Leasing Plan

Normal Wear & Tear | The expected deterioration of a property through normal use. It is not abuse and it is not neglect; it is life happening inside a home. No two people define normal use exactly the same, which is why documentation decides. Context Matters | Two residents in a carpeted 650 square foot apartment for three years leave walking tracks in the carpet; that is normal wear and cannot be charged. The same wear only six months into a lease is not normal; that is damage. No Charge | Small nail holes, dirty grout or caulking, loose handles or hinges, burnt out bulbs, and any scratches or dents already noted at move in. Chargeable Damage | Large holes in walls; broken or missing doors, locks, fixtures, or appliances; stains or burns on carpet, counters, or walls; pet damage; and items left behind or trash dumped at the property. Withholding Done Right | Every deduction is itemized and backed by a receipt or invoice. We never estimate or bill what a repair might have cost; if it was not actually spent, it cannot be charged. Why It Works | Documentation is what wins deposit disputes. Expect wear, document damage, and bill only actual costs incurred: compliant, defensible, and fair to both sides.

The Rent Ready Standard | Every turn starts with four basics: safe, clean, working, warm. If a home does not meet all four, it is not rent ready. Safe | Exterior doors are rekeyed and every smoke and CO detector is tested, every level, every room. Clean | Deep cleaned throughout, appliances reset, and dishwashers and washers run with cleaning tabs so they feel fresh. Working | All appliances, heaters, drains, and plumbing fixtures do what they are supposed to. Warm | Heat sources are reliable and water heaters are set to 120 degrees. Skip Smart Locks | A popular upgrade we advise against. Batteries die at the worst time and become urgent, owner paid maintenance calls; rekeying at turn over needs a specialty locksmith, adding delay and cost; and residents share access codes far more readily than they copy keys, which becomes a security issue. A standard deadbolt with keys is cheap, reliable, and easy. Upgrade 1: The Front Door | It sets the tone for the entire property. Fresh paint or a new door instantly boosts curb appeal and signals a secure, cared for home. Upgrade 2: Ceiling Fans | Seattle summers are getting hotter and residents love airflow. Inexpensive, energy efficient, and comfortable year round. Upgrade 3: Outlets | Old, yellowed outlets read dated. Fresh covers, or better yet USB and USB-C charging ports, make the home feel modern. Upgrade 4: Fixtures | The jewelry of the rental. Updated light fixtures, faucets, and cabinet pulls give a cohesive, modern feel, often for under two hundred dollars a room. Upgrade 5: Storage | Residents never think they have enough. Closet shelving, extra hooks, or a second hanging rod costs little and doubles closet functionality.

Vacancy Time | The number of days between one resident moving out and the next moving in. Housing providers who track and obsess over this number spot the patterns that drive it down. List Date Matters | The earlier a property lists, the earlier market feedback starts. Our standard is to list 3 to 4 weeks before the current resident moves out, and with professional photos already done, as early as possible. Test the Ad and the Price | Listing early lets us start slightly high and test. 8 to 10 inquiries a week means the price is right; fewer means the price is high or something in the listing needs work: syndication, photos, remarks, or vague policies. Either way, it gets figured out before the unit is actually vacant. Available Date | The listing shows prospects exactly when the home will be ready, for example a September 7 available date on an August 28 move out, so showings can be scheduled ahead of vacancy. First Showing Date | It matters as much as the list date, if not more. With cooperative residents and a home in good shape we conduct occupied showings at 1 or 2 dedicated time slots, staff present the entire time, all interested parties grouped in. Leases sometimes sign before the current residents even move out. When Residents Decline | We never force an occupied showing; it is awkward at best and never produces the desired outcome. Instead we group waiting prospects into showings 1 to 2 days after move out, still pulling the first showing date forward. Respect Builds Trust | Telling prospects that the current residents asked us to wait, and that we respect their wishes, actually builds trust. Prospects see residents treated well and feel more comfortable renting from us. Set Expectations | For a first showing right after move out, prospects know up front that the condition is not yet verified and that cleaning and repairs will be in progress.

What Counts as Move In Costs | Everything a resident must pay to secure the lease: security deposit, application fees, any administrative or cleaning fees, and last month's rent where allowed. The Trade Off | The higher the move in costs, the smaller the applicant pool. A $10,000 up front requirement feels protective but reads as a deal breaker to applicants; a $500 deposit widens the pool but takes on serious risk. Security Deposit | Sagareus advertises a deposit of one month's rent less $100. Seattle caps total move in costs (deposit plus application and admin fees) at one month's rent, and our only added charge is a $35 per person application fee, so the $100 keeps the package compliant. Why That Number | Enough to protect against most damages, and not so high that it becomes a barrier for otherwise qualified renters. Last Month's Rent | Still allowed up front everywhere except Tacoma. It adds protection but creates a very high barrier to entry that shrinks the pool and extends vacancy. We keep it in the back pocket: never advertised by default, added as a conditional requirement when an applicant's credit or income is borderline. Payment Plans | In Seattle and Tacoma, a payment plan for move in costs must be offered if the resident requests it: the total spreads over six interest free installments. Everywhere else plans are optional, but offering one makes the property more competitive and reduces vacancy without lowering standards or protection. City Rules at a Glance | Seattle caps move in costs at one month's rent and requires payment plans on request. Tacoma bars collecting last month's rent up front and also requires payment plans. Everywhere else, one month's rent as a deposit is usually the right balance. The Bottom Line | Move in costs are about balance: protect the property, stay compliant, and avoid unnecessary barriers that drive away great applicants.

Policies Matter | Clear, consistent policies protect your investment, reduce disputes, and create a predictable experience for both owners and residents. A Confused Mind Says No | Leasing agents must be equipped to clearly answer policy questions; When a prospect's policy question is left unanswered or the ambiguous 'case by case' policy, they are more likely to walk away. 4 Primary Policies | Applicant Criteria, utility billing, landscaping, and Pet Policy. Applicant Criteria | The criteria an applicant must meet to be considered, applied identically to every applicant. Vague case by case standards are a fair housing violation waiting to happen. Balanced | Standard criteria of 650 credit and 2.5x rent in gross household income. Just enough friction to screen out unqualified applicants without shrinking prospect pool so much that vacancy drags on. Selective | Strict criteria of 700 credit + 3x income delivers the lowest risk residents but a smaller pool resulting in longer vacancy and higher expectations at move in. Flexible | Lenient criteria of 600 credit + 2x income) widens the pool with more risk, most often used in more affordable areas. Utility Billing | Clear billing terms up front prevent confusion during showing & tenancy. Landscaping | Single unit properties, industry standard is the Resident is responsible for landscaping. If you have invested in curb appeal, include professional landscaping in the rent: the property stays market ready, the yard is protected, and it becomes a selling point at lease up. Pet Policy | The policy with the biggest impact on your applicant pool. Our default: up to 2 pets, cats or dogs, under 30 lbs, with $50 per month pet rent. Advertising a fenced yard with no pets allowed eliminates the main audience for that feature; pets with clear restrictions and fees usually means faster leasing and higher rent. Our Recommended Defaults | Standard qualifications, tenants pay utilities directly, landscaping included in rent for very nice yards, and pets allowed with restrictions. The balance that protects your investment while attracting great residents.

Why It Matters | Appliances are expensive, used every day, and a major inconvenience for the resident when they go down. These are our team's recommendations from years of rental repairs. Brands | Stick with US brands like Maytag and GE: parts are widely available and repair techs are easy to find. Samsung and LG parts take longer to get and require brand certified techs from a much smaller vendor list, so repairs take longer and cost more. Stoves | Choose coil tops for rentals: durable, cheaper, and easy to repair. Glass tops crack, the fix runs around $400 in parts and labor, and it is nearly impossible to prove the damage was resident caused. Washers & Dryers | Side by side setups win: if one unit fails it can be replaced individually, and parts are easier to source. Stacked combos need model specific stacking kits, cannot mix brands, and often force replacing the entire stack when one side fails, since models go out of production every few years. They are also heavier and more expensive to move.

Think Like Your Customer | Tools like Rentometer give a general idea, but there is no shortcut: get into the mindset of your target market and shop online exactly like they will. Renters run their own comparative analysis, weighing property types, neighborhoods, parking, outdoor space, square footage, and finishes against each other. The Trade Off Renters Make | On a $3,000 budget, one renter is looking at a larger West Seattle home with parking and outdoor space while another looks at a smaller downtown condo with all the bells and whistles. The renters who choose your property are consciously trading for what it offers. Make It More of What It Is | Lean into the natural strengths. A West Seattle townhouse wins on square footage, private yard, and parking, so enhance and highlight exactly those things. The goal is making the trade off easy for your prospect. Flooring | Luxury vinyl plank is the obvious upgrade in most situations: it looks modern, cleans easily, and holds up over time. Carpet wears faster and makes a property feel dated, and the few renters who genuinely prefer carpet will get rugs. Outdoor Space | If you have it, dedicate a little money and a weekend: string lights, potted privacy bushes, fencing where appropriate, and pavers (nine months of the Seattle year without pavers is mud). A truly usable outdoor space adds square footage in the mind of the renter, and almost nobody does it, so it is a major differentiator. Simple Modern Finishes | Fresh paint, good lighting, and updated plumbing fixtures go a long way when a dated property is competing with luxury downtown units. For Downtown Units | Lean into what makes downtown appealing and alleviate its problems. Everything must be clean and modern, no exceptions; competition is high and subpar paint or fixtures will not fly. Biggest issue is parking: offering a pass with a nearby garage does the research and busy work for the prospect and makes the trade off easy.

Winter Vacancies | Vacancies in November, December, and January sit almost twice as long as summer ones; far fewer renters move during the holidays. Lease end dates are set strategically so leases never end mid winter. Shorter or Longer Terms | If a standard 12 month lease would end in winter, we adjust. A shorter lease can be a tough sell since residents want to lock in their rent, so a renewal option is written in from the start: the resident feels secure and the lease still ends in season. Going longer, like 18 months, works too; in Washington, leases over a year must be notarized, which adds a step. Residents Agree | When applicants are given the choice, they almost always take one; no one wants to move in winter. Either way the end date lands in spring or summer, which is better for everyone. Mid Month Endings | A September 30 move out makes an October 1 move in impossible; a September 20 move out makes it likely. Staggering turnovers mid month also gives vendors breathing room, since they are slammed at the start and end of every month. Rent Credits | Qualified applicants plan ahead and often ask for a move in date further out than a vacant home can afford to wait. Instead of saying no, we split the difference. The Split the Difference Offer | Asked on August 27 for an October 1 move in, we counter with September 10 plus seven days of free rent. The resident gets extra transition time plus free rent, and the owner gets about two extra weeks of rent instead of a month of vacancy. It costs the same as the plain middle date, but everyone likes free rent. Credit, Not Discount | Because it is a credit rather than a discount, the lease still reflects full market rent, which keeps future rent increases on the same cycle. The Result | Strategic end dates and rent credits lease the home faster, reduce downtime, and maximize income.

Black & White Policies | The same criteria apply to every applicant, every time, with no exceptions. Consistency is not just best practice; it is what keeps screening compliant with fair housing law. Fair Housing & Templates | Fair housing laws exist to give everyone an equal chance. Every applicant receives the same information through templated communications, measured against written, objective criteria: income, credit, rental history, and background. Standards are never improvised and never vary between people. Examine Every Document | Screening is verification, not just criteria. Dates, letterheads, and formatting are checked carefully on every document with one question in mind: does this look forged? Identity & Status | Identity documents are always verified, including visas where applicable, since work or student status can matter. Bank Statements | Reviewed for consistency, regular deposits, and red flags. Nothing is accepted at face value. The Bottom Line | Screening at Sagareus is consistent, objective, and thorough: black and white criteria, fair housing standards, and every document verified.