occurrence and only applies at the time the management agreement is initially signed. For this fee, the AGENT will complete the Security Deposit Refund and Accounting on behalf of the OWNER and oversee all cleaning and repairs. AGENT, as a courtesy and upon request, will do a pre-inspection to assist the current TENANTS in getting as much of their security deposit back as possible. Please note: This only applies if AGENT receives the property with a tenant in need and then only if the OWNER instructs. This may not apply to your particular situation at all! OWNER WILL REMIT THE FULL SECURITY DEPOSIT TO AGENT UPON EXECUTION OF THIS AGREEMENT.

2.7 EXTRAORDINARY REHABILITATION: Ordinary services do not include the following: remodeling, redecorating, fire or other major damage restoration, insurance claims, or damage caused by natural disasters. If the OWNER requests the AGENT to perform services not specifically included herein and AGENT agrees to provide such services, the standard hourly administrative charge of $75.00 per hour plus a fee equal to 10% of the gross of all invoices for all materials and labor for such work will be paid to AGENT by OWNER. AGENT and OWNER will agree on what is needed in writing or via email giving AGENT authority to act on behalf of OWNER. OWNER is responsible for ALL contractor payments.


3.0 AGENTS & OWNERS RESPONSIBILITY

3.1 AGENT will use diligence in the management of the premises for the period and upon the terms included herein;

agrees to furnish the services of its firm for the renting, leasing, operating and management of described premises.

3.2 OWNER agrees to pay the AGENT the fees indicated in this agreement even if the OWNER finds the Tenant. OWNER

also agrees to turn the home over to NRB Property Management, LLC in the required condition as per the attachment

named “Owner Checklist”. Homeowners Association Rules and Regulations, a copy of the Homeowner’s Insurance

Policy naming NRB as “also insured”, receipts for professional carpet cleaning and if pets have been present,

deodorization and pest fumigation, septic inspection, chimney inspection, etc. as detailed below, along with any

applicable addendum must be provided to NRB Property Management, LLC with the signed management agreement.

3.3 OWNER to provide NRB Property Management, LLC with the most recent HOA Rules & Regulations (if applicable)

within the next TWO WORKING DAYS. A faxed or emailed submission is permitted. No advertising will commence

unit the HOA information is provided to AGENT. Additionally, a lease CANNOT and WILL NOT be executed without this

document!

RECEIPTS/REPORTS REQUIRED FROM OWNER PRIOR TO TENANT PLACEMENT

Professional carpet cleaning (and deodorization if a pet has been in residence) _________

Professional pest fumigation (if a pet has been in residence) _________

Professional Chimney inspection (and cleaning if recommended) _________

Copy of Home OWNERs Insurance naming NRB as “Additional Interest” _________

Well Report (if property is serviced by a private or community well) _________

Propane tank filled to 70-80% /Oil tank full (If applicable) _________

Septic Tank Inspection/Report (and pumping if inspector recommends) _________

Other _______________________________________

IF OWNER IS UNABLE TO COMPLETE THESE TASKS PRIOR TO SUBMISSION, NRB PROPERTY MANAGEMENT WILL

COORDINATE THESE SERVICES FOR A FEE OF $75.00 PER ITEM. THIS FEE IS IN ADDITION TO ANY FEES CHARGED BY

CONTRACTORS/VENDORS.


4.0 AGENTS AUTHORITY

OWNER and AGENT agree to the following Terms and Conditions:

4.1 To advertise and display the availability of the Premises with a "for rent" or "for lease" sign, unless specifically

declined by owner. To screen prospective Tenants and use diligence in said selection, while abiding by all Fair Housing

Laws. Screening of applicants will be performed by a licensed and bonded screening agency and paid for by the

applicant. AGENT will consult with OWNER regarding marginal applications. If the applicant screens well and there are

no issues the management company will approve the application. Likewise, if the applicant is well below our

requirements NRB will turn them down. Once a tenant is secured you will be notified. Screening of applicants will be

done by a licensed and bonded screening agency and paid for by applicant.

4.2 To negotiate and execute leases on behalf of the OWNER, lease terms may vary based on situation.

4.3 To collect rent, security deposits, and all other monies. To then deposit applicable monies into an account identified

by OWNER as:

_BANK ROUTING NUMBER _______ ___BANK ACCOUNT NUMBER_____ __OWNER BANK NAME___________

(Routing number) (Account number) (Bank Name)

Legal Name on bank account used for deposits:

Legal Name(s) to be used on W-9

Household Ownership Percentage, if last names are different:

*** ACH Credit form and legal name(s) on your bank account need to match EXACTLY.

SECURITY DEPOSITS: Security Deposits held by NRB property Management, LLC will be deposited into AGENT’s trust account at Bank of America, Tacoma, WA immediately when remitted to AGENT. 4.4 To serve notice of termination of tenancies, notices to quit or pay rent, rent increases, and any other notices the Agent or its legal counsel deems appropriate. 4.5 To employ Attorneys for the purpose of enforcing Owner’s rights under leases, and to then begin legal action on behalf of and in the name of Owner. 4.6 To provide all services reasonably necessary for the proper management of the Premises, including but not limited to periodic appearance inspections (see Addendum), supervision of maintenance, and the arrangement of such improvements, alterations and repairs as may become necessary. Inspections for mechanical, structural, code compliance, and hazard assessment to be conducted by qualified professionals at Owner’s expense. 4.7 To maintain accurate records of all monies received and disbursed in connection with the management of the Premises. Owner will have 24/7 access to their online portfolio for the purpose of reviewing their account and the accompanying documents. Said records will be open for inspection by OWNER at the NRB office during regular business hours and with reasonable notice. 4.8 To contract for ALL repairs of the Premises at a cost to Owner not to exceed $500 per repair, per unit, without permission from OWNER before work is completed. In the event Owner is not available for consultation to contract for necessary repairs and expenditures to protect the Premises from damage or to provide services to the tenants provided for in their leases, Agent shall have the sole authority and discretion to make such decisions.


4.9 To execute service contracts for utilities and services for operation, maintenance, and safety of the Premises as Agent deems necessary or advisable. See also section 9.0 4.10 Incentives: AGENT agrees to consult with OWNER regarding applicability of certain incentives (free rent, appliances, etc.) to be utilized on a case-by-case basis to facilitate leasing. 4.11 AGENT agrees to provide all services reasonably necessary for the proper management of the Premises, including but not limited to periodic appearance assessments (see Section 6.2). 5.0 REPAIRS 5.1 NRB Property Management, LLC agrees to hire and discharge all labor required for the operation and general maintenance of the premises; it being agreed that any contractors hired for repairs, maintenance, and improvements will be deemed employees of the OWNER and not the AGENT. If AGENT uses reasonable care in hiring contractors for the OWNER, AGENT will not be responsible for the contractor’s acts, defaults, or negligence. Contractors will be licensed, bonded and insured per Washington State Law. 5.2 Compensation to any such independent contractors estimated to exceed $500.00 will be approved by OWNER unless it is determined that an emergency exists by AGENT. 5.3 OWNER authorizes AGENT to contract for EMERGENCY repairs of the Premises. at a cost to OWNER not to exceed $500.00 per repair, per unit. In the event OWNER is not available for consultation to contract for necessary repairs and expenditures to protect the Premises from damage or to provide services to the TENANTS provided for in their lease. AGENT will have the sole authority and discretion to make such decisions. OWNER will thereafter promptly remit, upon AGENT’S request, the necessary balance. OWNER is ultimately responsible for payments to any and all contractors. If the property is served by a septic system, OWNER agrees to provide NRB Property Management with a copy of the “as built”. In the event the OWNER doesn’t have this form available, a drawing showing the location of the house and any outbuildings, as well as the location of the septic tank and drain field are required. The septic system must be in compliance with all county regulations. It is strongly recommended that you remove an existing garbage disposal if your home is served by a septic system. 5.4 Routine maintenance at OWNER’s expense include, but are not limited to: Furnace inspections, roof and gutter cleaning, quarterly pest control, caulking of tubs, showers and counters, backflow tests on homes with sprinkler systems, dryer vent cleaning, pruning and spraying of plants and trees, and interior or exterior paint. These are not Tenant responsibilities. These services are coordinated with the OWNER and only on an as needed basis as determined by AGENT. 5.5 NRB Property Management, LLC charges an Administration Fee of $100.00 per incident to coordinate with Home Warranty companies on behalf of OWNER. Please note: OWNER may eliminate this fee by directly coordinating with the Home Warranty Company should they choose.


6.0 PROPERTY EVALUATIONS 6.1 NRB Property Management will perform Move In, Move Out and periodic exterior evaluations, take pictures of any areas of concern and forward them to the OWNER and when appropriate, notify said OWNER of any maintenance issues. AGENT will have final determination of move out charges, if any. 6.2 AGENT will conduct an interior inspection periodically after lease signing and if deemed necessary, after a periodic exterior evaluation. AGENT will conduct an annual interior inspection as part of full management services to OWNER. AGENT is NOT a licensed inspector, and cannot be held to inspector standards or expectations. AGENT will perform this inspection to the best of their abilities. 7.0 PAYMENTS

7.1 To collect payment of maintenance fees or charges through the collection of rent and/or payment directly by

OWNER to NRB Property Management, LLC. Invoices are provided to OWNER for each occurrence.

A. SECURITY DEPOSIT INSTRUCTIONS:

AGENT recommends asking for a FULL security deposit, but OWNER may ask for a reduced security deposit on their

home. NRB has found that potential tenants are not affected by the amount of the security deposit when applying for

our homes. Typically, potential tenants are ready to pay their security deposit immediately after being approved.

B. OWNER is aware that they are responsible for the immediate payment of any unpaid invoices or portion of same

within thirty (30) days of receipt, should the TENANT security deposit be insufficient to cover the entire final move out

invoicing.

C. If TENANT owes a balance above their security deposit amount, AGENT will attempt to collect payments through a

designated payment plan. If successful, AGENT will collect a THIRD (33.33%) of all monies collected. At this time, OWNER

may elect to use a collection agency of their choosing. However, notice must first be given to NRB of your intention to

do so.

7.2 Should this agreement terminate while an existing Tenant’s security deposit is in AGENTS’ possession, AGENT will

forward the deposit amount in full to the OWNER/AGENT for OWNER within (14) working days. As of mailing, AGENT

will have no further obligation or liability whatsoever concerning the security deposit to any person or entity, and

OWNER will hold AGENT harmless thereafter.

7.3 AGENT will not pay any mortgage, property taxes, insurance premiums or escrow accounts for OWNER. OWNER

authorizes AGENT to pay from gross receipts all operating expenses and such other expenses as may be authorized by

OWNER as follows:

Insurance Premiums, _N/A_ Property Taxes _N/A_, Utilities __X__: OWNER will continue to pay all utilities on the

dwelling(s), until a lease is executed and between tenancies. TENANTS will reimburse OWNER for Pierce County Sewer

charges through lease payments during occupancy, if applicable. Utilities during vacancy to be paid by OWNER.

7.4 If your property has either a propane or oil tank, you are required to top it off (the gauge must read between 70% or

higher for propane). TENANTS are responsible for having said tank(s) brought to the same level at the termination of

their tenancy as a part of the lease agreement. This avoids having to compute any difference to the tenant at vacating.


7.5 Fees from TENANTS: AGENT may collect 100% of the following fees from TENANTS:

A). Screening fee

B). Administration fees.

C). Lockout fees.

D). Subleasing administrative charge/ Break Lease Fee

7.6 Half of late fees in payment for collection of same, unless the result of NSF, in which case AGENT keeps all funds as

payment for additional work. No further notice required.

7.7 It is mutually understood and agreed that the AGENT will allow ten (10) days for all Tenant rent payments to clear

the banks before disbursing funds to the OWNER. Provided the Tenant pays on time, OWNER funds will be disbursed no

later than the 15th of the month. AGENT will retain fees charged TENANTS as stated in section 7.5 above.

7.8 Pet Fees: All pet fees are NON-Refundable and are split 50/50 with OWNER. $250.00 per animal is the standard fee. AGENT will have authorization to negotiate on behalf of the OWNER. Because this is a non-refundable fee any charges for pet damage will come from the Security Deposit. OWNER must indicate whether dogs only, cats only, either or both, as well as the maximum total of animals permitted. Fish tanks less than 25 gallons are permitted without a pet fee, as are small caged birds. We do not permit rodents, snakes or amphibians. We require renters insurance to cover all pets at the tenant’s expense. Tenants are required to have renter’s liability insurance during tenancy in your rental home. Dogs: Y/N # allowed ________weight limit________. Cats: Y/N # allowed_________. Total pets allowed__________. 8.0 FEES and FINES The OWNER is ultimately responsible for the payment of any fines levied, or assessments made by their Home Owners Association. In the event NRB Property Management, LLC receives notice of a Tenant infraction, the fine will first be charged to the Tenant. If the Tenant fail to pay such fines it is recommended that the OWNER pay them to avoid escalating fees. These funds can usually be refunded to the OWNER at Tenant Move-Out, through Security Deposit deductions, provided the funds are sufficient to cover them. In the event the HOA fails to respond to requests made by NRB on your behalf, you will be asked to step in and resolve the situation. * OWNER certifies that there are NO HOA fines levied against your unit(s). If any fines currently exist on unit(s), OWNER agree to pay such fines and hold tenant harmless from all previous or escalated amounts of fines. If fines are found to exist after tenant placement, OWNER agrees to immediately pay such fines to HOA per this agreement.


9.0 SERVICE CONTRACTS To make contracts for electricity, gas, fuel, water, carpet cleaning, blind cleaning, window cleaning, ash or rubbish

hauling and similar services as the AGENT deems advisable. Any contract entered into for the OWNER by the AGENT will

be the obligation of the OWNER upon termination of this agreement.

10.0 INDEMNIFICATION

10.1 Authorized Conduct: OWNER agrees to indemnify, defend and save AGENT harmless from all claims, suits,

investigations and litigation arising from actions or failures to act by AGENT which have been directed or authorized by

OWNER, regardless of whether such actions constitute breach of contract, a tort, or are otherwise legally actionable.

10.2 To indemnify, defend, and save the AGENT harmless from all suits in connection with the Premises and from

liability from damage to property and injuries to or death of any employee or other person whomsoever, and to carry, at

OWNER expense, public liability insurance naming the OWNER and the AGENT (as “Additional Insured”)

10.3 AGENT’S Negligence or Intentional Misconduct Excluded: Notwithstanding the foregoing, OWNER will not be liable

to AGENT for any indemnity if the act(s) or failures to act by AGENT giving rise to the claim are finally adjudicated by a

court or arbitrator to have been negligent or intentionally wrongful, and were neither authorized nor ratified by

OWNER.

10.4 In the event either of the parties incurs attorneys’ fees to enforce this agreement, the prevailing party will be

entitled to collect from the losing party reasonable attorney fees and court costs. AGENT agrees to mediate the dispute

in an attempt to address the controversy or claim arising out of, or relating to this contract.

10.5 AGENT is not responsible and cannot be held accountable for damages and/or repairs caused by a tenant or

otherwise. Tenants will be held responsible and accountable for all said damages they or their guests may cause to a

unit in their care. OWNER agrees to indemnify, defend and save AGENT harmless from all claims, suits, investigations

and litigation arising from actions or failures of tenant.

11.0 INSURANCE

11.1 OWNER will maintain, at own cost, comprehensive general liability coverage in an amount not less than THREE

HUNDRED THOUSAND Dollars ($300,000.00) combined single limit or such higher amount as requested by AGENT with

the AGENT NAMED AS ADDITIONAL INSURED. OWNER will furnish a certificate of insurance to the AGENT of that

coverage. All such insurance will be primary as to any claims. All insurance policies will provide that the AGENT will

receive thirty (30) days’ notice in writing prior to the cancellation of the policy. Should OWNER not have coverage in

that amount, OWNER may be requested to purchase additional coverage if available through the OWNER’S carrier or

through AGENTS insurance broker with all costs and expenses paid by the OWNER. Unless the OWNER will provide such

insurance and furnish such certificate within ten (10) days from the date of this Agreement, the AGENT may, but will not

be obligated to, place said insurance and charge the cost thereof to the account of the OWNER. All such insurance

policies will provide that the AGENT will receive thirty (30) days written notice prior to cancellation of the policy.

12.0 DISCLOSURES OWNER REPRESENTS AND WARRANTS THAT: 12.1 OWNER is the legal OWNER of the Property or legal entity which owns the property and has full authority to enter into this Agreement and to employ the AGENT under the terms of this Agreement. 12.2 There are no written or oral agreements affecting the management of the Property other than tenant leases, copies of which have been provided to AGENT.


12.3 To the best of the OWNER’s knowledge the building, its construction and operation do not violate any applicable statues, laws, ordinances, rules, regulations, orders, or the like including, but not limited to, those relating to hazardous or toxic substances such as, but not limited to: Lead based paint, asbestos, urea, formaldehyde, radon, or other hazardous substances and that no unsafe condition exists except as disclosed in writing at the time of this agreement. 12.4 OWNER has disclosed the existence of any default of foreclosure notices affecting the property as of the date of this agreement and further agrees to disclose any such notices received hereafter, within FIVE DAYS of the receipt of any such notices. 13.0 ASSIGNABILITY

13.1 This AGREEMENT will be binding upon the successors and assigns of the parties herein and their heirs,

administrators, executors, successors and assigns. OWNER may not assign its rights or obligations hereunder. AGENT

may transfer or assign its rights and obligations herein upon written notice to OWNER. Additionally, the OWNER grants

the AGENT or the AGENT’S Broker the authority to assign responsibilities stated in this AGREEMENT to a sub-AGENT

when desired by the AGENT.

14.0 MODIFICATION

14.1 The AGENT may alter or increase the fees by providing thirty (30) days written notice to OWNER. The thirty (30)

days will be counted from the date notice was mailed. In the event OWNER does not agree to such alterations of fees,

OWNER will provide written notice to AGENT of OWNER’s decision to terminate the AGREEMENT within thirty (30) days’

notice of increase.

14.2 Only a written instrument signed by both parties may amend this full Agreement.

15.0 TIME IS OF THE ESSENCE

15.1 Time is of the essence of this AGREEMENT.

16.0 ADVANCES

The AGENT will not be required to advance any monies for the care or management of the premises which will be

provided by the OWNER. However, in the event that AGENT elects to advance money for the care or management of

the premises, the OWNER agrees to reimburse the AGENT immediately upon demand. The OWNER further authorizes

the AGENT to deduct the sum of such advance from any monies due to the OWNER. OWNER will pay a $50.00 service

charge for each advance provided by AGENT, and additionally any balance on the OWNER’s account and owing to the

AGENT and not paid within ten (10) days of its due date will accrue interest at the rate of 12% (twelve) per annum or the

highest allowable rate by law, until paid in full. Mailing or online posting of monthly statement showing deficient

balance owing by OWNER will be sufficient notice of a balance due.

** OWNER elects to use this service: _______ OWNER declines ________ ** HIGHLY unusual for this to occur.


17.0 OTHER ITEMS OF MUTUAL AGREEMENT: 17.1 For Lease Renewal: In the event NRB Property Management renews a lease with any CURRENT Tenant, a $75.00 charge will be assessed upon execution of same. It is generally in the best interest of AGENT and OWNER to renew any lease when possible. AGENT will make every effort to renew rather than incur a vacancy. 17.2 For Notice Given: AGENT will issue default notice, eviction notice, and when necessary, work with OWNER to institute legal action to evict TENANTS and to recover possession of premises; should AGENT be required to appear in court, AGENT will assess OWNER a $65.00 court fee. 17.3 Copies of Leases: AGENT to provide/post online a copy of each Tenant lease agreement, both for TENANTS inherited from previous property manager (if applicable) and for any new TENANTS secured during the term of this contract within 30 days of lease execution. Upon expiration of lease every attempt will be made to convert Tenant to NRB Lease. 17.4 Specific Lease Language: Lease agreements with TENANTS to include language prohibiting (a) outside storage of belongings of any type without express permission of AGENT or OWNER, (b) the parking of non-operating vehicles for periods in excess of 72 hours, (c) any off-pavement parking (d) installation of antennae or satellite dishes without prior written permission from Landlord. Courts have found that landlords can’t prohibit the installation of communication/television equipment. We can instruct them on installation (pole mounted only), require permission, and fine if not adhered to. 17.5 Reporting: AGENT to provide OWNER with monthly online accounting for the rental unit(s) (including copies of all bills, invoices, and receipts for repair work completed); less fees as detailed in Section 6.5. 17.6 CONTACT WITH TENANTS: (Fully Managed properties only) The OWNER will not have any contact with the

TENANTS without the prior written approval of the AGENT, including contact by mail, phone or other form of

communication.

17.7 FACSMILE AND DIGITAL SIGNATURES: The parties agree that this CONTRACT may be executed by digital signature

and will be binding as if originals. The parties agree that this CONTRACT may be executed by facsimile and such

facsimiles will be binding as if originals.

17.8 The OWNER agrees to provide NRB Property Management, LLC with FOUR (4) complete sets of keys for each lock for the dwelling. If there are more than two (2) different keys to the homes entry doors, please have the locks re-keyed to keep the number of necessary keys to a maximum of not more than two. Each key must be properly marked for the lock it represents. PLEASE VERIFY THAT ALL KEYS WORK PROPERLY PRIOR TO SUBMITTING TO AGENT’S OFFICE.

Front Door Knob Front Deadbolt Security Code _____________

Back Door Knob Back Deadbolt Gate Remotes _____________

Garage Door Keys Garage Remote(s) Gate Code _____________

Mail Box Keys # ____ Make _____________ Other _________________

MAIL BOX #__________ LOCATION: ___________________________________________________________________


18.0 ADDENDA

The following Attachments and Addendums as indicated below are incorporated herein as part of this AGREEMENT as

though fully set forth. Some or all addenda may be applicable to your rental home.

1) Full Management Documents 4) IRS form W9

2) WA State Law of Real Estate Agency Brochure 5) Septic Addendum (If Applicable)

3) OWNER Electronic Funds Transfer Authorization 6) HOA rules & Regulations or CC&R’s

19.0 SURVIVAL Termination of this Agreement will not affect the rights or obligations of the parties hereto which arise

prior to the termination.

19.1 AGENT and OWNER reserve the right to terminate this contract if either party has differences of opinion on

management decisions or if OWNER consistently fails to respond in a timely manner, thereby inhibiting the AGENT from

performing according to Washington State Landlord Tenant Law or any other governmental agency. Termination of the

contract will be immediate in such cases.

20.0 SEVERABILITY Every provision of this Agreement is intended to be severable. In the event any term or provision is

declared to be illegal or invalid for any reason whatsoever by a court of competent jurisdiction, such illegality or

invalidity shall not affect the balance of the terms and provisions, which terms and provisions shall remain binding and

enforceable.

21.0 FAIR HOUSING AGENT practices fair housing policies, to be in compliance with Fair Housing of Washington and the United States of America, as well as all ADA (Americans with Disabilities Act) rules ad regulations. Fair housing policies are covered in the Fair Housing law and its amendments. The Fair Housing Law is an extension of the Civil Rights Act and prohibits discrimination on the basis of race, color, religion, sex, and national origin, handicap (physical or mental), familial status, families with children and marital status. 22.0 DISPUTES Any dispute between the parties that arise out of or relates to this Agreement of its breach, by initialing the space below, the parties agree to try in good faith to settle the dispute by voluntary mediation before resorting to court action or arbitration. In the event of a dispute between the parties concerning the operation and/or management of the property or any of the terms of this agreement, wherein legal counsel is employed by either or both parties, it is agreed that the fees of the mediator will be shared equally between all parties to the dispute. X_____________ X_____________ X_____________ (OWNER Initials) (OWNER Initials) (AGENT Initials)

23.0 ENTIRE AGREEMENT

This Agreement, including addenda and documents incorporated by reference, constitutes the sole agreement between

the parties relating to the subject matter hereof and supersedes all prior understandings, writings, proposals,

representations or communications, oral or written, of either party.

24.0 INTERPRETATION AND VENUE

24.1 This Agreement will be interpreted in its entirety in accordance with the laws of the State of Washington. Any disputes arising from this Agreement will be heard in the Superior Court of Pierce County, State of Washington.


25.0 ATTORNEY FEES 25.1 Should any complaint be filed or any claim be made arising out of the alleged breach of any of the provisions of this Agreement or for the purpose of enforcing any of its provisions, the substantially prevailing party shall be entitled to recover its reasonable attorneys’ fees and costs from the other party as determined by the court. If any appeal is taken from the decision of the trial court, the substantially prevailing party shall also be entitled to recover its additional attorney’s fees and costs on appeal as determined by the appellate court. 26.0 TAXES 26.1 OWNER is liable and hereby agrees to pay all property taxes in full. OWNER will notify AGENT within five days of any default on the property. 26.2 AGENT performs all year-end tax preparation including year-end statements, 1099 Federal Tax Forms, Owner Rent Rolls and yearly account audits for our owners for a yearly charge of $70.00 per owner, not per unit. This will help you prepare your taxes for your CPA or tax professional. You will still have access to your online portal to view your monthly rent rolls on all of your units. 27.0 VACANCY MAINTENANCE 27.1 OWNER hereby grants AGENT the authority to provide and perform all maintenance on property during periods of vacancy. These duties include but are not limited to complete yard maintenance, rekeying of locks, securing of rental property and other minor maintenance issues as discovered by AGENT. Invoices verbally estimated to exceed $250 will require OWNER approval before being executed for rental unit(s). OWNER will pay invoices in full to AGENT from rental proceeds or upon submission to OWNER. In all other cases, $500 minimum still applies as stated in sections 4.8, 5.2 and 5.3. 28.0 READ AND UNDERSTOOD; ADVICE OF COUNSEL: 28.1 Each of the parties has read and fully understands this Agreement and has been advised to obtain independent legal counsel with respect to its terms. Each of the parties further understands that this Agreement affects important legal rights, and consents hereto of his or her own will and judgment.


29.0 PROPERTIES TO BE MANAGED: Property Address: _SAMPLE ADDESS, CITY, STATE, ZIP CODE ____________________________

Property Address: ______________________________________________________________
































THE LAW OF REAL ESTATE AGENCY ADDENDUM Reference Management Agreement for:

OWNER(s) OWNERS FULL LEGAL NAME

Rental Address: OWNERS RENTAL ADDRESS I/We, OWNERS FULL LEGAL NAME acknowledge having received the pamphlet for The Washington Law of Real Estate Agency. AUTHORIZED SIGNATURES:

OWNERS SIGNATURE

Signature of OWNER Date

OWNERS SIGNATURE


AGENT FOR OWNER SIGNATURE

AGENT for OWNER Date NRB Property Management, LLC


MANDATORY LOCK CHANGE POLICY Reference Management Agreement for:

OWNER(s) OWNERS FULL LEGAL NAME

For the safety of all future tenants in homes that are managed by NRB Property Management, it is 100% MANDATORY to have all locks changed or re-keyed between tenants. This will be at the owner’s expense. If you already have the Kwikset Smart Key system on your home, we will rekey your home for free as a courtesy. This is outside the cost of key copies made for the home. This is typically around $20 or less. All locks need to be changed immediately after the final move out inspection has been completed with your outgoing tenant. THIS IS NOT OPTIONAL. Any person could have a key to your rental home, and we cannot take ANY chances that someone could enter your rental home endangering your new tenants. Please sign below that you fully understand NRB Property Management’s lock change policy.

AUTHORIZED SIGNATURES:

OWNERS SIGNATURE


OWNERS SIGNATURE





IN WITNESS WHEREOF, the parties hereto, intending to be legally bound, have caused this contract to be

made as of the day and year first stated above.

AUTHORIZED SIGNATURES:

OWNERS SIGNATURE


OWNERS SIGNATURE




DESIGNATED BROKER SIGNATURE

Designated Broker Date


Office: 253.537.6500 Fax: 253.537.6505 Randy Direct: 425.681.9563

NRB Owner References

These owners have consented to have their information given to new owners that are thinking of using our services. You are welcome to call any or all of these owners to ask what kind of a job we do for them on their rental homes. If we were in your same position, we would want to call some other owners that work with the company or have in the past. We hope this list helps you as well!

Erik Trefzger – 703.434.9102

Pam McCain – 253.227.7402

Lissa Solinsky – 253.278.7858

Arthur Bates – 360.674.6978

Mark Mauren – 253.307.5900

Dan Miller – 253.561.3200

Tamara Chipps – 253.208.4398

Jason Dryer – 253.330.1064

Ralph Gilman – 408.888.4703

Ronnie Lewis – 253.278.2976

Anthony Picarro – 253.314.9868

Erling Alexandersen – 206.372.4321

Jose Medina – 909.638.6509

Omari Carter-Thorpe – 206.579.0172

Christian Dunham – 253.682.7156

Jon Wayman – 425.220.7428

Kim Freyholtz – 907.382.3586

Justin Lum – 425.531.4898

For any questions, please contact our office, Randy Schell Property Manager NRB Property Management


Office: 253.537.6500 Fax: 253.537.6505 Randy Direct: 425.681.9563

NRB Property Management Contractors List

NRB Property Management works with a lot of different companies and contractors to make sure all of our rentals are in the best condition possible. We are proud to share this list with our new owners to help make their transitions as smooth as possible. Feel free to call any of these contractors and just let them know you are working with NRB Property Management!

House Cleaning: A&M Cleaning, Aaron, 253.314.6946

Carpet Cleaning: Carpet Care NW, Jeff, 253.874.4377

Garage Repair: In & Out Doors, John, 253.314.3174

Pest Problems: All Season Pest Control, 253.535.5600

Yard Maintenance: Pacific Total Grounds, Chip, 253.326.1147

Carpet and Vinyl Repair: Great Floors, Bryan, 253.474.9034

Appliance Repairs: Appliance Repair Specialists, 253.848.5082

Appliance Replacement: Sears Outlet, 253.752.6261

Appliance Parts: Reliable Parts, 253.473.1852

Door Replacement: Jet Door, 253.535.3733

Screen Repairs or Replacement: South Sound Screen, Nick, 253.820.4300

Plumbing issues: A Blue Collar Plumber, Chad, 253.223.7998

Roof Repair: Perkins Roofing, 253.847.2075

Heating & Cooling: Hill Comfort Systems, Steven, 253.355.2714

Septic Issues: Drain-Pro, Robert, 253.926.5586

Handyman: Your Way Construction, Frank, 253.843.0545

Handyman: RightWay Home Repair, John, 253.273.8876

Handyman: Curb Appeal, LLC, John, 253.640.1816

Electrician: Mr. Electric, Chad, 253.203.0104

Painter: Your Way Construction, Frank, 253.843.0545

Hardwood Floors Lloyd Fluhrer, 253.377.8978

Chimney Service & Cleaning The Chimney Specialist, 253.475.0399

Legal Services L/T Services, 206.241.6694 ext. 114 (Gun)

NRB Property Management is referring contractors to perform cleaning or repairs on your home. NRB will not be held liable for any contract disputes between contractor and owner. Please make sure to perform your own due diligence for anyone working on your home. For any questions, please contact our office, Randy Schell Property Manager