- (360) 551-4022
- Serving Kitsap & Mason County
Rent is the whole point of a rental property. When it comes in on time, everything works: the mortgage gets paid, expenses are covered, and your investment earns what it’s supposed to. When it doesn’t, the consequences cascade fast: late mortgage payments, overdraft fees, and the uncomfortable conversations nobody wants to have with a tenant they know personally.
That last part is exactly where self-managing landlords run into trouble. Enforcing late fees and issuing notices is harder when you know the tenant. At Heron Homes 360, we take that pressure off you entirely. Rent collection becomes professional, consistent, and impersonal; exactly as it should be.
Rent is due
on the 1st.
Tenants pay through a secure online portal using ACH bank transfer, debit card, or credit card. Most tenants set up autopay at move-in.
A five-day grace period runs through the 5th.
Tenants receive automated reminders if payment hasn’t posted.
Late fees assess
on the 6th.
In accordance with Washington state RCW 59.18.170, late fees are capped at reasonable amounts and disclosed in the lease. Fees are applied automatically through the payment system.
14-day pay-or-vacate notice issues if rent remains unpaid.
We handle the notice preparation and service, meeting all Washington state procedural requirements so the notice is enforceable if things progress to court.
Owner disbursement runs on a consistent monthly schedule.
Once rent is received and cleared, funds are deposited into your linked account. You see each transaction in real time through your Owner Portal.
Washington state landlord-tenant law has specific requirements around late fees, notice procedures, and security deposit handling. Getting any of them wrong can cost you a court case or damages. Heron Homes 360 handles every Kitsap and Mason County rent collection engagement in full compliance with the Residential Landlord-Tenant Act (RCW 59.18). That includes proper disclosure of late fee amounts in the lease, compliant grace periods, lawful notice service, and correct security deposit accounting.
If you're tired of chasing rent, issuing your own late notices, or losing sleep over a tenant who's two weeks behind, let's talk. Heron Homes 360 makes rent collection the predictable, professional part of property ownership it should be.
Rent is late the day after it’s due. Washington state requires a mandatory grace period. Most leases (including ours at Heron Homes 360) include a five-day grace period through the 5th of the month before late fees assess. Late fee amounts must be reasonable and disclosed in the lease under RCW 59.18.
Tenants pay through a secure online portal using ACH bank transfer, debit card, or credit card. Most tenants set up autopay during move-in, which reduces late payments substantially. Paper checks are accepted when necessary but discouraged.
A late fee assesses automatically after the grace period. Our team contacts the tenant directly. If payment still doesn’t arrive, we issue a Washington-compliant 14-day pay-or-vacate notice. You’re notified of every step through your Owner Portal, but you don’t have to make a single phone call yourself.
Once rent clears the payment system, funds are deposited into your linked account on a consistent monthly schedule. Most owners see their deposit within the first week to ten days of each month, though exact timing depends on the tenant’s payment method and when they pay.
No. Late-fee handling, pay-or-vacate notice preparation, and tenant communication are all included in our standard management fee. Late fees collected from the tenant typically go to Heron Homes 360 to offset the additional work, this is disclosed transparently in your management agreement and is standard industry practice.
We escalate through Washington’s legal eviction process. That starts with the 14-day pay-or-vacate notice, followed (if rent still doesn’t arrive) by an unlawful detainer action filed through licensed Washington eviction counsel. Our Premier package includes full eviction coordination. Because our screening process catches most high-risk applicants upfront, true non-payment evictions are rare, but when they happen, we handle them.
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