Property Standards and Owner Responsibilities

Property Standards and Turning Criteria: Preserving Asset Value: At Crest & Valley Property Management LLC, our technology background drives us to reject guesswork and maintain absolute quality across our residential portfolio. We view tenant turns and property onboarding not as stressful hassles, but as precise operations governed by strict compliance with the Oregon Residential Landlord and Tenant Act [ORS 90.320]. By enforcing high asset standards, we insulate our owners from legal liability, protect physical property equity, and deliver pristine, market-ready homes that attract long-term, qualified residents.

1. Strict Property Disqualification Criteria: To insulate our firm and our property owners from regulatory non-compliance, municipal code fines, and civil tenant lawsuits, Crest & Valley Property Management LLC enforces rigid onboarding and retention baselines [ORS 696.301]. We will immediately disqualify and refuse to manage any residential property where an owner refuses to maintain or fund the basic statutory landlord warranty of habitability under Oregon law [ORS 90.320]. Disqualification is automatically triggered by severe building deficiencies that threaten tenant life, health, or safety, including:

Compromised Structural Integrity: Active roof collapses, heavily buckled load-bearing walls, crumbling foundations, decaying subfloors, or rotting exterior staircases and balconies.

Weatherproofing Failures: Severe, unmitigated water intrusion through cracked windows, compromised siding, or degraded roofs that leads to active wood rot or toxic mold growth.

Unpermitted or Hazardous Utilities: Outdated knob-and-tube electrical networks, fraying wires, unpermitted panel additions, corroded plumbing lines, malfunctioning water heaters, or a complete absence of a functional, code-compliant central heating system capable of maintaining a safe temperature during Pacific Northwest winter months.

Environmental and Health Hazards: Unaddressed toxic mold infestations, active rodent or insect blights, un-remediated hazardous substances (such as asbestos or historical lead-based paint tracking), and properties with a known history of chemical contamination (like methamphetamine manufacturing) that have not received an official state clearance certificate.

Life-Safety Device Deficiencies: Any scenario where a property owner declines to fund the immediate installation or replacement of functional, legally mandated smoke alarms and carbon monoxide detectors as required by [ORS 90.316] and state fire codes.

Our property management company treats these housing criteria as non-negotiable thresholds. If a property is disqualified during the initial walkthrough, or if an existing client refuses to fund an emergency repair required to restore these statutory habitability utilities, we reserve the right to immediately terminate our management agreement for cause. This strict operational policy ensures that every real estate asset in our public portfolio remains legally secure, physically protected, and entirely fit for high-quality, long-term tenant placement.

2. The Comprehensive Move-In / Move-Out Cleaning Checklist: At Crest & Valley Property Management LLC, we remove vague definitions of a "clean" home. Our technology and data background drives us to enforce an exhaustive, multi-point digital cleaning checklist that establishes an irrefutable baseline of your property's condition [ORS 696.301]. This standardized protocol is organized room by room to remove gray areas, eliminate security deposit disputes, and ensure every home is delivered to incoming tenants in a flawless, pristine condition.Our vetted, insured local cleaning vendors must execute and sign off on every item within our strict cleaning matrix:

🍳 Kitchen

Appliances: Degrease and sanitize the range, oven, hood vents, and microwave. Defrost and scrub the refrigerator and freezer inside and out, pulling the unit forward to clean behind and beneath it.

Cabinetry: Wipe down all cabinets and drawers inside and out, removing all crumb debris and grease residue.

Counters & Sinks: Scrub, sanitize, and polish all countertops, backsplashes, sinks, and fixtures.

🛁 Bathroom

Sanitization: Complete scale removal and disinfection of porcelain toilets, fiberglass tubs, tiled showers, and sinks.

Glass & Mirrors: Clean all mirrors streak-free and treat glass shower enclosures to eliminate hard water staining.

Tracks & Weep Holes: Explicitly clear all shower door tracks and bottom weep holes (drainage slots) to remove embedded soap scum and hair, ensuring water drains safely into the tub basin instead of pooling onto the surrounding subfloor.

🛋️ Living Areas & Bedrooms

Surfaces: Thoroughly dust all horizontal surfaces, including shelving, mantels, and ceiling fan blades.

Fixtures: Wipe clean all baseboards, door frames, window sills, light switches, and electrical faceplates.

Storage: Sweep, vacuum, and clear out all closets and built-in shelving.

🪟 Windows & Tracks

Glass: Deep clean all interior window panes and frame borders streak-free.

Track Tracks: Explicitly vacuum and scrub all exterior sliding patio door tracks and window tracks to remove gravel, outdoor dirt, and pet hair, preventing mechanical track warping and rain backups.

🪵 Flooring & Carpeting

Solid Surfaces: Thoroughly sweep and mop all hardwood, vinyl, and tile surfaces, leaving them completely free of streaks, sticky spills, or scuff marks.

Carpets: Deep vacuum all carpeted fields, paired with a mandatory professional steam extraction and pet-deodorizing treatment if a pet addendum was previously active.

3. Structural Repair Checklist & Preventative Maintenance Issues: Our field managers utilize a multi-point repair checklist during all turnover cycles to catch hidden maintenance issues before they scale into expensive capital insurance claims. We meticulously check under-sink plumbing fixtures for hairline leaks, audit water heater pressure valves, inspect drywall for hidden moisture tracking, and test all HVAC mechanical elements. To shield your cash flow, all required fixes are managed through our 0% vendor markup / 3-quote guarantee, where we source a minimum of three independent bids from contractors fully licensed with the Oregon Construction Contractors Board (CCB). This strict cost-control protocol guarantees high-quality, code-compliant workmanship at the absolute lowest raw price, keeping both owners and tenants from being inconvenienced by lingering structural defects.

4. Locks, Keys, and Access Credential Standards: Securing the perimeter of your real estate asset is an absolute material obligation. Upon every tenant turnover, Crest & Valley mandates a complete rekeying of all exterior door locks or a digital reset of smart-lock credentials to guarantee the safety and privacy of the incoming resident. Owners are required to provide a minimum of three (3) complete sets of physical keys for all exterior entries, mailboxes, and common utility areas. Our office catalogs these assets in a secure, monitored key-tracking matrix. We strictly prohibit tenants from installing aftermarket locks or unapproved hardware under [ORS 90.325]. This secure key management protocol ensures that our property managers and authorized, insured independent vendors maintain seamless, legal emergency right-of-entry to stabilize the asset if a crisis arises. Many types of locks exist, some of which require master keys while others do not. If there’s no way to re-key between tenants, they must be replaced after the initial tenant moves out. Additionally, if there’s no shared key that can be used by the tenant (as shown in the examples below), the locks must be replaced before the first tenant moves in. Wi-Fi-enabled locks are not permitted due to the difficulty in managing permissions and the associated liability. To save you money and ensure long-term serviceability, Holland Properties uses Kwikset locks equipped with ‘smartkey’ re-keying technology. This technology facilitates easy re-keying of locks between tenants, ultimately saving you money in the long run. However, it’s important to note that interior doors (such as bedrooms and bathrooms) cannot be keyed, except for the one leading from an attached garage to the interior of the home.