📝 Lease Renewal
We manage lease renewals with a policy-driven, legally compliant, and data-based process that protects your investment, reduces vacancy, and ensures every step follows local and state laws.
1️⃣ How GPS Handles Lease Renewals
- Early Planning (jurisdiction-specific):
- In most areas, we begin renewals 90–120 days before lease end.
- In strict jurisdictions (e.g., Seattle or cities with extended rent-increase notice rules), we start up to 240 days in advance to meet local timing requirements and avoid invalid notices.
- We review resident performance, market rent, and legal constraints, then recommend renewal terms.
- Serving Notices (EHB 1217 Compliant):
- Deliver rent-change or renewal notices by personal service or posting + certified mail to each adult tenant.
- Track statutory deadlines and document service for compliance.
- Negotiate & Execute:
- Communicate proposed terms with residents, manage any counters, and finalize lease signatures.
- Update your owner portal once the renewal is complete.
- If Not Renewing:
- Confirm a legally valid just cause where required.
- Serve notice within the required timeframe and launch the turnover plan.
2️⃣ What We Need from You
- Respond within 2 business days to pricing and term recommendations.
- Confirm whether you want to renew or end the tenancy.
- Be aware that some cities require decisions far in advance (up to 240 days)—your Pod Leader will guide you.
🔍 For the detailed renewal timeline by city, please refer to the Lease Renewal Flow Chart.
3️⃣ Fees
Service | Description | Fee |
Lease Renewal Administration | Market analysis, resident outreach, negotiation, lease drafting, signatures, and portal update | $395 flat |
Formal Notice Service | Required under EHB 1217 — includes in-person or posted delivery + certified mailing + compliance documentation | $95 per notice |
💡 The Owner Benefit Package (OBP) includes two served notices per year (a $190 value) plus added protections.
4️⃣ Compliance Highlights
EHB 1217 (Effective May 7 2025):
- Rent increases capped at the lesser of (7% + CPI) or 10% per year after 12 months.
- Rent-change notices must be formally served (personal or posted + certified mail).
- Unlawful increases may allow tenants to terminate without penalty.
Just-Cause Cities – Seattle, Burien, Federal Way, Auburn, Unincorporated King County:
- Ending a tenancy or declining renewal requires a qualifying just cause, correct notice period, and often city registration.
- Seattle also enforces first-qualified, first-served leasing rules.
- GPS Default: Apply the Seattle-standard policy company-wide unless otherwise approved.
5️⃣ Renewal Decision Guide
Option | When to Use | Notes |
Renew (Default) | Resident performs well | Market-supported rent increase within legal caps |
Conditional Renew | Minor issues or special case | Modest rent change / shorter term / added conditions |
Do Not Renew | Just cause exists (e.g., owner move-in or sale) | GPS verifies cause and handles notices |
6️⃣ Owner Communication
You’ll receive:
- A renewal recommendation (rent + term + jurisdictional timing)
- Confirmation once notices are served
- Status updates during resident negotiation
- A copy of the executed lease or the turnover plan
7️⃣ Questions or Help
Your Pod Leader will:
- Explain the required lead time for your city (up to 240 days in some jurisdictions)
- Provide rent and renewal recommendations
- Handle all paperwork and legal service on your behalf
✅ For the full visual breakdown of steps and timing, refer to the Lease Renewal Flow Chart included in this handbook.
