At GPS Renting, we are committed to helping you maintain your property efficiently, cost-effectively, and in compliance with all local and state requirements. Here’s what you can expect from our maintenance process:
1. Maintenance Technology Platform #
We use AppFolio to manage all aspects of maintenance—from getting your property rent-ready to handling tenant-submitted requests and performing routine upkeep. You’ll receive notifications via email and text for any new work orders. Simply reply to those messages; AppFolio automatically organizes all communication by work order, making it easy to track service history.
2. Routine Maintenance and Work Order Process #
On average, residents submit 6–10 maintenance requests during the first year of tenancy. Before dispatching a technician, we attempt to troubleshoot the issue remotely when possible to save you money. When a work order comes in, we’ll send you an email detailing the issue and proposed next steps. Please respond within 24 hours. If we don’t hear back within 48 hours, we may move forward using our best judgment.
3. Emergency and Urgent Repairs #
We classify repairs into three levels based on urgency:
1. Emergency Work Orders
Washington State law requires us to begin addressing emergencies within 24 hours. These include:
- Loss of hot or cold water
- Loss of heat or complete power
- Immediate hazards such as:
- Active water leaks
- Sewage backups
- Fire
- Gas leaks
In these cases, we will notify you as soon as possible and proceed to dispatch a qualified vendor.
2. Urgent Work Orders
Urgent issues must be addressed within 72 hours and typically include:
- Broken refrigerator
- Inoperable stove or oven
- Major plumbing fixture issues
We’ll notify you and move forward with a plan unless we hear otherwise within 24 hours.
3. Standard Work Orders
Standard requests must be addressed within 10 days. We’ll share the details with you and proceed if there’s no response within 48 hours.
4. Vendor Visit Fees #
Some vendors offer free estimates, while others may charge a service fee to assess the property. Vendors that often charge to visit include:
- Plumbers
- Electricians
- Appliance technicians
- HVAC contractors
- Fireplace specialists
- Garage door repair
- Locksmiths
5. Contributing Funds for Larger Repairs #
If a repair exceeds available funds, we offer the following contribution methods:
- Owner Contribution via your AppFolio portal
- Wire Transfer — Email us at care@gpsrenting.com for instructions or coordinate with your assigned maintenance contact.
6. Large Project Management #
For major repairs or remodels that exceed $10,000 and require extensive coordination, we apply a 10% project management fee. Examples include:
- Kitchen or bathroom remodels
- Septic or sewer replacement
- Roof replacement
- Full home renovations
7. Gutter and Roof Maintenance #
While we do not require gutter or roof cleaning, we strongly recommend regular upkeep to prevent water damage. Overflowing gutters can cause interior leaks or roof damage, which are far more costly to fix.
8. Landscape Responsibilities #
Lawn care duties depend on the property type:
- Single-family (no HOA): Resident is responsible
- Single-family (with HOA): Either the resident or HOA, depending on HOA terms
- Multi-family (shared yards): Owner is responsible
- Multi-family (separated yards): Resident is responsible
Tree maintenance is always the owner’s responsibility. If you need assistance, we can refer reliable landscaping vendors.
9. Insurance Claims #
We don’t submit insurance claims on your behalf, but we will provide documentation of incidents and repairs. You are responsible for filing and managing any claims with your insurer. Common reasons for filing a claim include:
- Fire or water damage
- Mold
- Storm or hail damage
- Theft or vandalism
- Liability events (e.g., injuries)
We recommend reviewing your policy and working closely with your insurance provider to ensure proper coverage.
10. Using Your Own Vendors #
You may use your preferred vendor, as long as they:
- Are licensed and insured
- Agree to follow our maintenance procedures, including timely communication and completion photos
- Acknowledge our waiver form via AppFolio, confirming GPS is not responsible for delays or quality of work
Keep in mind that choosing an unvetted vendor may introduce risks. Our recommended vendors are selected for their professionalism, compliance, and reliability.
