Frequently Asked Questions
General services
A: Single-family homes, condos, duplexes, apartments, and mid-term (1-6 months) rentals
A: Yes. Westgate Property Management is licensed by the Oregon Real Estate Agency (Property Manager License #201219187, and License #201257433), and we comply with all state and Deschutes County regulations.
A: Bend, Redmond, Sisters, Sunriver, Prineville, Madras, and surrounding areas
Fees and Contracts
A: Our management fee is 9% of monthly rent for long-term leases, with a tenant placement fee of 20% (first month's rent only). For mid-term renting, with more frequent turnover and a furnished home, our management fee is 19%.
For tenants, they pay a $75.00 application fee and deposit, and first and last months' rent is due at contract signing.
A: The lease agreement, which outlines the terms and conditions of the lease, can become month-to-month after any initial setup period, with a standard 30-day notice to cancel. Our leasing options are flexible, starting with a minimum six-month initial lease for long-term fixed lease agreements. "In Oregon, a fixed-term lease generally rolls over into a month-to-month tenancy automatically if both parties continue performance after the expiration date. Under ORS 90.427 and 91.070, landlords must provide 30-60 days' notice for termination, depending on the length of tenancy, and in the first year, 30 days is common, while after one year, 60 days is usually required." -League of Oregon Cities, Landlord Tenant Act
A: Yes, for multi-housing situations, our management fee rate drops to 7.5%, with a 20% tenant placement fee (first month's rent only).
Leasing and Tenant Management
A: We use a multi-channel strategy to list your property on high-traffic sites like Zillow, Realtor.com, Facebook Marketplace, Trulia, Hotpads, and local Central Oregon platforms such as Central Oregon Rental Owners Association listings. Quality photos, virtual and in-person scheduled tours, and targeted ads highlight features like proximity to Mt. Bachelor or Deschutes River access to attract quality tenants fast in Bend/Redmond's competitive market. We also leverage social media, email blasts to our renter database, and signage for maximum exposure while complying with Oregon fair housing rules.
A: Through our property management software, we run comprehensive, secure tenant screening including credit checks (via TransUnion), criminal background checks (national and sex offender registry), eviction history and legal proceedings, rental references, and income verification (requiring 2.5x rent).
A: Yes, we gladly accept Section 8 Housing Choice Vouchers (HCV) through Housing Works, the primary provider for Central Oregon (Bend, Redmond, Deschutes County), for qualified properties. We coordinate inspections, direct payments, and paperwork to make it seamless for owners while complying with Oregon's Source of Income protections.
A: You, the owner, have the final say. We provide a free professional rental analysis using current comps from Zillow, Realtor.com, and local MLS data, factoring in 2026 trends like Bend's average rent around $2,250 (up 2.7% YoY) and Redmond's slightly lower at around $1,800-$2,000. This ensures competitive pricing for quick leasing in Central Oregon's stabilizing market. See our Central Oregon Rental Analysis page for more information.
Maintenance and Repairs
A: Emergencies (e.g., no heat below 60°F, burst pipes, or flooding) get immediate response. Tenants call our 24/7 on-call manager directly, who coordinates vetted local vendors for urgent fixes within 2-4 hours, even during Bend/Redmond snowstorms. Non-emergencies go through our online portal for next-business-day handling, with owner approval for costs over $500.
A: This is property-dependent, according to the owner's wishes. Each property's lease agreement outlines the specifics for landscaping and snow removal, including who is responsible for managing and paying the service. If the property does not provide landscaping or snow removal services directly, we partner with trusted local Central Oregon vendors to connect tenants with affordable, reliable options tailored to their needs, such as seasonal snow plowing in Bend/Redmond winters or lawn care in summer.
Rent Collection and Evictions
A: Rent is collected securely via our online tenant portal (ACH bank transfer, card, or e-check) due on the 1st, with direct deposits to owners by the 10th. Per Oregon law (ORS 90.394), there's a mandatory 4-day grace period with no late fees until the 5th. We then issue a 144-hour (13-day total) pay-or-quit notice on day 5 or 72-hour (10-day total) on day 8, escalating only if needed while keeping you updated.
A: If rent remains unpaid after notices, we file a "Forcible Entry and Detainer" (FED) lawsuit in Deschutes County court around day 10-15, serving a summons (up to 6 more days). Tenants have 6-14 days to respond; if no defense, we request a judgment and writ of execution (2-4 weeks total), coordinating sheriff removal if needed, all while minimizing owner costs and following 2026 Oregon timelines.
A: Property owners receive payments by the 10th via direct deposit.
Communication and Reporting
A: You'll receive monthly financial statements and owner disbursements by the 10th via our management software, with property updates (maintenance, tenant issues) via email, as they occur. We conduct move-in/move-out inspections, quarterly drive-bys, and annual or bi-annual full inspections for your properties to ensure habitability. This allows issues to be caught early.
A: We prioritize clear, timely communication via your preferred channels. Through our management software, you have 24/7 access to statements, maintenance updates, and documents. We also communicate through email and direct phone/text support consistently from your dedicated property manager. Calls or in-person meetings in Bend/Redmond ensure personalized service for local owners.
Legal and Local Compliance
A: We strictly follow ORS 90.300 for security deposits (max no statutory limit but reasonable, e.g., 1 month's rent; full return or itemized deductions within 31 days post-moveout with receipts). Habitability (ORS 90.320) is maintained via regular inspections, prompt repairs, and seasonal prep like Central Oregon winter checks. For fair housing, we approve verified service animals (task-trained) and emotional support animals (ESA letters) as reasonable accommodations under FHAct/Oregon law, without pet fees/deposits.
A: Yes. We strongly recommend comprehensive landlord insurance (DP-3 policy) covering structure, liability, and loss of rents, with wildfire endorsements due to rising risks in Bend/Deschutes County. We can connect you with local agents experienced in Central Oregon hazards. We also require a landlord insurance policy on each property managed.
Pets and Policies
A: While this is absolutely a personal preference, we recommend allowing pets, as 75% of Central Oregon renters have them, boosting applicant pools and rents by 10-15%. We support a strict pet policy: application with vet records, photos, breed/weight limits (e.g., no aggressive breeds over 50 lbs.), pet deposit ($300-500), refundable or non-refundable.
A: We include clear no-smoking clauses (including vaping/marijuana) in all leases, conduct move-in/move-out inspections with photos to document compliance. Violations trigger written warnings or lease termination via 72-hour notice if repeated, ensuring a smoke-free property while protecting your Central Oregon investment.