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These regular and seasonal maintenance jobs are key to keeping your rental property profitable and in good shape all year.

The Annual Maintenance Checklist for Rental Homes in Washington State

With a diverse cultural scene, spectacular national parks, and a strong job market fuelled by big Seattle-based employers, life in Washington state is an enviable one. The Pacific Northwest is an attractive and liveable location and with Seattle’s renter population growing at twice the rate of the owner population, it’s a great place to own a rental property. 

But a home in disrepair isn’t going to attract good residents or the right price for the market. Regular maintenance on your Washington rental is key to keeping the home profitable and in good shape. 

This annual maintenance calendar will give you a general idea of the kind of repair and maintenance items you should cross off your list every year for a rental home in Seattle or the Greater Washington State. Staying on top of the condition of your home can save time and money in the long run, helping to identify any issues and necessary repairs before they become costly headaches. 

Some of these items you can ask your residents to look after for you, but some you will need to check for yourself in annual or quarterly inspections. Or, if your home is looked after by Belong, we can handle the lot — from speaking with the residents about issues to making repairs with our extensive network of contractors. 

Read More: Find Out Who Outshines the 7 Top-Rated Property Managers in Washington

Spring Maintenance Checklist for Seattle Rental Homes

When spring cleaning time hits, it’s also time to get on top of home maintenance jobs — which includes any rental homes you own. When spring blooms, gardens can get overgrown and pests might make themselves at home for breeding season. The best prevention for rodents is a clean yard with no trash near entry points, so now is a great time to trim trees and hedges, clear away any debris or rubbish and have a rental inspection to make sure your home is in good condition inside and out. 

While Washington state doesn’t get a huge amount of snowfall, these conditions have been on the rise in recent years, so it’s a good idea to check that any ice and heavy falls haven't caused issues for the home over winter. When snow starts to melt, water can seep into cracks and leak into your home, so check for any damage and seal any issues before they worsen. 

Mow the laws and remove any weeds as they start to appear

Mulch lawns as needed to improve water retention and minimize hose watering

Check the HVAC or air conditioning unit and clean filters before summer hits

Inspect and test any fire safety systems such as fire extinguishers, CO detectors and sprinklers 

Check the exterior of the house for any signs of damage or dirt buildup over winter — it might be a good time to give sidings a clean 

Check the roof and guttering for cracks and leaks

Hose down any decks — if they need maintenance, now is a good time to reseal and treat for rot 

Ask residents to make sure food containers are sealed and trash cans are not too close to entrances in the home

Summer Maintenance for Seattle Rental Homes

Summer may not always clear the cloud in Seattle, but the city’s rainy reputation is put on hold with milder, dry conditions. If spring has been too wet, make summer the time you check your home for any cracks or leaks to repair before wet conditions make a comeback. 

Summer also brings out pests after the spring breeding season. Unfortunately, rats and mice love the Puget-Sound region, so if your home is prone to infestation, or your residents have concerns, now is the time to inspect for rodents and/or insects. 

If your property has a chimney, it will also need a regular checkup. Chimneys remove dangerous gasses from the fireplace or furnace to keep the air breathable, so it needs to be inspected before the weather cools and it gets used by residents. 

Inspect and control any pest infestations such as insects and rodents

Check any supplied appliances such as refrigerators and washing machines

Operate automated sprinkler systems if your home has one

Check roof and gutters for cracks and leaks

Check for leaks in the ceiling or any signs of water damage to repair before fall and winter rains set in and problems deepen 

Check any chimneys and ensure they are clear and functioning

Fall Maintenance for Seattle Rental Homes

The rain is coming! While Seattle may not be the wettest city in the US, its reputation as ‘Rain City’ isn’t undeserved and November brings the heaviest falls. Combined with the falling leaves, this makes gutters your biggest priority for home maintenance in fall. If gutters get clogged and water can’t flow, it could saturate the roof and lead to deterioration or leaks. 

Worse still, if left unchecked for winter, water that pools along your roof and in gutters can freeze, creating ‘ice dams’. This can cause expensive dramas — think damaged gutters, torn roof shingles and leaks into your home. 

Mold and mildew is another issue that can creep in during winter and fall months. When residents keep homes locked up tight and crank the heater, the contrast of temperatures mixed with a lack of ventilation = mold and mildew. Remind residents to keep the home well ventilated, such as running exhaust fans in the bathroom during and after a hot shower and opening windows on clear days. You can also recommend that residents use basic moisture absorbers (such as DampRid) in dark areas that attract mold, like closets and laundry rooms. Not only will it save your home, it will save their clothes and shoes.  

Rake leaves/have residents rake leaves and maintain yard

Inspect roof and gutters, clearing out any debris 

Check bathroom caulk and grout for any potential issues and leaks before winter

Check garbage disposals as these get frequently clogged and lead to repair issues

Prune trees and plants of any heat damage from the summer heat 

Shut off any automatic sprinkler systems that have run through the summer

Check insulation and drafts around windows and doors to fix before winter

Seattle rental owners take note: These regular and seasonal maintenance jobs are key to keeping your rental property profitable and in good shape all year.

Legislation has a ripple effect on the real estate markets. So which ballot initiatives passed and how will they impact landlords and real estate investors?

Which 2022 Ballot Initiatives Passed and How Could They Impact Homeowners?

We recently wrote about the 2022 Ballet Initiatives that could impact homeowners and the real estate market. This is because property availability, prices and investment potential are all influenced by local factors such as interest rates, economic cycles and legislation.

In a follow up to that article, here are the latest updates (current as of November 17, 2022) on what passed and what didn’t — and the potential impact on real estate investors.

1. Proposition 30: California’s Wealth Tax

California proposed a Wealth Tax to support clean air programs, generating funds for electric vehicle (EV) incentives and wildfire prevention. While wealth taxes aren’t often billed as for millionaires, they work in a similar way to property taxes, where taxes are based on the value of your assets. This include any residential or commercial property you own. This makes it one to watch for any states where you own — or even inherit — property. 

Status: Defeated, with 58% voting ‘no’ on Proposition 30

With the ballot defeated, this is no longer an immediate concern for homeowners and real estate investors in California. That doesn’t mean that wealth taxes aren’t still on the agenda across the country. In fact, voters in Massachusetts have passed a similar measure, approving a 4% surtax on annual income over $1 million to fund education, road infrastructure, and public transport.

It’s worth keeping an eye on this on a federal level too — France, Portugal and Spain are all countries with a ‘wealth tax’. 

King County in Washington State proposed a property tax levy to fund the acquisition and preservation of urban green spaces, natural areas, wildlife and salmon habitat, trails, river corridors, farmlands and forests. The conservation futures property tax level will be charged at a rate of $0.0625 per $1,000 of assessed value for collection in 2023. 

Status: Approved, with 69% voting yes on Proposition 1

For homeowners in Washington state, your property taxes will be affected by this measure from 2023. In terms of how it will affect the Washington real estate market, the conservation efforts that it funds will contribute to a healthy and prosperous community, keeping cities like Seattle desirable places to live. It will protect residents from issues such as excessive heat, poor air quality, or flooding — all of which can contribute to a loss of income for homeowners through reduced rental pricing or repairs to your investment home. 

3. Florida’s Flood Resistance Improvements

Florida’s Amendment 1, ‘Disregard Flood Resistance Improvements in Property Value Assessments Measure’, sought to incentivize homeowners to take proactive measures to protect their property from flooding, with the value of any improvements excluded from property tax evaluation. 

Status: Defeated, despite 57% voting yes. A supermajority of 60% was required for the approval of Amendment 1. 

Florida experiences the highest amount of property value losses due to flooding, which has an obvious impact on anyone investing in real estate in the area. While there won’t be an incentive on property taxes to take a proactive approach to improving your Florida property, it could pay off to do so anyway by minimizing the loss of value or cost of repairs should your property be in a flood zone. There are also resources available for anyone considering investing in Florida to check property addresses for the risk of flooding before purchasing. 

Additionally, in 2022-23, legislation from the Florida House will dedicate $100 million to mitigate the impacts of flooding on homes and businesses. 

Florida Amendment 3 sought to lessen the financial burden on public service workers looking to buy a home in Florida. The Additional Homestead Property Tax Exemption for Certain Public Service Workers Amendment would provide an additional tax exemption on $50,000 of assessed value on property owned by teachers, law enforcement officers, emergency medical personnel, active duty members of the military and Florida National Guard, and child welfare service employees.

Status: Defeated, despite 58% voting yes. A supermajority of 60% was required for the approval of Amendment 3. 

Home values and property taxes are increasing rapidly in Florida and the amendment sought to provide a financial break to essential workers who are supporting the community. While defeated by a single no vote from State Senator Bobby Powell, it was not because he didn’t support financial initiatives for essential workers. “I don't think that us putting another homestead exemption on the ballot alleviates or helps with the situation that we're currently facing. I am of the belief that the priority at this point should be to figure out how we can get police and firefighters and teachers into a home, whether it be first-time homebuyers, whatever it be, we need to figure out how to get them into homes,” said Powell.

For essential workers, this means new initiatives could be proposed in future to support home buying. For real estate investors, it could mean a shift such as a reduction of stock suitable for the rental market if more first home buyers enter the market. 

Other noteworthy ballot measures to watch

1. San Francisco’s Proposition M, the “Empty Homes Tax” 

San Francisco is warning real estate investors that they could face additional taxes for keeping vacant properties, with Proposition M, Create Tax on Certain Vacant Residential Units Initiative.

From 2024, property owners with at least three units that have been vacant for more than six months will be taxed $2,500 - $5,000 per empty unit, with penalties set to increase yearly to up to $20,000. Money collected will be invested in subsidizing affordable housing in the city, including for people over the age of 60. 

Status: Too close to call, projected to pass

Larger and professional real estate investors who hold multiple units will be directly impacted by the measure. To avoid financial penalties they will need to put empty units up for rent or sale. This would increase the available inventory of both rentals and units for sale in San Francisco — having a direct impact on pricing for the city. 

Individual investors, like those that Belong supports, are less likely to be financially impacted by the measures at this stage, with single-family homes and duplexes exempt. That said, it’s a timely reminder that many counties are actively taking steps to reduce empty homes while the homelessness crisis continues to bite and more families are priced out of home ownership. 

It’s not uncommon for homeowners to sit on a vacant home for a variety of reasons. Some have inherited a family home and aren’t sure if they’re cut out for property management. Others move for work and plan to return to the home and feel unsure about renting the home out. If this is the case, Belong has a solution. We find people that will love and respect your home as much as you do, while also doing all the work to ensure it’s looked after and maintained. We can even help you move out if you’re relocating. Learn more about Belong’s unique residential network and homeowner services here. 

2. Pasadena’s Measure H, Rent Control Initiative 

Rent control measures in California are back up for debate, with Pasadena going to vote for Measure H, Charter Amendment For Rent Control Initiative. The initiative would establish an independent board that will limit rent increases to 75% of the CPI increase and provide enhanced eviction protections, requiring homeowners to have just-cause. 

The rent-increase caps do not apply to multifamily rental units built after February 1, 1995, and most single-family homes and condominiums; however, the eviction protections do apply.

This is billed as a win for renters, who have been getting priced out of the rental market or evicted only to have the home listed for a higher price. 

2022 Ballot Initiatives That Passed How They Impact Homeowners

With high migration and lower price point than Miami, learn more about investing in a Tampa rental home.

The Local Investors’ Guide to Tampa Real Estate

With stunning beaches and an enviable outdoor lifestyle (without the price tag of Miami), Florida’s Tampa is a market on the rise. While it’s true that Tampa doesn’t attract the same sky-high rents as Miami, the lower entry point makes Tampa an attractive destination for real estate investment as it becomes an enticing alternative for homeowners and residents priced out of other markets. 

If you own a single-family home or condo in Tampa, or are considering a rental investment in the city, this guide will direct you to tips on everything from property taxes and rental management for Tampa. 

Is Tampa a good place to invest in real estate?

PwC’s Emerging Trends in Real Estate report places Tampa and St.Petersburg at #5 in the top-ranked real estate markets. This is because this market is large and diverse, while being more affordable than neighboring cities. The report places Tampa in the “Super Sun Belt” market category. Cities in the Super Sun Belt market are among the fastest growing in the US, with solid economic performance and fast recovery from pandemic-led downturns.

While price growth is slowing, it remains an appealing market long-term that will continue to attract new residents, with the the National Association of Realtors (NAR) reporting that job growth is sitting above the national average at 4.8% and the unemployment rate trending down at a low 2.2%. 

With a strong job market and continued demand for single-family homes to rent, if you own or have inherited a Tampa property and are considering putting it up for rent, now is a great time. 

Discover the modern-day alternative to property management in Tampa. 

The last few years have been a wild ride for the housing market in the US. With huge shifts in migration, inflation, interest rates and property prices, the simple fact is that the housing market in Tampa isn’t the same market of years past. The rental market is no different. Property values have changed too much, we’re all playing a different game now. Yet, it seems this is news to the property management industry, who are still using a handful of comps to price Tampa homes in this complex market.

Belong addresses these rapid changes in real-time, by taking a modern approach to pricing homes on the rental market. In fact, Belong has ditched the property management model to offer a completely new approach to the rental market.

When helping homeowners in Tampa, Belong uses technology to blend live market data with an all-important metric: real demand for each home. We determine the right price for your home that will maximize rental income and keep vacancies low, long-term. And because we extend our services to renters as part of our community, we attract the best of the best to place in your rental property. Learn more about real-time rental valuations for Tampa in this article. 

Read More: The Realistic Way To Price a Miami Rental Home When The Market is Mad 

How much property tax will I pay in Tampa?

Property taxes in Tampa are collected by Hillsborough County. While the tax will vary per property, the average property tax rate for Florida is 0.89% (accurate as of August 2022). Compared to other states, this places Florida around the middle-range, ranked 23 out of 50 for the lowest property tax rate. You can get a more accurate estimate using the Hillsborough County Property Appraiser search function. 

Who are the best property management companies in Tampa?

The best way to ensure your investment home is well-kept and profitable is to find the best company to help you manage it. But when comparing the best property management companies across Florida, you’ll be looking at a handful of differences between them all. Things like how much they charge in management fees and how often you are going to get slogged for more (if they even tell you!). 

With Belong, there’s no comparison. Because Belong isn’t a property management company, it’s a completely unique experience that is humanizing the rental market. 

Belong does things differently in Tampa, by offering:

Guaranteed Rent: Receive your rent on time, every month, regardless of when it’s paid by residents.



24/7 Concierge Support: Both homeowners and residents have access to real-time support, going beyond emergency maintenance requests.



Transparent fees: No hidden costs like setup fees or lease renewal charges.



Modern-day marketing: Virtual tours and video marketing is included in listings.



User-friendly app: Belong's app provides convenient access to documentation, cash flow insights, and financial and insurance solutions. 



Long-term residents: Belong takes a personalized approach to match the right people, so they stay longer and feel at home.



Innovative financial solutions: Homeowners can manage cash flow effectively, even splitting the cost of maintenance and placement fees.



Eviction protection: Owners are shielded from legal costs if we ever place the wrong people.



Extensive vendor network: Belong connects homeowners with a vetted network of over 10,000 professionals for repairs and renovations.



Comprehensive insurance solutions: Belong offers insurance options that protect homeowners, their properties, and residents.


Market-driven insights: Belong utilizes market data and real-time interest to maximize the value of your home.


Even though Belong topped the Florida list (you can see the rankings here) when we compared Tampa’s top-ranked property managers, it became clear we were comparing apples with oranges. 

Read More: Why Florida's Top-Rated Property Managers Are More 80s Than Miami Vice

As a land of sunshine and low taxes, Florida is an attractive state for real estate investors and a great place for homeowners to enter the rental market. If you own a home in Tampa, Miami, Orlando, Tallahassee or Jacksonville, now is the time to find out if you’re eligible to join the Belong residential network. We specialize in single-family homes and condos, helping individual homeowners to achieve their financial goals in the rental market. 

Here is a snapshot of what Florida homeowners are saying about Belong…

Great personal experience with Belong. They treat you like people versus other agencies that are focused on numbers. I recommend Belong 110%” - SBF 

Wonderful experience with Belong Property management. They are taking wonderful care of my tenants. The level of professionalism they have shown is impressive, I will continue working with them as long as I have properties.” - Thalina V

Think your Florida home belongs with us? Check out one of our local homeowner pages below to see if you qualify:

To speak to someone about listing your rental home, you can also call 786-628-0600 (English) or 786-786-1073 (Español). 

Is Tampa Florida a good place to invest in real estate? With high migration and lower price point than Miami, learn more about investing in a Tampa rental home.

Find out with our guide on how to budget and plan for a kitchen renovation for your home or rental property.

What is the Average Cost of a Kitchen Remodel?

The kitchen is the heart and hub of any home. Owning or renting, coupled up or with a big family, even single and having friends over — it’s the one place where people gather every day. As one of the spaces you need to use the most, they also wear and date fast. 

An old kitchen with outdated appliances is a big turnoff for homeowners and renters alike, which is why it’s an important place to start when considering projects that will add both short and long-term value to the home. 

Whether you’re looking to remodel your own kitchen or planning to upgrade the investment in your rental home, this guide looks at the average costs of a kitchen remodel and how to plan for one. Costs are based on national averages and are accurate as of December 2022, subject to change from inflation and material costs. 

What should I budget for a kitchen remodel?

The National Kitchen and Bath Association says the industry standard for a kitchen remodel budget is around 10% of the value of your home. 

By this standard, if your home is worth $500,000, you should be comfortable with spending up to $50,000 to remodel your kitchen. However, with home prices skyrocketing in recent years, this figure may not be quite as straightforward. If your home is worth $1.3million dollars, do you need to budget $130,000 for the kitchen renovation? You certainly can, but depending on what you want to do and the finishes you choose, you may get away with spending half of that. 

The age and condition of the existing kitchen

Do you need a major remodel or will a minor remodel suffice to modernize the space?

Does the space need to be reconfigured or expanded?

The return on investment you expect when you sell the home — whether that is in the near future or in years to come

The type of finishes you choose for your home will also impact how much you need to budget for a kitchen remodel. You might be able to save money with mid-range finishes and off-the-shelf cabinetry that will suit your remodeling needs. If you live in an area with high-end homes that attract a luxury price tag, investing in higher end finishes or custom work may be a sound investment because potential buyers will expect more for their money. 

To get a better picture of what people are spending on kitchen remodeling, we have pulled together some average costs across the country. 

What is the average cost of a kitchen remodel?

In its annual Cost vs Value report for 2022, Remodeling Magazine lists the following average costs for a kitchen remodel. 

National average cost of a kitchen remodel:

Minor Kitchen Remodel (mid-range): $28,279

Major Kitchen Remodel (mid-range): $80,809

Major Kitchen Remodel (upscale): $158,015

Where your home is located will also have an impact on price. The costs of labor and materials will vary depending on where you live, with homes in California and Washington state costing around 10 - 15% more to remodel than homes in Florida. 

Average cost of a kitchen remodel in Pacific states such as California and Washington:

Minor Kitchen Remodel (mid-range): $31,413

Major Kitchen Remodel (mid-range): $88,229

Major Kitchen Remodel (upscale): $171,150

Average cost of a kitchen remodel in South Atlantic states such as Florida:

Minor Kitchen Remodel (mid-range): $26,921

Major Kitchen Remodel (mid-range): $77,770

Major Kitchen Remodel (upscale): $152,672

HomeGuide lists the national average spent on kitchen remodeling at $100 – $250 per square foot, with a range of approximately $12,800 - $21,200 spent in total. Because of the huge variation in types of kitchen remodels — not to mention rising inflation and stock shortages spiking prices — this doesn’t give a full picture of what people might be spending in 2022. 

Going back to the Remodeling Magazine figures, a reasonable budget for a minor kitchen remodel with mid-range finishes is around $30,000, whereas a major kitchen remodel should be around $70,000 - $90,000. If you’re looking for a more upscale kitchen, you should be prepared to spend upwards of $150,000 for a major renovation. 

Of course, the only way to truly know what you’re in for cost-wise is to speak to qualified professionals for a quote. To get someone in your home to provide an accurate estimate, Belong can put you in touch with the best local contractors in your area from our extensive network. 

It’s also important to have a buffer in your budget. Especially in this era of wild inflation, a tight labor market and global stock shortages, prepare that you will need to spend more than you may have planned. Once you’ve set what you want to spend, you should plan to keep around 10-20% of that aside for unexpected expenses. If you suddenly find out that your dream backsplash went up by $5 sq/ft or that wall you wanted knocked down is load-bearing, having a buffer will take the stress out of the unexpected. 

What is the most expensive part of a kitchen remodel?

When planning a kitchen remodel, there are four factors that will heavily influence the cost of your renovation:

Kitchen cabinetry makes up a large portion of your kitchen, as well as your kitchen remodel costs. Prepare for cabinetry to take up 20 - 40% of your budget. Obviously if you need custom-designed cabinets to fit your kitchen, this will be on the higher end than if you select a flat-pack, ready to assemble option. If your kitchen cabinets are in good condition, you may be able to save money by having them refinished. Consider how long you need them to last and what buyers and residents in the area would expect to see when it comes to getting a return on your investment. 

Installation and on-site labor will take around 20% of your remodeling budget. Depending on how much you’re changing the kitchen will impact how many contractors you will need on site. Changing the layout to create an open plan concept for example may require a designer, structural engineer, electrician and plumber to reconfigure the home. 

When replacing the appliances in your home, the costs can really vary. There are plenty of budget options for refrigerators and ovens, but if you want something with real wow-factor that is going to last for years to come — it could eat up to 15% of your kitchen remodel costs. 

High-end appliances and large stoves make cooking and entertaining a dream, which is why they’re incredibly popular with homeowners and renters. If you’re looking to reign in the budget, consider splashing out on a key item that will elevate the whole kitchen (such as a great stovetop) and saving money on items like the microwave and premium slow juicer. 

Pro Tip: Energy-efficient appliances may be increase the value of your rental home while reducing your residents' carbon footprint. Read more in 7 Cost-Effective Ways To Make Your Rental Home Sustainable in 2023.

What is the average cost of a kitchen remodel? Find out with our guide on how to budget and plan for a kitchen renovation for your home or rental property.

Melanie Kershaw

Mel Kershaw is a Content Lead at Belong. With an extensive background working with technology companies including Eventbrite and Yelp, she’s always looking for ways to create educational and informative articles that simplifies tech and solves problems for her audience.

Dom Difurio

Ashleigh Graf

Flora Fiorillo

Afton Brazzoni

Tyler Infelise

Dom Difurio

Ashleigh Graf

Flora Fiorillo

Afton Brazzoni

Tyler Infelise