Welcome Tenants!

We are excited for the opportunity to serve you.
Access Your Tenant Portal

Welcome Home!

Congratulations – you’ve taken a great first step in securing a new PAD to call home!  We value and respect our Tenants and treat them exactly like we would want our own family treated.  After all, ensuring that you have a good experience, from the application process, to move in, during tenancy, and through move out, will greatly impact how easy or difficult our jobs are.  So, it only makes sense that we blow you away with amazing customer service.

Rental Application

After you’ve seen your potential new PAD, and you’ve decided to submit an application,  you’ll re-visit the website, find the property here, and complete the online application. The fee is $40 per adult, and it’s paid at the time you make application.  We’ll instantly receive the results of your credit, rental, and criminal background checks, and we’ll notify you of the results.  We do not accept reusable or previously ran background/credit/criminal checks.

Finding the right home

Selecting the right property to call home is a difficult decision.  If there is anything that we can do to make the process easier for you please let us know.  We do our best to show the properties to you in a timely fashion that aligns with you schedule.  On a case by case basis, if we do not have a property available that fits your needs, we can assist you in locating, applying for, and securing a place to call home.

Tenant Help Center

Maintenance Emergency? Call us 24/7 at 253-237-8458

For routine maintenance requests, please submit a ticket in your Tenant Portal here.

Frequently Asked Questions by Prospective and Current Tenants

Why are some of the terms of my lease different then what's stated in the FAQ here?

The relationships and obligations of Landlords, Property Managers, and Tenants are greatly effected at the Federal, State, City, and unincorporated county levels. Sometimes local municipalities pass ordinances that dictate certain aspects of the lease – such as notice to vacate timelines, rent increases, deposit amounts, payments plans etc.  We make every effort to be in compliance with each local government in addition to State and Federal laws.

What is your pet policy?

Please refer to the individual home’s listing for detailed information as it pertains to each property individually. If that property does allow pets.  Restrictions may be placed on the breed/size of the animals.  Additionally, all pets must be legally registered with the city, spayed/neutered, at least 1 years old, and have never bitten anyone.  Most properties require a Pet Rent of $15 per pet per month, some a little more, some a little less.

We require all household pets and service or companion animals to be properly screened.  This is done through a 3rd party pet screening company at https://www.petscreening.com/referral/XyiCabyRIcLq . The application fee is $20 for your first pet, $15 for all additional pets, and $0 for assistance animal applications.

We do not permit Insects (Bee’s, Ants, Etc.) Reptiles (Frogs, Turtles, Snakes etc), Rodents (Ferrets, Hamsters, Mice, Guinea Pigs, indoor rabbits), Birds (Parakeets, Parrots, Chickens), into the properties. 50 Gallon Fish Tanks or Larger will not be allowed.

List of Restricted Dog Breeds:  Based on industry standards for Homeowners Insurance and Landlord Insurance, our policy is to restrict the following breeds, even if mixed.  Further, we reserve the right to not permit any particular animal because of age, size, weight, breed, history, licensing etc.

  • Pitbull
  • Staffordshire
  • Mastiff
  • Great Dane
  • Dogue de Bordeaux
  • Fila Brasileiro
  • Doberman Pinscher
  • Rottweiler
  • German Shepherd
  • American Staffordshire Terrier
  • Presa Canario
  • Boxer
  • Wolf Hybrid
  • Husky
  • Akita
  • Alaskan Malamute
  • Dalmatian
  • Tosa
  • Chow Chow

SERVICE & COMPANION ANIMALS:  Keeping a service animal at the home will require a signed note from a medical professional or other qualified third party, on letter head, requesting a reasonable accommodation. Medical Note will be verified by our Leasing Department. Online certificates will not be accepted. Service Animals will be permitted if approval is granted by Smart Pad Property Management.

What kind of payment methods do you accept?

We prefer online payments made directly through your Renter Portal.  Payments can be made via eCheck, Credit/Debit Card (fees apply), or with cash at a local 7/11 Convenience Store, CVS, or other locations.  You’ll need a Property Code that we provide, so just let us know if paying cash, then visit this website to find the nearest store to deposit the cash. http://paynearme.com/en/payment-locations/

Will you 'hold' a property?

Yes – if you’ve decided to rent from us, and the application/screening process is complete, but the unit is not ready for move in yet, we’ll get your lease all signed around, and you’ll deposit the Security Deposit at the time of the lease signing to secure your unit.  $200 of the Hold Deposit will be non refundable if you decide to not move in.

What criteria do you use to select a tenant?

You can see the comprehensive tenant selection criteria in the links above. We use a comprehensive approach when selecting our Tenants.  It can be boiled down to 4 major components.  1)  What is your total monthly income? We want it to be 3 x the monthly rental rate.  2) What is your rental history? Have you ever been evicted?  What do your previous property managers say about you?  3) Background & Credit Screening.  We run you through national databases to ensure you do not have criminal records, or show up on sex offender or terrorist watch lists.  Additionally, we’ll evaluate you’ll credit history for red flags.  4) Good ol’ common sense.  We want to make sure that the tenants placed in our properties takes care of them as if it was their own.  There are no hard and fast rules when it comes to tenant selection.  It’s the combination of everything listed above.  General Guidelines:  Gross Income 3 X Monthly Rent.  2 Years Stable Income.  No previous evictions.  No more then 1 late payment of any kind in the last 12 months.  No serious criminal record.  Quality reference from previous landlord.

Why is part of our Deposit non refundable?

It’s simple.  After doing this long enough, you realize that everyone’s standards for move out cleaning are different.  We make it easy for you.  You vacate the property, clean out all your belongings, garbage, and do an initial basic cleaning.  We handle the rest, bringing in a professional cleaning crew to get the property ready for the market. We found that even if you do what you’d consider to be a deep cleaning, it often wasn’t enough, and we’d wind up charging our tenants for cleaning which causes lots of heartache.  Generally speaking, for homes under 2,400 sqft, the non refundable cleaning fee is $450, for homes 2,400 sqft and above the non refundable fee is $550. If the home is excessively dirty, we may at our discretion charge additional fees for cleaning, garbage removal, etc, above and beyond the non refundable amount, and invoices will be provided.

What's your smoking policy?

No Smoking Indoors. Period.  Of any kind.

We've decided to move out early, what happens?

You’ve signed a lease, which is a legal contract.  You owe the remaining rental amount through the end of your tenancy.  Arrangements can be made for military on orders according the Civil Service Members Relief Act.

Breaking the Lease

According to RCW  59.18.310, the landlord must make reasonable efforts to re-rent the property after a Tenant breaks a lease without legal justification, and the Tenant is responsible for paying the full amount of rent owed until the unit is re-rented.  Additionally, there is a Lease Breaking Fee of 1/2 the amount of the monthly rent. The Lease Breaking Fee is paid on top of the missed rent.

Lease Buyout

In order to minimize potential tenant losses, we may offer you a lease buyout program.  If offered, the tenant can pay the equivalent of 2 months rent & other regular charges plus the lease breaking fee which is equivalent to 1/2 months rent and charges, and then the tenant is completely relieved of all lease obligations outside of the condition of the property and repairs needed which can be deducted from the security deposit.  The Lease Buyout, if paid when the tenant vacates the property – fixes the tenants losses to two months rent plus the lease break fee, even if it takes the landlord more then or less then two months to re-rent the property.

What are your insurance requirements?

Great question.  We require every Tenant to purchase a Liability Policy covering accidental damage caused by the Tenant in the amount of $100,000.  This insurance is automatically included in your ‘Resident Benefit Package’ and is not included in the ‘Limited Benefit Package’ as long as the tenant provides adequate 3rd party insurance.  We also highly recommend carrying a Renters Insurance Policy, as the Owners Policy and the Liability Policy DOES NOT cover your possessions.

What is the 'Resident Benefit Package'?

Great question. The Resident Benefit Package is in place to provide the Resident with the best possible tenancy, effective communication, and other benefits that include;

– Credit Reporting to Experian Rent Bureau to help build a positive credit profile.

– Access to the industries leading online platform to collect rent payments, submit maintenance requests, view your lease or rental agreement, and more.

– Access to a 24-7 Emergency Maintenance Line.

– No extra charge for all payment methods. (Cash, check, online payments via credit, debit, or ACH).  Vendors may charge processing fees, but Owner does not charge additional fees.

– 1 Time NSF Fee Waiver

– 1 Time Notice Delivery Fee Waiver

– Periodic Furnace Air Filter delivery if applicable. Resident agrees to install the air filter within 48 hours of delivery. 

– $100,000 Liability Insurance (covering Premises, not Resident) Required.  Not covered in the ‘Limited Benefit Package’ if Resident provides copy of 3rd party equivalent. 

The cost of the full ‘Resident Benefit Package’ is generally $35/month, and the ‘Limited Benefit Package’ is generally $25/month, this is subject to change depending on if the Resident provides their own $100,000 Liability Insurance Policy and other unique factors.

Do you report our rental history to the credit bureaus?

Yes. We report all rental payments to Experian Rent Bureau.  More information can be found here. http://www.experian.com/rentbureau/rental-payment.html

Experian incorporates on-time rental payment data reported to Experian RentBureau into Experian credit reports. Your rental payment information will be included as part of your standard credit report and may be incorporated into certain credit scores. The inclusion of positive rental payment history within Experian credit reports allows you to establish or build credit history through timely rental payments.

Here’s a flyer that Experian put together with more information.

Experian Tenant Brochure

Where can I find information about utilities & services?

Great question. Prior to moving in, you’ll receive a list of all the required and optional utilities & services like gas, power, water, cable, internet etc. You can also click here for a very useful website that will help you find the necessary providers.

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