CALL OR TEXT TODAY at (971) 427-9756 or EMAIL at crestvalleypm@gmail.com OR info@crestandvalleypm.com

Every operational task. Zero midnight calls. Maximum Profit, Minimum Vacancy, Reliable Tenant and Peace of Mind

From tenant screening through collecting rents through compliance and, when necessary, eviction — Crest & Valley PM handles the full operational weight so owner-investors stay off-call.

Medium shot of a property manager at a desk reviewing a printed lease application, natural window light from the left, stacks of compliance documents visible in the background, Portland office interior

Wide shot of a maintenance technician examining a water heater in a residential utility room, natural light from a frosted window, clipboard and tools visible, no faces, documentary framing

Scope of management services

Marketing, Tenant screening and Rent Collection

After signing a property management agreement with us, we visit the rental property and may suggest updates to maximize its rental value. These suggestions are optional and depend on the extent of the necessary repairs or improvements. We then take professional photos of the rental property and craft a compelling description highlighting its features and benefits. As you may understand, the rent amount varies significantly depending on the type of building, such as single-family homes, townhouses, or apartments. Factors like square footage, appliances, amenities, school district and the neighborhood also play a crucial role. To determine the optimal rental amount for your property, we conduct a thorough and comprehensive market analysis. This analysis helps us identify the best rent that maximizes your rental profit while minimizing the time your property spends on the market. Finally, we advertise the property on various websites, including popular platforms like HotPads, Zillow, Redfin, Trulia, Avail, Apartments, Craigslist, Instagram, Facebook, Crest & Valley PM website, and many others.

We diligently follow up on each of your property’s marketing calls and internet leads. With boasting years of combined experience and expertise, we will conduct all property showings with prospective renters. We conduct a comprehensive screening process using third-party vendor for all prospective renters, including credit checks, background, rental and eviction history verification, and income verification. This process is designed to safeguard your property and minimize the risk of vacancies. Unlike our competitors, we consistently exceed expectations and verify information by reaching out to their employer, previous landlord, and other pertinent parties.

Once a tenant is verified, we draft and sign the lease agreement, provide all the necessary documentation from the tenant, and collect the security deposit. We also collect monthly rent and make electronic payments to the owners. Furthermore, we provide monthly owner accounting statements and remote online access to your account, enabling you to view all property activities, including any repairs.

Lease Administration and Compliance

Portland-metro ordinance changes, habitability standards, and notice requirements are handled correctly the first time. We track the regulatory calendar to ensure your property remains protected. Oregon landlord-tenant law frequently changes, so we monitor local ordinances, enforce lease terms, collect rent, and manage paperwork to keep you compliant with the law. We provide all necessary regulatory real estate disclosures to potential renters. We also request tenants to adhere to any HOA or state rules and proceed with quiet enjoyment to avoid complaints or notices.

The City of Portland recently enacted stringent tenant-protection laws that have had a profound impact on the local rental market. Fortunately, we are here to assist you with these complexities. We provide comprehensive support through various stages of the rental process, including a streamlined application process, robust lease agreements, and meticulous tenant documentation.

Maintenance Coordination and Emergency Response

Repair requests are triaged, vendors dispatched, and work verified before invoices are approved. We handle after-hours emergencies directly, bypassing answering services. We independently evaluate issues and identify the appropriate vendor. We conduct extensive searches through phone calls and emails across the entire area to find the right vendor, considering that repair costs can vary significantly (thousands of dollars) depending on the severity of the repair. This approach maximizes your profit by avoiding unnecessary charges and finding top-quality vendors at competitive prices. We coordinate repairs with vetted local contractors who are insured and bonded, respond to emergencies around the clock, and keep owners informed without requiring them to manage vendors.

We conduct annual property inspections and coordinate maintenance and repairs to identify any issues before they escalate into serious concerns. This proactive approach helps safeguard your property. Additionally, we comply with HOA notices such as pressure washing driveways or exterior siding, exterior painting, or roof moss cleaning, among others, in a timely manner to avoid any penalties. If HOA demands unnecessary repairs, we communicate with them to understand the reason behind the repair requests and its consequences, inquire about their significance or urgency, and if necessary, extend the repair timeline or deny the repair if insignificant or unnecessary to maximize your profit. Furthermore, we inform tenants about any necessary steps they must take to maintain the property or comply with the homeowners’ association, such as mowing the front yard, watering it, or winterizing the property.

Eviction Management

Our meticulous screening process and local expertise ensure that you find reliable tenants who treat your property as their own, minimizing the risk of future evictions. However, unforeseen circumstances like job loss or health issues may arise, causing tenants to stop paying rent. In such situations, we strive to be empathetic and understand the tenants’ situations promptly to minimize rental losses. Depending on the circumstances, we either provide rental assistance to help both tenants and owners or proceed with eviction to reduce the outstanding dues. We collaborate with local attorneys who possess extensive knowledge of Oregon real estate laws. We strictly adhere to the Oregon eviction procedure, ensuring proper notice, documentation, and coordination with legal counsel. Throughout the process, owners are kept informed at every step, preventing any surprises regarding the outcome. Importantly, we do not charge any fees for handling documents, communicating with attorneys, or interacting with tenants. Landlords are solely responsible for paying ONLY the attorney fees.

Once the eviction process concludes, we conduct an inspection of the property and compile a comprehensive list of necessary repairs, including junk removal, interior painting, and more. Our primary objective is to reach an agreement with the owners regarding the required repairs to make the property rent-ready and maximize rental income. We avoid undertaking unnecessary and extensive repairs to prevent owners from feeling burdened by the impact on their profit or investment. Throughout these processes, our main goal is to minimize the time between the eviction and the next tenant’s move in. Additionally, we DO NOT charge ANY management fees during periods of non-payment or during the eviction process.

Tenant Move-in & Move-out

Tenant move-in and move-out are important factors for the investment's profitability. We go above and beyond during these processes to make both landlord's and tenant's experience as seamless as possible. We perform a thorough property inspection before move-in and we provide the report to the tenant and landlord. We make a similar report during the move-out process and do a thorough comparison. We try to be fair towards both tenants and landlords. During the stay any damage beyond normal (i.e. scuff marks, small nail holes, stains on kitchen counter top etc.) wear and tear is tenant's responsibility and will be deducted from the security deposit. Generally it is advised tenants NOT to do any move-out cleaning as landlords may attempt to do professional cleaning and deduct the amount from the security deposits. Any pet accidents, wine spills, or burn marks will be tenant's responsibility to fix as they are considered beyons normal wear and tear.

How It Works

Transparent at Every Stage

We onboard your property, document its condition, and set the market rate based on neighborhood-level data — not a national algorithm. You receive a clear management agreement before anything else moves. After we market your property, we’ll provide you with weekly updates on the number of online views your property has received. We’ll also keep you informed about any online showing requests you’ve received from various marketing websites. Additionally, we’ll notify you of any actual showings and applications that have been made.. Once a tenant qualifies to rent, we collect security deposit, decide on a move-in date and coordinate with tenants on that date for a seamless transfer and we update you once that's done. From there, monthly owner statements detail every dollar in and out. Maintenance decisions over a set threshold require your approval. No surprises, no undisclosed fees. Owners access their account through the owner portal — current statements, lease documents, and maintenance history in one place. For any questions via email or phone you get a direct answer immediately or in less than 24hrs if unanswered, not a ticket number.