- (360) 551-4022
- Serving Kitsap & Mason County
Most property management companies operate a simple model: tenant calls with a problem, vendor gets dispatched, owner gets billed. That’s fast, but it’s expensive. A single minimum-charge service call for what turns out to be a tripped breaker or a clogged garbage disposal can cost $150 or more, and it happens more often than owners realize.
Heron Homes 360 does it differently. When a maintenance request comes in, our team troubleshoots first. We walk the tenant through basic fixes over the phone, check for simple causes before assuming the worst, and verify the problem actually requires a professional before we dispatch one. A meaningful percentage of reported “emergencies” get resolved this way, with no vendor, no service fee, no drain on your maintenance budget.
When a vendor is genuinely needed, we call one. And we call one from our vetted local network, not whoever picks up the phone first.
The cheapest repair is the one that never has to happen. Our preventive maintenance schedule catches small issues before they become major expenses.
Two per year: check for gutters, drainage, siding, roofing, and exterior paint issues.
Looks for plumbing leaks, HVAC filter condition, smoke and CO detector function, and signs of tenant-caused damage before move-out.
For owners whose lease requires tenant-completed filter changes.
Handled before the next tenant moves in, so small issues don’t become immediate complaints.
Real emergencies don’t wait for business hours. Our team is reachable 24 hours a day, seven days a week, for genuine maintenance emergencies. The definition of “emergency” matters, both for response expectations and for avoiding the all-too-common scenario where a tenant treats a minor inconvenience as a crisis.
Dripping faucets, squeaky doors, a refrigerator that needs adjusting, minor cosmetic issues, and most appliance complaints are handled through the standard request queue. Our tenant portal sets clear expectations up front, so tenants know what to expect and you’re not paying for after-hours vendor calls that could have waited until Monday.
The local vendor network is one of the quiet advantages of working with a locally-owned property manager. Over a decade in Kitsap and Mason County property management, we’ve built working relationships with plumbers, electricians, HVAC technicians, roofers, landscapers, and general handymen across the peninsula. These are people we know, trust, and send back to our clients’ properties repeatedly, not names pulled from a Google search.
Vendor vetting isn’t a one-time thing. We verify current licensing, insurance, and workers’ compensation coverage before any contractor touches a property we manage. And we track every job — response time, quality of work, how they interact with tenants. Vendors who don’t meet our standard don’t get called back.
Here’s something not every property management company will tell you: many of them mark up vendor invoices. A $300 plumbing bill becomes a $400 owner charge, with the extra $100 going to the management company. At Heron Homes 360, we don’t do that. You pay what the vendor charges, period. We make our money from our transparent management fee, not from padding your maintenance bills.
We set a repair approval threshold with every owner at the start of our engagement, typically $300 to $500. Repairs below that threshold get handled without a separate phone call, which keeps tenant issues from lingering while we chase down approvals. Anything above the threshold, you approve before work begins. You’ll see a full quote, our recommendation, and have the chance to ask questions or request a second opinion.
Emergency repairs proceed without prior approval when safety or property protection requires it. We document everything and brief you immediately after.
Active water leaks, complete loss of heat or hot water, gas leaks, electrical hazards, sewage backups, and damage that makes the home uninhabitable all qualify. Cosmetic issues, minor appliance complaints, and anything that can safely wait until business hours doesn’t. We set clear expectations with tenants at move-in so emergency calls are actual emergencies.
When a tenant submits a maintenance request, our team reviews it before dispatching anyone. We’ll often call the tenant, walk through basic troubleshooting, and check for simple causes — a tripped breaker for a “dead outlet,” a reset button on a garbage disposal, a thermostat setting for a “broken” HVAC. When a vendor is actually needed, we dispatch one. When they’re not, we save you the service fee.
No. You pay what the vendor charges. Our management fee covers our work — we don’t pad your maintenance bills to make extra revenue. Every vendor invoice is visible in your Owner Portal with full line-item detail.
We set an approval threshold at the start of our engagement — typically $300 to $500. Repairs below that threshold are handled without a separate call. Anything above the threshold requires your approval before work starts, with a full quote and our recommendation.
We conduct one full interior inspection and two exterior walkthroughs every twelve months. The interior inspection catches plumbing leaks, HVAC issues, detector function, and early signs of lease violations. Exterior walkthroughs catch drainage, roofing, and siding issues before they turn into big repairs.
For any major repair — roof replacement, HVAC system replacement, major plumbing, foundation work — we get multiple bids from our vetted vendor network, walk through options with you, and let you make the call on scope and contractor. We don’t make major decisions on your behalf, and we don’t have financial arrangements with specific contractors that would bias our recommendations.
Closed on the weekends and all major holidays
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