blue-sage-property-management

A day in the life… water in the garage

Tue, 21 Apr 2026 11:44:06 GMT

One of our homes recently experienced a washer malfunction that released a significant amount of water into the garage.

The situation escalated quickly due to stored boxes in the space, which absorbed the water and spread moisture throughout the area.

Initial response

Our team responded immediately and handled the situation in-house.

The first step was to contain and remove the water:

Extracted standing water using wet-dry vacuum equipment
Removed all affected boxes from the area
Sorted contents to determine what could be salvaged
Disposed of materials that were no longer recoverable

Drying and stabilization

After the initial cleanup, the priority shifted to fully drying the space to prevent further damage.

We deployed:

Air movers to maintain consistent airflow
Supplemental heat to accelerate the drying process
A portable power source to safely run equipment without overloading the garage electrical system

The full drying process took approximately three days to complete.

Once stabilized, remaining items were reorganized and stored properly, with boxes elevated on pallets to reduce future exposure risk.

Why response time matters

Water intrusion events can escalate quickly if not handled within the first 24–72 hours.

Without immediate action, situations like this often lead to:

Insurance claims and adjuster involvement
Delays waiting on third-party vendors
Professional mitigation services costing several thousand dollars

Our approach

We maintain in-house drying and mitigation equipment so we can act without delay.

This allows us to:

Reduce response time
Limit the extent of damage
Avoid unnecessary third-party costs when possible
Restore properties more efficiently

In this case, early intervention prevented the need for an insurance claim.

If structural elements such as drywall or finished flooring had been affected, escalation would have been necessary.

Final note

Water issues are not uncommon in property management. What makes the difference is how quickly and effectively the situation is handled. A fast, structured response can significantly reduce both cost and disruption.

Why hire an experienced property manager?

Wed, 11 Mar 2026 21:01:54 GMT

Hiring a professional property manager ensures your investment is handled by a vetted expert committed to high ethical standards, legal compliance, and ongoing education. NARPM members provide superior tenant screening, maintenance cost savings, optimized rental income, and reduced legal risks.

What does an eviction cost?

Evictions in Washington State typically take between 2 to 6 months, though they can stretch longer depending on court backlogs, legal representation, and the complexity of the case. While an uncontested non-payment of rent case might conclude a few weeks after the paperwork is filed, contested cases can take several months or longer. Lawyers in the Olympic Peninsula are typically unwilling to do evictions, but if they do, they charge several thousand dollars just for starters.

The cost of picking the wrong tenant

If picking good tenants were straightforward, then the rest would usually be easy, right? What if they lie on their application? Fake their paystubs? Fake their previous landlords? Fake their Emotional Support Animal or Service Animal? Or criminal records don’t come through? What would you then expect? Do you know the protected classes in the State of Washington?

Slow or non-payment of rent
Disrespect
Destruction of property
Unapproved roommates or pets
Criminal behavior
Fair housing complaint.

The cost of a bad lease

Making a mistake in a lease can cost plenty. Here are some examples:

If the wording allows month-to-month after the end of a term, you now have a Just Cause tenant, making it harder to get them out.
If you missed your deadline to renew, you have a Just Cause tenant.
If you sign for a term for less than 6 months, you have a Just Cause tenant.
If you missed your deadline to raise the rent, all you can do is renew at the same rate.
If you raise the rent beyond our State’s rent control limits, you’ll be in hot water.
If you think the deposit is meant for carpet or house cleaning, think again. We have methods to protect your vacancy costs, however.

The cost of repairs

Even well-maintained homes need attention. We have several dozen vetted vendors that do good work and charge fairly. They keep us up to date with their liability insurance and state licenses. In return, we offer them a steady supply of the type of work that they specialize in.

Any home can experience a tree falling, flood, sewer backup or fire. We are experts at mitigation, know the local players, and even have equipment for drying out ahead of them (because they are typically slow to act). We have staff 24 hours a day to receive emergency calls to take fast action.

Blue Sage is dedicated to providing top quality professional management services, maintaining properties in good to great condition and protecting our clients' interests. We want our business and our managed properties to be an asset to the community. Contact us for more information about our services at info@bluesagehomes or 360-406-5252

Handling Late Rents

Mon, 09 Feb 2026 21:09:59 GMT

What to Do When Rent Is Late

Late rent is one of the most common challenges rental property owners face in Washington State. While strong rental demand and low vacancy rates benefit landlords, missed payments can quickly disrupt cash flow and create tenant tension.

Understanding Washington State rent collection laws, setting clear expectations, and using professional property management can help landlords protect their income and reduce stress.

Why Tenants Pay Rent Late

The cost of living continues to rise across the North Olympic Peninsula, and unexpected expenses such as medical bills, job changes, or vehicle repairs can impact tenants’ ability to pay rent on time. Even responsible renters may experience temporary financial setbacks.

How to Prevent Late Rent Payments

Use a Washington-Compliant Lease Agreement

We recommend using RHAWA for forms, as they are updated whenever there are changes to landlord tenant law. A strong lease should clearly explain:

Monthly rent due dates
Grace periods and late fee policies
Approved rent payment methods
Consequences for unpaid rent

Screen Tenants Thoroughly

Effective tenant screening is one of the best ways to reduce late payments. These days a significant number of tenants use falsified employment and landlord references. Verify:

Employment and income stability
Credit history
Rental references and payment history

Reviewing lease terms during move-in helps tenants fully understand expectations from day one.

Communicating With Tenants About Late Rent

Respectful but persistent communication increases the likelihood of payment recovery. For tenants with strong payment histories, landlords may consider:

Short-term payment plans
Temporary extensions
Referrals to local rental assistance programs

All agreements should be documented in writing.

Steps to Take When Rent Is Late

Washington landlords must follow strict legal procedures when posting for unpaid rent. Errors in the number of notices, names of the tenants, wording, how it is served, or timing can delay enforcement or cause eviction cases to be dismissed. Additionally, the notice must be certified mailed.

Send a friendly reminder via phone, email, or text
Post a 14-Day Notice to Pay or Vacate
Certified mail the same posting
Wait 19 days before initiating any legal action

Prompt and professional communication often resolves payment issues before further legal action becomes necessary.

Online Rent Collection Improves Payment Reliability

Modern online rent payment systems help landlords throughout the North Olympic Peninsula :

Accept secure electronic payments, automatically, if the tenants choose
Send automatic rent reminders
Track payment history and documentation
Reduce excuses related to mailed or misplaced checks

Consistently enforcing late fees and policies also encourages tenants to prioritize rent payments.

Why Work With Blue Sage Property Management?

We manage all the rent collection, legal notices, and tenant communications. Rental ownership should provide stability — not constant worry about missed payments. With the right systems in place, landlords can reduce risk and improve tenant accountability.

Blue Sage Property Management provides:

Rent collection
Washington law compliance and notice handling
Automated tenant (and owner) payment systems
Professional communication and dispute resolution

We also:

Provide all sorts of maintenance and repairs
Emergency service
Regularly inspect and drive by
Provide monthly statements
Pay owners to their banks directly

Professional management helps rental owners maintain steady income while minimizing legal risk.

We manage homes in Clallam and Jefferson Counties, including: Sequim, Port Angeles, Freshwater Bay, Elwha river area, Crescent Lake area, Diamond Point, Gardiner, Chimicum, Port Hadlock and Port Townsend.

Key Tips

Use strong lease agreements that clearly define rent policies
Screen tenants carefully to reduce payment risk
Follow Washington State legal requirements for late rent notices
Implement online rent payment systems
Consider professional property management for compliance and consistency

Frequently Asked Questions

How much notice must landlords give for unpaid rent?

Landlords must typically serve a 14-Day Notice to Pay or Vacate, plus additional time for proper service.

Do landlords have to accept partial rent payments?

Accepting partial payments may invalidate an active legal notice and require restarting the process.

Is eviction difficult in Washington State?

Evictions can be very costly and time-intensive. We focus our efforts on alternatives to eviction as much as possible; in fact we have not performed an eviction since before Covid.

Renters Insurance

Sat, 03 Jan 2026 15:38:18 GMT

Why landlords should require it; why renters should want it

As a landlord, you may wonder what renters insurance covers, and if you should require tenants to purchase it. You may also wonder if it’s legal, how they will benefit from it, and/or how to enforce it.

Renters insurance covers the renter’s personal possessions and their liability. It is needed in addition to your normal landlord liability insurance. A mundane example is their groceries. If the refrigerator breaks down, you can bet they just bought a huge amount of steaks, right? Well, the refrigerator is your responsibility, but the contents have always been on the tenant. The conversation goes better if they have insurance.

Not making insurance mandatory can result in major consequences such as irreparable damages, unwanted lawsuits, financial ruin, and so on. Making it a requirement is a smart business practice that protects both you and your tenants from potential legal and financial risks, can attract responsible tenants, and ensures that coverage exists when the least expected happens.

Four Things Renters Insurance Covers

1. Personal Property

Renters insurance provides coverage for replacing personal possessions like furniture, bicycles, clothing, groceries, computers, and televisions, for theft or damage events. The landlord’s insurance policy covers the building.

2. Liability

The liability portion of a renters insurance policy offers some liability coverage, depending on fault. Renters liability insurance should cover damage caused accidentally to others’ property. In the case of a dog bite, for example, a renters policy may cover the expenses. If legal action is taken, renters insurance usually covers legal representation.

3. Loss Of Use

If your rental property becomes uninhabitable, renters insurance coverage typically includes payment for alternative accommodations during the repair period. This coverage can include expenses such as hotel bills, restaurant meals and other costs borne by the loss of use.

4. Medical

Medical payments coverage provides payment if someone on the property gets hurt and the tenant is responsible. However, there is a difference between the two types of coverage. Medical payments coverage will pay regardless of who is at fault for the injury, while liability insurance only pays if you are found responsible. Also, liability coverage normally has higher limits than medical payments coverage.

What Isn’t Covered

As with any insurance policy, renters insurance doesn’t cover absolutely everything. In most cases, renters insurance won’t cover damage caused by floods.

Renters insurance can cover mold damage to personal property, but only if the mold resulted from a covered event, like a burst pipe or storm damage; it generally does not cover mold from negligence, lack of maintenance, or gradual issues like high humidity, and coverage often has limits, so they might need an endorsement for better protection.

7 Reasons to Require Renters Insurance

Renters insurance is not mandated by state or federal law, but landlords have the legal right to require it. Many property management companies and landlords include a mandatory insurance coverage clause in their lease agreements.

1. Tenants’ Personal Property

Having landlord insurance will cover your property, but not tenant-owned property. And you certainly don’t want to be the one blamed if anything happens to their valuables. You can ensure that their furniture, clothing, artwork, electronics, and other personal belongings are protected.

2. Risk of Lawsuits

The last thing you want is to be tangled up in a lawsuit, merited or not. For instance, in the case that a fire occurs, tenants may seek legal action against a landlord to recover damages to their personal property. However, if your tenants have renters insurance coverage, the likelihood of lawsuits decreases significantly, since their personal property is already covered.

3. Personal Liability

Renters insurance can be used with guests visiting your property. Without renters insurance, someone who gets hurt on your property may hold you responsible and sue you for damages. By requiring renters insurance, both landlord and tenant insurers can work it out.

Renters insurance policies include personal liability coverage to help cover medical and legal costs if a guest gets injured, which minimizes or even eliminates any expenses that might otherwise incur.

4. Relocation Costs

Although landlords are not required to cover relocation, the guilty feeling is real. With renters insurance, loss of use coverage can lighten the cost of food, lodging, and laundry, making it easier for tenants to manage the disruption.

5. Encourages Tenants to Take Responsibility

Renters should know that their insurance company will want to be notified quickly in the event of a claim. Perhaps they’ll then point out repairs to the landlord in a timely fashion.

6. Good Landlord-Tenant Relationships

If a tenant experiences a loss, having renters insurance can help resolve the situation more smoothly. Instead of blaming the landlord, the tenant files a claim, and you can focus on repairs.

7. Value

When tenants realize how affordable renters insurance can be, many find getting a policy attractive. The policy we offer costs only $12 per month at time of writing. Most policies only cost under $200 a year. That comes to about $18 per month. With a price that low, convincing our tenants to sign up for a policy has never been a problem.

How to Require Insurance

First, it should be mentioned in your lease. The lease we get from RHAWA has a section on renters insurance. We always include it. We also have a default insurance policy that we can activate if their insurance lapses. Finally, the latest requirement is to have our name listed as “Additional Interest” so that you are informed if the policy lapses.

In Summary

Requiring renters insurance helps reduce risk and protect the interests of both the landlord and the tenant. By insuring personal property and reducing the risk of legal liability, both landlords and tenants can enjoy peace of mind and perhaps save money when there is an event. Making renters insurance a requirement for your tenants is a no-brainer.

Clallam County Reviews RV Regs

Fri, 26 Dec 2025 20:26:12 GMT

There is time to comment on their proposals

Clallam County is rethinking the rules around living in RVs and tiny homes, with officials thinking of tightening restrictions. After a long and angry public meeting on November 24th, the public has extra time, until January 20, to share their opinion. You can email loni.gores@clallamcountywa.gov

Best Rental Agency In Clallam County

Sat, 15 Nov 2025 22:04:34 GMT

BEST RENTAL AGENCY IN CLALLAM COUNTY 2025

We’re proud to share that Blue Sage Property Management has been voted Best of Clallam County 2025! ��✨

This recognition reflects our dedication to high-quality service, clear communication, and reliable property management for our owners and tenants.

Thank you to everyone who placed their trust in us, we look forward to continuing to serve Clallam County with excellence!

Year to Date Stats

Fri, 04 Jul 2025 18:16:26 GMT

Some measures of how we're doing as your manager is renewal rates, and days vacant for a turn. When we have a break lease, we have 0 days vacant technically, because the outgoing tenant pays rent, utilities and a lease break fee. Another "cheat" is to put the home on the market (if at all possible) during the tenant's last month.

So far this year, we've had very few rent reductions to get the home filled. But more people are moving out to buy a house or relocate than usual. Calculating vacancy rate, we can just multiply ((1-renewal rate) * median days vacant) / 365 days to get about 1/2 of 1%.

Here are the data YTD, plus last year for comparison.

Nominate us for Best Rental Agency in Callam County 2025

Wed, 18 Jun 2025 19:24:57 GMT

Nominate Blue Sage Property Management for Best Rental Agency!

We’d love your support!
To nominate Blue Sage Property Management as your favorite Rental Agency, just follow these simple steps:

✅ Scroll to the bottom left side of the page
✅ Click on Rental Agency
✅ Type in Blue Sage Property Management and submit your nomination!

�� Nominate here: https://peninsuladailynews.secondstreetapp.com/Best-of-Clallam-County/

Your support truly means the world to us. Thank you for being a part of our journey we couldn’t do this without you! ��

Parties at Vacation Rentals?

Tue, 10 Jun 2025 23:25:21 GMT

Why parties are not allowed

At Brigadoon, we’re committed to delivering top-notch vacation experiences for both guests and property owners. Recently, a guest left Mystic Grove in poor condition and then attempted to book other properties under different platforms to bypass restrictions. Our team quickly flagged and canceled those bookings.

The same guest later posted a 1 star Google review. These folks are now flagged for cancellation with our new software. We require government ID's so it's unlikely that they can slip through.

End of the year notes

Sun, 26 Jan 2025 01:35:59 GMT

Blue Sage and Brigadoon 2024

Blue Sage and Brigadoon welcomed 34 new clients to our company this year.

Overall, we rented 30 homes in 2024. We had one "sort of an" eviction, putting pressure on the non-paying tenants until they moved out. Tenants were inherited. Glad to help new clients with problems..

We ordered and supervised over $250K in repairs and renovations this year. We completed two renovations, from rough to rent-ready.

We took over accounts from Sequim Valley Properties, after the owner sadly passed away. We folded them into Brigadoon Vacation Rentals, as well as hiring any staff that were willing.

Our long-standing vacation rental clients enjoyed higher revenue by a whopping 34%. We track clients that have been with us for two or more years to gauge improvements in things like occupancy and total revenue.

How Investment Real Estate is a Good Investment

Fri, 12 Jul 2024 16:26:30 GMT

Investing in rental real estate offers numerous benefits, making it a smart choice for building wealth and financial stability.

1. Steady Cash Flow : Rental properties provide a consistent monthly income, which can offer financial stability, and is helpful for planning.

2. Appreciation : Over time, real estate values generally increase, potentially yielding significant profits when selling the property.

3. Tax Benefits: You can deduct expenses like repairs and mortgage interest, and use depreciation to offset rental income, thus reducing your taxes.

4. Inflation Hedge: As inflation rises, so do property values and rental incomes, preserving your wealth.

5. Leverage: You can purchase property with a mortgage and use rental income to pay off the debt. After it's paid off, the rental income can be a brilliant part of your retirement income stream.

6. Diversification: Real estate adds diversification to your investment portfolio, spreading risk and enhancing stability.

7. Control: Owning rental property gives you control over management, improvements, and rental rates, directly influencing profitability.

8. Cheating Uncle Sam : Your heirs do not have to pay capital gains taxes nor recaptured depreciation. Their basis is stepped up to its current value instead.

Rental real estate can offer steady income, tax advantages, and long-term growth. It's an attractive option for diversifying portfolios and achieving financial goals.

Why are rents so high?

Wed, 08 May 2024 21:48:31 GMT

Why are rents so high?

High rents perplex both tenants and policymakers alike. Casual reading in social media makes one think it's all about greedy landlords, or losses of inventory due to short term rentals. The surge in rents stems from several key factors:

Population : Population growth outpaces construction in Clallam County by far. Population growth was 9.5% in the last census (10 years). Our current population is roughly 78,000. Household size is an average of 3, so the number of new units per year should be about 2,600.

Construction : Expenses for land, permitting, materials, and labor inflate housing development costs. Building permits for the past 4 quarters added up to 212, about 90% less than the new households moving in.

Interest rates : The costs to carry a mortgage roughly doubled in 2023, not to mention "healthy" increases in taxes and insurance. Investors need to earn enough money to pay their expenses, or they will sell to owner occupants.

There is a significant segment of our population who still enjoy 3% interest rates, and aren't moving as they might have done before. This is reducing inventory for both rentals and sales.

Income : Rents become unaffordable, as wage increases lag behind the cost of living realities. Doesn't everyone know by now that inflation rates as quoted by the US government are wrong? Check out www.shadowstats.com to see data closer to reality.

Government : Interventions like the Covid mandates, just cause tenancy and not-passed-yet rent controls drive landlords out of business. Some of them indeed have opted for vacation rentals, with their perception of it as a safer investment. But from personal experience, these furnished and burnished rentals will not return to "affordable housing" ever again.

If a landlord is stuck with a bad tenant, it can sometimes take years and 10's of thousands of dollars to remove them. Fortunately, with the high demand-low supply issue, your faithful property manager has set extremely high standards for application approval.

Summary : Rising rents are a function of population, housing supply, carrying costs, and legislation. Improving the situation may involve moving the pendulum back with respect to building costs and landlord-friendly legislation. I do not know how we can limit population growth or interest rates.

Bills Killed at the State Level

Fri, 15 Mar 2024 04:24:28 GMT

HB 2114, known as the Rent Control bill, was given a a short public testimony period where many RHAWA and NARPM members expressed their concerns for the future of rental housing should the bill pass.

2114 would have imposed a 7% rent increase cap, limit late fees to 1.5%, and restricted security deposits.

We beat every pro-tenant bill this legislative session. There were no pro-landlord bills. Lucky us!

The Vital Role of Home Maintenance

Fri, 15 Mar 2024 04:18:36 GMT

The importance of a well-maintained residential systems cannot be overstated. Home appliances and systems need regular upkeep to ensure efficiency, cost savings, repair savings and a safe, comfortable living environment. We are talking about HVAC, fireplaces, dryer vents and septic systems here in particular.

Regular maintenance ensures optimal efficiency; it's a smart financial move that benefits both owners and tenants. Maintenance extends the life of your system, preventing unnecessary wear and tear, and avoids HVAC breakdowns in the middle of a weather event.

A clean HVAC system promotes better indoor air quality, runs better and more efficiently. Routine inspections identify potential safety hazards such as carbon monoxide, gas leaks or electrical issues. Addressing these early on ensures the safety of occupants and the home.

Tenants appreciate regular servicing, and will be more likely to do their part: pay rent on time, take care of the home and renew at the end of the term. Guests will have less reason to complain, or even cancel their booking, if all systems are working.

Giving to Worthy Causes

Fri, 09 Feb 2024 16:54:42 GMT

Giving back to our community is part of our mission

These are our recipients for 2024

4PA, cleans up Port Angeles
Boys and Girls Club of the Olympic Peninsula
Sequim Food Bank
Port Angeles Food Bank
Volunteer Hospice of Clallam County
Healthy Families of Clallam County
First Step Family Support
Casa in Clallam County
Juan de Fuca Foundation for the Arts
RHAWA Legal Defense Fund
Olympic Peninsula Lodging Alliance

End of year vacancy stats 2023

Tue, 09 Jan 2024 17:55:06 GMT

Our renewal rate for last year was 80%, which is very good. On average, our tenants move every 5 years. We don't track our vacation rentals that go monthly during the winter months.

The median number of days a place was on the market this year was 14. Days vacant was similar. Doing the math, our vacancy rate for Blue Sage was under 1%.

Next year, we will work to reduce the vacancy days, by pricing them right and marketing them earlier.

About Rent Control

Tue, 09 Jan 2024 17:55:03 GMT

Reasons why it will disappoint most people

Rent control has negative consequences for landlords, most tenants, and neighborhoods. Rent control creates more problems than it solves. My personal experience was an inability to live in Berkeley while a student (vacancy rates were less than 1%). After college, I was able to buy a home there. But when I had to relocate, I was forced to sell (to another homeowner), because the rental rate demanded by the city was about 1/2 of my mortgage costs. How could I afford to keep my beloved home? Much less maintain it?

Why we should speak out against rent control:

1. Reduced Investment in Repairs and Upgrades : Landlords are less inclined to invest in maintenance and upgrades if they have no hope to eventually increase rents to cover the costs. This can lead to a decline in the overall quality of rental properties.

2. Supply and Demand Imbalances : Econ101: When rents are capped at below market rates, there is increased demand for rental units, leading to shortages. At the same time, single family homes will most likely get sold to owner-occupants, reducing the pool of available rentals.

3. Discourages New Construction : Developers will not invest in new construction projects if they (or their prospective buyers) anticipate restrictions on the rents they can charge, not to mention annual ritual of new legislation pandering to tenants. This contributes to a shortage of affordable housing.

4. Uneven Distribution of Benefits to Tenants : Rent control can benefit existing tenants but create challenges for new renters. Newcomers may face no vacancy, or higher rents due to scarcity. One example of an unintended consequence was the new policy instituted in Oregon. Landlords felt compelled to raise rates as soon as possible because they were facing a cap in future rental rate increases.

5. Slums : Rent control contributes to the decline of neighborhood quality. Without the economic incentive for landlords to maintain and improve their properties, neighborhoods suffer from a lack of investment and upkeep.

6. Unfair to Landlords : Landlords are not the enemy; they are providing housing to people who do not want to buy (or can’t). Some of them are using rental income for their retirement. They come from all walks of life. What about their costs? Labor, taxes and insurance are all increasing at alarming rates.

7. Bureaucracy : Implementing and enforcing rent control policies can be challenging and will require significant bureaucratic oversight. Of course, government can just charge fees and build more departments. Yay.

While rent control aims to protect tenants from excessive rent increases, it has unintended negative consequences on new tenants (usually), established landlords, the housing markets and neighborhood quality of life.

New Statutes from Washington State

Sat, 01 Jul 2023 16:36:26 GMT

SURPRISE! NEW LANDLORD RESTRICTIONS, THIS TIME RE: DEPOSITS

Landlords must now provide receipts and invoices along with the deposit disposition statement and check.
Deposit disposition is due within 30 days, up from 21 days.
Landlords cannot use deposits to clean. The gist is that cleaning or repairs are not deductible if the issue is from ordinary wear and tear.

What about vacation rentals?

Wed, 01 Sep 2021 16:35:18 GMT

KEY BENEFITS TO HAVING VACATION RENTALS IN OUR COMMUNITY

Economics : Both guests and hosts rely on local businesses for their needs. This benefits local restaurants, shops, grocery stores, cleaning and repair services. The increased needs support the financial health of local businesses.
Revenue : Vacation rentals can generate revenue for the community through rental income, property taxes, hotel taxes and local taxes.
Neighborhoods : Owners maintain and improve their properties, which in turn improves the community's appearance and attractiveness.
Accommodation Options : Vacation rentals provide a wider range of options. This can attract different types of visitors who prefer vacation rentals over traditional hotels. By accommodating different types of travelers, the community can encourage an increase overall tourism.
Community : Property owners, and their hosts, who operate vacation rentals often become more invested in the community, as they interact with local residents and businesses. They may contribute to community events, support local initiatives, and become active participants in neighborhood associations or organizations.
Second homes . We can’t stop people from purchasing second homes. Keeping them empty serves no one, is risky for the property, and provides a haven for vermin. Keeping them filled when the owners aren’t in helps both the owners, guests and the community.
Property Rights . Property owners should be able to rent out their property as they see fit, as long as the usage does not negatively affect the neighbors. Some examples include owners' temporary work requirements, or the property is being passed on to children who aren’t ready to move into it yet.

Vacation rentals may affect housing availability, affordability, and neighborhood dynamics. Striking a balance between the benefits and challenges is crucial for maximizing the advantages of vacation rentals in a community.

blue-sage-property-management

A day in the life… water in the garage

Initial response

Drying and stabilization

Why response time matters

Our approach

Final note

Why hire an experienced property manager?

Hiring a professional property manager ensures your investment is handled by a vetted expert committed to high ethical standards, legal compliance, and ongoing education. NARPM members provide superior tenant screening, maintenance cost savings, optimized rental income, and reduced legal risks.

The cost of repairs

Handling Late Rents

What to Do When Rent Is Late

Why Tenants Pay Rent Late

How to Prevent Late Rent Payments

Use a Washington-Compliant Lease Agreement

Screen Tenants Thoroughly

Communicating With Tenants About Late Rent

Steps to Take When Rent Is Late

Online Rent Collection Improves Payment Reliability

Why Work With Blue Sage Property Management?

Key Tips

Frequently Asked Questions

How much notice must landlords give for unpaid rent?

Do landlords have to accept partial rent payments?

Is eviction difficult in Washington State?

Renters Insurance

Why landlords should require it; why renters should want it

Four Things Renters Insurance Covers

1. Personal Property

2. Liability

3. Loss Of Use

4. Medical

What Isn’t Covered

7 Reasons to Require Renters Insurance

1. Tenants’ Personal Property

2. Risk of Lawsuits

3. Personal Liability

4. Relocation Costs

5. Encourages Tenants to Take Responsibility

6. Good Landlord-Tenant Relationships

7. Value

How to Require Insurance

In Summary

Clallam County Reviews RV Regs

There is time to comment on their proposals

Best Rental Agency In Clallam County

BEST RENTAL AGENCY IN CLALLAM COUNTY 2025

Year to Date Stats

Nominate us for Best Rental Agency in Callam County 2025

Nominate Blue Sage Property Management for Best Rental Agency! ﻿

Parties at Vacation Rentals?

Why parties are not allowed

End of the year notes

Blue Sage and Brigadoon 2024

How Investment Real Estate is a Good Investment

Why are rents so high?

Bills Killed at the State Level

The Vital Role of Home Maintenance

Giving to Worthy Causes

Giving back to our community is part of our mission

End of year vacancy stats 2023

About Rent Control

Reasons why it will disappoint most people

New Statutes from Washington State

SURPRISE! NEW LANDLORD RESTRICTIONS, THIS TIME RE: DEPOSITS

What about vacation rentals?

KEY BENEFITS TO HAVING VACATION RENTALS IN OUR COMMUNITY

Nominate Blue Sage Property Management for Best Rental Agency!