Owner FAQ

Our management fee is a flat percentage of the rent we collect: 10% for single-family homes, condos and townhomes, and 8% for apartment buildings. Leasing a vacant unit is 50% of one month’s rent. Other property-specific costs, such as marketing, accounting, inspections and renewals, are itemized on your statement. We don’t charge a management fee until rent is collected, and we never bill you for our staff salaries, phones or office costs. Full pricing with examples.

Most management companies send their reports and distributions at the end of the month or the following month. We guarantee disbursements by the 20th of each month (or the following business day), and most owners receive their reports and distributions by the 10th.

Single-family homes, condos, townhomes and apartment buildings across Portland, Gresham, Tigard, Lake Oswego, Milwaukie, Vancouver and Camas. We don’t manage HOAs, commercial property, or large complexes that need a full-time team on site.

No. All our management agreements are month to month, and you can cancel at no charge with 30 days’ notice. If you’re not satisfied in the first 90 days, we refund all management fees.

No management fee is charged until rent is collected. The leasing fee applies when we place a new resident.

Collecting checks is slow and inefficient. A resident might mail it on the first of the month, but it takes a few days to arrive, another couple of days to be deposited, and then a week or more for the check to clear.

Residents pay by ACH through their online tenant portal; they can’t pay into our bank account directly. Most set up automatic, recurring payments, so rent arrives on the first of the month like clockwork. The result is a much faster turnaround for you.

Any of our residents can pay by credit or debit card. We want to make it as easy as possible for them to pay rent, even if it means using a credit card once in a while. Residents are not allowed to pay cash directly to us for security reasons, but 7-Eleven and ACE Cash Express locations accept cash payments on our behalf.

Yes. Tenant liability insurance protects you from expensive property damage that exceeds the security deposit.

No. Landlord-tenant laws change constantly, and leases need to be updated to reflect those changes. There are a few good associations that sell the most up-to-date leases. A manager who writes their own lease often ends up with an outdated one to save on association fees and the continual cost of new documents. An outdated lease puts you at risk.

We outsource background checks to a professional company specializing in this critical part of property management. Using a third party also protects you and us from future discrimination claims. It is the most comprehensive background check allowed by law. How we screen tenants.

Owners tend to focus on fees, but vacancy is the most expensive cost of owning a rental. An empty home or apartment is losing hundreds of dollars every week. We market vacancies widely and work to keep good residents in place for additional years.

The City of Portland generally requires owners to pay residents relocation assistance when ending a tenancy without cause or for a qualifying landlord reason, such as moving back in or selling. As of September 2026 the amounts are $2,900 for a studio, $3,300 for a one-bedroom, $4,200 for a two-bedroom and $4,500 for three bedrooms or more. Owners may qualify for one of several exemptions; however, many require the owner to apply for the exemption and disclose it to the residents before the lease is signed. Tell us your plans early. Details: Portland City Code 30.01.085 and the Portland Housing Bureau.

This is a standard requirement for property managers and only applies to the general liability part of your policy. Greenbridge Properties has substantial general liability and professional liability insurance policies, but those generally don’t protect matters concerning the home itself, such as someone injuring themselves on the property, a burglary, fire, water leaks and more. Adding Greenbridge does not increase your insurance premium, and it allows us to tender a claim on your behalf if something happens with the property.

We act on maintenance emergencies immediately, sometimes without prior authorization, when an incident is actively damaging the property, runs afoul of statutory law, or creates a safety issue for the occupants. Examples include:

• Air conditioning is present in the home, has failed, and it is 85 degrees or higher outside.
• The home has no heat and the outdoor temperature is lower than 55 degrees.
• No water.
• An overflowing toilet.
• The home has only one toilet and it is not working.
• The refrigerator goes out.
• The kitchen sink is backed up.
• An electrical outage the occupant cannot fix by flipping a breaker.
• Anything involving natural gas.
• Water leaks, broken pipes, continuously running water, or water intrusion.
• Unsecured entry points into the home.
• A tree or landscaping failure has caused damage to the home or a neighboring property.
• Pest control during unusually high instances.
• Non-functioning access gates, or garages with vehicles parked inside.
• Any threatening situation: fire, flood, police action, etc.

Outside emergencies, our Cost Control Guarantee applies: $500 or under is completed with no approval needed; over $500 needs your approval.

• All of the technicians we hire are licensed, bonded and insured.
• Your property is inspected annually to check on the residents and perform smoke detector and systems checks. We look for leaky faucets and damage beyond normal wear and tear, and make sure the home is being taken care of.
• We deposit your funds in a client trust bank account that is federally insured. The account also has special regulations that protect it from judgments against our company or commingling with our money. In other words, the rent we collect on your behalf is always legally yours.
• Emergency maintenance services are available 24 hours a day, 365 days a year.