Keep good tenants in place, stay at market rent, and protect your investment with professionally managed lease renewals.
When a lease approaches its expiration date, the decision you make has a direct financial impact. VPMG begins the renewal evaluation 105 days before lease expiration — because Washington State requires 90 days' notice for a rent increase, and we need time to evaluate the tenancy and get your decision before that clock starts.
The default goal is a well-structured renewal with a good tenant. Turnover is expensive. The cost of finding, screening, and leasing to a new tenant typically runs $1,500–$3,000 when you account for vacancy, marketing, cleaning, and minor repairs. Retaining a quality tenant at fair market rent almost always produces better financial results than unnecessary cycling. See our post on tenant retention for why keeping good tenants pays.
VPMG handles everything — tenant evaluation, rent analysis, updated documentation, legal notice compliance, and renewal presentation — so you never have to manage the clock yourself.
Get Started Today →Enough lead time to assess the tenancy, get your decision, and serve the required 90-day notice before the deadline.
Data-backed renewal pricing against current Clark County comps.
Every renewal includes a revised lease reflecting current law and new terms.
RCW 59.18.140 compliance managed and documented on every increase.
We discuss both structures and recommend the right fit for your goals.
Every successful renewal is a vacancy — and all its costs — that didn't happen.
VPMG begins the renewal process 105 days before every lease expiration. Washington State requires 90 days' written notice for a rent increase, so we need at least two weeks to evaluate the tenancy, run a rent analysis, and get your decision before that notice goes out. Starting at 105 days ensures we are never scrambling against the clock.
We evaluate the tenancy across five criteria: payment history, property condition, lease compliance, communication, and overall neighborly conduct. If the tenant has been a strong resident, renewal is almost always the right call. A pattern of consistent problems instead points toward a recommendation to re-lease and find a better long-term fit.
Renewal is the right moment to make sure your rent reflects the current market. We run a fresh comp analysis using active listings and recent lease data in your zip code, then provide a specific, data-backed rent recommendation. Annual increases of 3–8% are common in today's Clark County market, and we price your renewal to match.
VPMG presents a clear recommendation: renew at the proposed new rent, offer a month-to-month arrangement, or decline and re-lease. We walk you through the trade-offs of each path — projected vacancy days, turnover and make-ready costs, and the rent upside of re-leasing versus the stability of keeping a proven tenant. We then act on your decision.
Washington State law (RCW 59.18.140) requires at least 90 days' written notice before a rent increase takes effect. VPMG issues this notice on time, in the correct form, and fully documented — every time, since missing the deadline invalidates the increase. We also keep every increase within HB 1217's statewide cap of 7% plus CPI or 10%, whichever is less, and honor the first-year rent freeze for new tenancies.
Every renewal includes a revised lease agreement reflecting current Washington State law, the new rent, the new term, and any updated policy terms. All adult occupants sign electronically through the Rentvine portal. A lease that was current two years ago may now be out of date — rules around fees and disclosures change often — so we refresh the language and handle signing automatically.
VPMG evaluates each tenancy before making a renewal recommendation. We look at:
Payment history — Has rent been paid on time, consistently?
Property condition — Is the tenant maintaining the home well?
Lease compliance — Have there been violations, and were they resolved?
Communication — Has the tenant been cooperative and respectful?
Market conditions — Is strong demand available that would make re-leasing worthwhile?
If a tenant has been an excellent resident, renewal is almost always the right call. Consistent issues — late payments, violations, neighbor complaints — lead to a recommendation to decline renewal and re-lease. Our guide to lease non-renewals in Washington covers the notice rules that apply.
At renewal, you can choose to sign another annual fixed-term lease or allow the tenancy to convert to month-to-month. Both have trade-offs worth understanding:
Guarantees stability for 12 months, locks in rent, and makes it harder for the tenant to leave on short notice. Best when you want predictability and plan to hold the property.
Provides flexibility if you anticipate needing the property for personal use, plan to sell, or are uncertain about the tenancy. However, the tenant can also vacate with 20 days' notice, creating unexpected vacancies.
VPMG will discuss both options and recommend the structure that best fits your investment goals.
VPMG begins the renewal evaluation 105 days before every lease expiration. Washington State requires 90 days' written notice for a rent increase, so starting at 105 days gives us time to assess the tenancy, run a fresh rent analysis, and get your decision before that notice must go out.
No. Lease renewals — including the market rent evaluation, renewal negotiations, and updated lease preparation — are fully covered by your 8% monthly management fee. There is no separate renewal or administrative charge.
We run a fresh comp analysis using active listings and recent lease data in your zip code, then provide a specific, data-backed recommendation. Every increase stays within Washington's statewide cap under HB 1217 — 7% plus CPI or 10%, whichever is less — and is served with the required 90-day written notice.
We evaluate every tenancy on payment history, property condition, lease compliance, communication, and conduct. If there is a pattern of problems, VPMG recommends declining renewal and re-leasing — and manages the transition, the required notices, and the search for a better long-term tenant.
An annual fixed-term lease locks in 12 months of stability and predictable rent. Month-to-month gives you flexibility if you plan to sell or need the property — but the tenant can also vacate with 20 days' notice, creating unexpected vacancies. VPMG discusses both options and recommends the structure that fits your goals.