Property Management Services in Portland, OR
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Vacancy Rate
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Lease Renewals
Property Management Services in Portland, OR
Are you looking to hire a property manager in Portland, OR? Owning a rental can be rewarding, but the daily reality of marketing vacancies, screening applicants, chasing rent, coordinating repairs, and keeping up with Oregon’s rental regulations adds up fast, especially when you have other priorities competing for your time. That’s where we come in.
At Touchstone Property Management, we strive to provide the best experience for our owners, residents, vendors, and employees, and we don’t just raise the bar as a local property management company, we set the standard for the service everyone deserves.
Touchstone is a locally based, full-service property management company serving Portland and communities throughout the greater metro area. We specialize in residential rentals, including single-family homes, condos, duplexes, and small multi-family properties, and we manage each one with a proactive approach that solves concerns before they become problems.
When you call, a real person here in our local office answers, never a virtual assistant or an offshore call center. We do what we say we’re going to do, communicate every step of the way, and treat the homes we manage as if they were our own, so you can enjoy the benefits of ownership without the day-to-day stress.
Our Property Management Services
Full-service property management means coordinating every stage of the rental lifecycle, from preparing a home for market through move-out. Touchstone combines local expertise, proactive communication, and hands-on follow-through across the following nine service areas.
Marketing
Touchstone begins with a detailed market analysis to position your Portland rental competitively and pursue the highest achievable rent without sacrificing renter interest.
The team creates a thoughtful listing with amenities and terms, takes marketing photos, confirms required listing language and timelines, and advertises on more than 20 websites. Prompt call, text, and email responses help convert inquiries into tours and completed applications.
Screening
Every application receives a consistent review that includes civil, criminal, and credit history, landlord references, and income verification. Touchstone combines those checks with local experience to evaluate applicants carefully and help owners place a qualified resident who can meet the rental agreement.
Because the tenancy begins with screening, the team treats this as one of the most important protections for the property.
Rental Agreements
Touchstone prepares complete rental agreement packets and coordinates the details required for a well-documented move-in. The team obtains the initial deposit and move-in funds, confirms utilities have been transferred, verifies renter’s insurance coverage, prepares keys and a welcome packet, and completes a final move-in inspection.
Owners gain a clear paper trail, while residents begin the tenancy with expectations and responsibilities clearly established.
Rent Collection
The team collects rent and distributes owner proceeds each month while keeping payment records organized and current.
Residents can pay by check, money order, cashier’s check, online autopay, credit card, debit card, or cash through participating 7-Eleven and Walmart locations. These flexible options make on-time payment easier, while professional follow-up addresses late balances and keeps owners informed.
Compliance
Oregon rental requirements can vary across state, county, and city jurisdictions. As a licensed property manager, Touchstone tracks the applicable rules and documentation for marketing, tenancy management, renewals, notices, and move-outs.
When requirements overlap or a difficult situation develops, the team supports practical, well-documented next steps so owners are not left navigating the process alone.
Maintenance
Residents have a clear way to report repair needs, and Touchstone coordinates work with responsive, fairly priced vendors. The team troubleshoots maintenance, manages routine repairs and upgrades, handles after-hours emergencies, and keeps both owners and residents informed as work progresses.
Inspection findings also support proactive maintenance conversations, helping address developing issues before they become more disruptive or expensive.
Inspections
Touchstone inspects the property at key points throughout the management cycle. That includes onboarding and rental-readiness checks, a final move-in inspection, a post-move-in inspection at approximately 90 days, follow-up inspections every six months, and a move-out inspection.
After each visit, the team assesses the property’s condition, documents concerns, and discusses recommended maintenance or repair priorities with the owner.
Financials
Monthly and year-end financial statements provide a clear view of income, expenses, and property performance.
Touchstone documents relevant activity throughout the tenancy, keeps financial information accessible, and supplies the records owners need for routine review and tax preparation. At move-out, the team also gathers invoices, completes the final accounting, and distributes funds to the appropriate parties.
Evictions
Eviction is a last-resort process, and Touchstone first works to resolve problems through clear, firm-but-fair communication.
When termination becomes necessary, the team discusses the risks, required steps, and county-specific timelines with the owner, prepares and manages notices, and handles the eviction process. When appropriate, Touchstone may also negotiate a vacate agreement to reduce the time, expense, and uncertainty of formal proceedings.
Transparent, Upfront Pricing
Here at Touchstone, we’re all about transparency and upfront pricing. Below is a clear breakdown of our management rates, with no hidden costs or surprise fees.
Pricing: Single-Family, Condo, and Duplex
| Service | Rate |
|---|---|
| One-Time Setup: | $395 |
| Monthly Management & Maintenance: | 9% |
| Rent Increase & Renewal: | $350 |
| Tenant Placement: | 75% of one month’s rent |
| Project Management: | 15% |
Pricing: Multi-Family, Commercial, and Multi-Property
| Service | Rate |
|---|---|
| One-Time Setup: | $100 per unit |
| Monthly Management & Maintenance: | Based on Gross Revenue |
| Rent Increase & Renewal: | Based on Gross Revenue |
| Tenant Placement: | Based on Gross Revenue |
| Project Management: | 10% |
And unlike the competition, here are the fees we don’t have:
No Admin Fee, No Website Fee, No Per Door Fee, No Posting and Mailing Fee, No Maintenance Dispatch Fee, No Work Order Fee, No 10% Invoice Processing Fee, No Bill Pay Fee, No Annual 1099 Fee, No Inspection Fee, No 10% Turnover Management Fee, No Showing Fee, No Lockbox Fee, and no other hidden charges or fees.
Message From The Owner
Our Process
This is our process as a local property management company in Portland, Oregon:
Step 1: Sign a Property Management Agreement, and Onboard the Property
- Talk through both our and the owner’s goals/expectations to determine if we’re a good fit for one another.
- Schedule a 30-minute phone call to obtain all relevant property and ownership information.
- Put together and send out a management agreement for signature through DocuSign.
- Set up the property (and tenants, if occupied) in the system.
Step 2: Prepare the Property for Rent
- Visit the property and complete an onboarding/ready inspection.
- Make a punch list and discuss with the owner to determine the necessary work to get the home ready for marketing.
- Schedule vendors and complete any needed repairs/upgrades.
- Reinspect to confirm all work has been completed.
Step 3: Market the Property
- Create a thoughtful and detailed marketing listing, including the amenities and terms.
- Take marketing photos.
- Conform to legal requirements (both verbiage and timelines) for listing the property for rent.
- Create and pay for listings on 20+ websites.
- Immediately respond to inbound inquiries about the property, including communicating to prospects in all three modalities (call, text, and email) to help ensure the highest conversion rates from inquiries to residents.
- Schedule and coordinate tours of the property.
- Obtain an application.
Step 4: Screen and Place a Tenant
- Once the application has been received, we run a full background check, including civil, criminal, credit, landlord references, and income verification. *Finding the right person to rent a property is imperative. Everything else that happens afterward is based on who is in the home, so it’s one of the most important steps in the process!
- Sign an execution agreement and obtain an initial deposit to hold the unit while we work through the move-in process.
- Put together a rental agreement packet.
- Confirm all utilities have been put in the incoming residents’ names by confirming account numbers with the providers.
- Confirm renter’s insurance of $100,000 is in place.
- Collect all move-in funds.
- Make copies of keys to provide to the resident.
- Complete a final move-in inspection.
- Create a welcome packet and move in the resident.
Step 5: Manage the Property
- Collect and distribute rent to the owner monthly.
- Provide monthly and year-end financial statements.
- Document and file all relevant actions taken throughout tenancy.
- Troubleshoot and resolve maintenance issues.
- Handle after-hour emergencies.
- Provide 2 property inspections every year (one 90 days after move-in and another every 6 months’ thereafter). *Our philosophy is to trust but verify!
- Assess the property after inspection. Talk with owners about proactive maintenance and necessary repairs.
- Generate annual renewal offers, including performing a full rental comp survey and providing recommendations on rent and utility adjustments as needed on renewal offers. *This is truly an art form as we want to balance keeping up with market rents while also minimizing turnover, so we take a holistic approach during this important process.
- Generate lease packets and sign renewals with residents.
- When issues arise, we have a firm-but-fair management approach which includes communicating with residents and sending warning/termination notices as needed.
- Consult with the owner about the benefits/risks when attempting to terminate a tenancy, including discussing the steps and timelines of an eviction, which varies depending upon the county the property is located within.
- We also handle the full eviction process and generally only need to hire an attorney in the event the tenant requests a trial.
- Negotiate vacate agreements with residents when applicable to save the timelines, risks, and expenses of having to go through the eviction process.
Step 6: Manage Notices to Vacate
- Obtain and document the proper notice from the resident when they plan to move out.
- Create a timeline and start the move-out planning process.
- Send vacating procedures to the tenant.
- Revisit the owner’s goals for the property (re-rent vs. sell vs. move in).
Step 7: Manage Tenant Move-Outs
- Perform a move-out inspection after a resident moves out.
- Talk with the owner to decide who wants to handle the turnover process. We realize some owners prefer to do their own work on the property and we also offer to coordinate everything including using our vendors if the owner would prefer.
- Create a turnover punch-list.
- Complete all repairs (or confirm that the owner has) and obtain all invoices within the 31-day required timeframe.
- Distribute funds to the respective parties and provide the final accounting to the resident.
- Negotiate and manage funds owed to the landlord by the resident, including sending the debt to collections if needed.
Why Choose Touchstone Property Management?
When you partner with Touchstone, you get your time back, you gain peace of mind, and you enjoy maximized returns from a team that genuinely cares about the homes it manages.
We’re a local company through and through, with deep knowledge of the Portland rental market and a clear understanding of what it takes for residential properties to thrive here. That local expertise lets us position your property competitively, attract and retain quality residents, and protect your investment for the long term.
What truly sets us apart is how we work. We do what we say we’re going to do, and we communicate every step of the way, because no one likes a property manager who is impossible to reach or who doesn’t bother to keep them informed.
We solve problems quickly and efficiently, take a proactive approach to growing and protecting the assets we manage, and stay focused on our owners’ goals. When you call, a real person in our local office answers the phone, and we return every voicemail, email, and text promptly.
We get maintenance issues addressed and keep both owners and tenants in the loop, and we inspect properties regularly, inside and out.
If you’re ready to enjoy the benefits of property ownership without the headaches that come with it, then you’re ready to partner with Touchstone Property Management. Reach out today to experience the Touchstone difference.
Let’s Get Started
Call us today at (503) 897-8417 or send us a message to learn more about how we can support your Portland rental. We look forward to working with you!