Washington DC Property Management
With a Clear Plan for Your Rental

Basic $139/mo, Preferred $179/mo and Concierge $349/mo with annual billing. Monthly billing is $149, $199 and $369/mo respectively. Tenant Placement + Management has a $350 listing and activation fee, a placement fee of one month's rent when a tenant is placed, and the selected management fee. Tenant Placement Only has a $500 listing launch fee plus one month's rent at lease execution, with no ongoing management. Management Only starts with a $500 activation fee and offers Preferred or Concierge; Basic is not available for that service. Every home after your first has no activation fee: sign up your next home with the same email or phone and it comes off automatically, no code needed. Repairs carry a 10% maintenance coordination fee in addition to the vendor invoice. Renewals, inspections and other charges depend on the plan. Compare the service options and fee schedule.

Choose Management Only if you want us to manage an existing tenancy. Preferred and Concierge are available. If your home needs a tenant and ongoing management, choose Tenant Placement + Management. If you intend to manage it yourself after leasing, choose Tenant Placement Only; our role ends at lease execution and payment of the placement fee, and you handle move-in.

Yes. Every home after your first has no activation fee: sign up your next home with the same email or phone and it comes off automatically, no code needed. Already an owner with us? Your next home is already $0 to activate. The monthly management fee stays the same flat rate per home.

With Tenant Placement + Management, if no completed application is generated within 21 days of the home being rent-ready and listed, we waive the first two months of management fees. This is an application milestone, not a guaranteed lease-signing or move-in date. Owner restrictions, pricing outside our recommended range, access or readiness delays, and events beyond our control are excluded. It does not apply to Tenant Placement Only or Management Only.

Tenant assurance applies to tenants we place through a Preferred or Concierge Tenant Placement + Management bundle: 9 months on Preferred and 12 months on Concierge. For a qualifying lease breach or eviction during that window, we find a replacement without another placement fee, subject to the agreement. Owner-caused departures, agreed early exits, military SCRA terminations, owner sale or occupancy decisions, and events after the management agreement ends are excluded. Third-party costs such as photography may still apply. Basic, Tenant Placement Only and Management Only do not include tenant assurance.

For tenants we placed, annual Preferred and Concierge Tenant Placement + Management bundles include our eviction coordination fee. Basic and monthly bundles have a $750 coordination fee; management-only plans require a separate $750 engagement. Tenant placement only does not include ongoing eviction coordination. Filing fees, court costs, sheriff or constable fees, and vendor invoices are paid by the owner. If court representation is needed, the owner retains and pays an attorney directly. We provide coordination and paperwork support, not legal representation.

The Perfect 10ant System™ is our 10-point tenant screening process: identity, income, employment, credit, rental history, previous landlord references, criminal background, sex offender registry, bankruptcy and foreclosure history. Screening supports a placement decision; it does not guarantee future rent payments or eliminate every risk.

Monthly and annual options are available. Annual pricing carries a term commitment, and early termination can require payment of the remaining management fees. Notice, renewal, refund and termination rules depend on the service agreement you select. Review those terms in the quote builder before signing; the monthly rate alone is not the full agreement.

Yes. Every lease we write is fully compliant with the DC Rental Housing Act and the Tenant Protection Amendments — including security deposit caps (one month's rent), 30-day notice-to-vacate requirements, 30-day rent increase notifications, required lead paint and mold disclosures, and the DC-specific voucher non-discrimination rules. DC landlord-tenant law is among the most tenant-protective in the country and it changes frequently — we track every DCRA and Rental Accommodations Division update so you don't have to.

TOPA (Tenant Opportunity to Purchase Act) is the DC law that gives tenants the right of first refusal before a landlord can sell a rental property. The landlord must deliver a formal Offer of Sale notice, give tenants a statutory window to match the price (30–180 days depending on unit count), and preserve that right through closing. Missing a TOPA step lets tenants sue to rescind the sale — we've seen DC landlords lose six-figure sale proceeds on a technical TOPA defect. We manage the entire TOPA process on every managed property: notice drafting, service of process, response windows, third-party assignment documentation, and release recording. TOPA applies to single-family homes (with carveouts), condos, and multi-unit buildings — there is no neighborhood exemption.

Rent stabilization applies to most DC buildings built before 1976 with 5 or more units, but exempt small-unit buildings and newer construction still have to file for exemption. Annual rent increases on stabilized units are capped at CPI + 2% (capped at 10% total), with lower caps for elderly/disabled tenants. A majority of the housing stock in Capitol Hill, Dupont Circle, Adams Morgan, Georgetown, and Logan Circle is pre-1976 — Navy Yard, NoMa, and most of Tenleytown new construction is post-1976 and not stabilized. We audit your property's construction year and exemption status on day one, file required Rental Accommodations Division paperwork, and recalculate compliant rent increases at every renewal. Violating rent stabilization triggers tenant lawsuits, RAD penalties, and rent rollbacks — it's the most expensive mistake a DC landlord can make.

We cover 12 premium DC neighborhoods: Capitol Hill, Georgetown, Dupont Circle, Logan Circle, Navy Yard, Shaw, Adams Morgan, Cleveland Park, Woodley Park, Foggy Bottom, Tenleytown, and Kalorama — plus Columbia Heights, Petworth, Brookland, and the broader District. We manage single-family rowhouses, condos, and small multi-unit buildings throughout NW, Capitol Hill SE, and the Navy Yard / Southwest Waterfront corridor.

DC rents cluster tightly by submarket and unit type. Kalorama single-family runs $3,500–$4,200/mo, Georgetown $3,400–$4,000/mo, Foggy Bottom and Capitol Hill $3,000–$3,500/mo, Dupont Circle $2,800–$3,300/mo, Woodley Park and Cleveland Park $2,700–$3,100/mo, Logan Circle and Shaw $2,600–$3,000/mo, Navy Yard $2,500–$3,000/mo, and Adams Morgan and Tenleytown $2,400–$2,800/mo. Most landlords we meet are under-pricing by $150–$400/mo because they benchmark to 2023 comps or overweight one loud neighbor. We pull active and recently-leased comps within a 6-block radius, adjust for parking, outdoor space, laundry, and condition, and target a price that leases in 2–3 weeks at the top of the range — not one that sits for 60 days.

Eviction coordination is included with annual Preferred or Concierge Tenant Placement + Management for tenants we placed. Owners pay court filing costs and attorney fees.

DC caps security deposits at one month's rent (tighter than Virginia's two-month cap). Landlords must return the deposit within 45 days of lease termination, with an itemized list of deductions and supporting receipts or invoices for any repair charge over $125. Deposits must be held in a separate interest-bearing DC bank account, and tenants are entitled to the accrued interest on return. Failure to itemize, failure to return on time, or failure to pay interest triggers tenant lawsuits for up to 3× the deposit plus attorney's fees. On every lease we manage, we track the 45-day clock, document move-in and move-out condition with timestamped photos, calculate interest correctly, and handle itemization so deposit disputes don't become court filings.

Yes — and Washington DC has a higher concentration of these relocating professional tenants than any other market we serve. Congressional staff turn over on a 2-year cycle tied to election outcomes (every November of an even year triggers a January turnover wave in Capitol Hill and Navy Yard). State Department Foreign Service Officers rotate on 1–3 year tours, World Bank and IMF staff on 2–4 year contracts, and GWU faculty and fellows on academic calendars. A high-income tenant who leaves in 14 months on an orders-driven break clause costs more than a moderate-income tenant who stays for 3 years. On every federal or multilateral placement, we verify assignment length, agency HR contact, diplomatic immunity status (if applicable), and pay-grade-to-rent ratio before approving — and we write break clauses that match the orders cycle so we stay ahead of turnover.

Two DC-specific risks that almost no out-of-market manager catches. Diplomatic immunity can make a tenant effectively un-evictable — some embassy staff hold Vienna Convention protections that block normal court process. We screen for diplomatic status, require embassy-issued letters of indemnity where applicable, and in some cases decline diplomatic applicants outright to protect the landlord. Government shutdown risk affects federal employee tenants during continuing resolution fights — we stress-test W-2 income for shutdown exposure, require emergency fund verification on federal-employee applications, and include ACH auto-pay provisions so missed-paycheck situations don't cascade into 30-day pay-or-quit filings. These are table stakes in DC and almost nowhere else.

Navy Yard is DC's newest major rental corridor — the Nationals ballpark opened in 2008 and most of the residential stock is post-2010. That means two advantages versus Capitol Hill or Dupont: nothing is rent-stabilized (post-1976 exemption) and most buildings have modern amenities commanding $2,800–$3,200/mo rents for 1-bedrooms and $3,500–$4,200/mo for 2-bedrooms. Tenant mix is heavily concentrated in Congressional staffers (walking distance to Capitol Hill offices), tech workers, and younger professionals with high W-2 income but short intended tenure. We price Navy Yard properties aggressively at the top of the range, screen for minimum 18-month lease intent, and build renewal incentives into Year 1 pricing to offset the shorter-tenure pattern.