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For owners and managers of 2+ rental properties · Bothell, Seattle and Snohomish County
Handyman for rental properties, landlords and property managers
One contractor for rental turnovers, punch lists and tenant work orders across all of your properties. Same-day replies, work scheduled around move-out and move-in dates, and an itemized invoice with photos for every unit.
Built for owners with more than one door
Handyman Near You LLC is an owner-operated maintenance contractor in Bothell. Before starting the company, Ben spent years running apartment maintenance, so this is how the work is set up: a punch list per unit, work grouped into as few visits as possible, notes on what was found and replaced, and invoices you can match to each property and unit. That fits a landlord with two houses as well as a property manager with a few hundred units.
- One point of contact. Call, text or email Ben directly. Work orders can also come through your client account on our app.
- Same-day replies, 7 days a week. You know the same day whether it's a photo quote, a visit or a referral to a licensed trade. We're not a 24-hour emergency service: for gas leaks, electrical hazards or active flooding, call the utility or a licensed trade first.
- Turns scheduled from the move-out date. Punch list the day of the walk; work planned against the move-in date.
- Per-unit itemized invoices with photos. Labor, materials and before-and-after photos tagged to the property and unit.
- Vendor paperwork done. Certificate of insurance, W-9 and onboarding forms on request; WA L&I registration verifiable online.
- Licensed trades coordinated. Electrical, plumbing and gas go to licensed contractors; as a registered general contractor we can run them inside a larger job.
Work we handle across your properties
- Unit turnovers and make-readies Move-out walk, punch list, patch and paint, locks, blinds, doors, trim, cleaning and haul-away coordination.
- Tenant work orders Doors, locks, hinges, handrails, blinds, caulk, drywall, trim, closet hardware, weatherstripping: the everyday list.
- Paint and finish standards Your standard color and sheen on every unit, touch-ups between tenants, full repaints when the walls are past saving.
- Fences, gates and exterior upkeep Leaning posts, sagging gates, rot, staining, pressure washing and exterior fixes on houses and small buildings.
- Appliance diagnosis and swaps Washer and dryer problems traced to the part, replacements picked up, installed and the old unit hauled away.
- Common areas and projects Walkways, weatherization, cleanouts, storage rooms, and the multi-step projects on your capital list.
How a work order flows
- Send it. Text or email the unit, the problem and a photo, or submit it through your client account. Standing instructions (lockbox, tenant notice, paint standard) are kept on file per property.
- Same-day answer. A photo quote, a scheduled visit, or a straight answer that it needs a licensed trade.
- Scheduled with the tenant. Washington requires at least two days' written notice before entering an occupied unit for repairs, with the date and time or a stated window (RCW 59.18.150). We give you a firm arrival window to put on the notice, and we show up in it.
- Done, with proof. Photos and a short note on what was found and replaced, the same day.
- Invoiced per unit. Itemized, with sales tax shown, tagged to the property and unit for your owner statements.
Washington's repair clock, and where we fit
Washington's Residential Landlord-Tenant Act sets deadlines for starting repairs after a tenant gives written notice (RCW 59.18.070): not more than 24 hours when the problem cuts off hot or cold water, heat or electricity or is imminently hazardous to life; not more than 72 hours when it takes out the refrigerator, range and oven, or a major plumbing fixture; and not more than 10 days for everything else. Most of the 72-hour and 10-day list is handyman work: doors and locks, windows that won't latch, broken blinds, leaking caulk, loose handrails, damaged drywall, a failed appliance part. Tell us the clock when you send the order and it goes to the front of the schedule. More detail: Washington landlord repair deadlines.
Seattle rentals: RRIO inspection items
Seattle requires most rentals to be registered under its Rental Registration and Inspection Ordinance and inspected at least once every 5 to 10 years. Many failures are handyman items: handrails on stairs with four or more risers, guardrails, door viewers, and battery smoke and carbon monoxide alarms. We can walk a unit before its inspection and fix those; electrical and plumbing items on the list go to licensed trades. See the RRIO inspection checklist.
Deposit documentation that holds up
After a move-out, Washington gives a landlord 30 days to send the itemized deposit statement, and damage charges have to be backed by copies of estimates or paid invoices; fixtures and appliances can only be charged against the deposit if the move-in checklist documented their condition (RCW 59.18.280 and 59.18.260). Photos aren't required by the statute, but they end arguments. Every turnover we do ends with before-and-after photos by room and an invoice that separates damage repairs from upgrades you chose, so the statement is ready when the work is.
For property management companies
Send your vendor packet requirements and they get handled promptly: certificate of insurance naming your company, W-9, our L&I registration and UBI, and any onboarding platform you use. Work orders come in the format you already use. Invoices carry your property and unit numbers, and payment terms are agreed in writing up front. Weekend and Saturday turns are available by schedule, which helps when a unit has to show on Monday.
For owners with two to ten rentals
Small portfolios lose the most to scattered trips: a locksmith one week, a painter the next, a handyman after that. We keep one list per property, group small repairs into a single visit, and can set a standing seasonal walk (gutters, caulk, weatherstripping, fence posts, smoke and CO alarm batteries, water heater and shutoff check) so problems are found before a tenant reports them. You get a short report with photos and a priced list of what's worth doing now and what can wait. The seasonal maintenance checklist shows what the walk covers.
Start with one unit
No contract and no minimum. Send one turnover or a short work-order list, see how it runs and what the invoice and photos look like, then decide whether to send the rest.
Where we work
Bothell, Kenmore, Lake Forest Park, Shoreline, north Seattle, Mountlake Terrace, Brier, Lynnwood, Edmonds, Mukilteo, Mill Creek, Everett, Woodinville and Kirkland are regular service; larger projects run farther. See the service area.
Common questions
Do you take on owners with only two or three rentals?
Yes. Most of our landlord clients own a handful of houses, condos or a small building. Two or more properties is enough to group visits, keep one punch list and invoice per unit.
Do you work with property management companies?
Yes. We follow your work-order process: requests by text, email or your portal, tenant contact only when you ask for it, your paint standards, and invoices tagged to the property and unit. Vendor onboarding paperwork is done promptly.
Can you send a certificate of insurance and a W-9?
Yes, on request, with your company listed as certificate holder. Our Washington L&I contractor registration is on every page of this site and can be verified on L&I's website.
How fast do you respond?
Same day, 7 days a week, by call, text or email. Scheduling depends on the job and tenant access; urgent items that fall inside our scope go first.
Do you handle tenant-occupied repairs?
Yes. Tell us how notice works for your properties and we schedule with the tenant, show up in the window, and send you photos and notes when the work is done.
Can you do turnovers on a deadline?
Yes. Turns are scoped from the move-out walk and scheduled against the move-in date, with the work grouped into as few visits as possible. If a licensed trade or a back-ordered part will push the date, you hear it before we start.
What don't you do?
Electrical, plumbing and gas work, which Washington reserves for licensed trades. As a registered general contractor we can coordinate them inside a larger job. Work that disturbs paint in buildings built before 1978 falls under lead-safe (RRP) rules; we tell you up front what applies.
How do you charge?
Every job is quoted after we see it, often from photos, and estimates are free. Turns are usually quoted by the unit; work orders by the job or the hour, agreed before we start. Materials are listed separately on every invoice.
General information, not legal advice. Statutes change; check the current text at app.leg.wa.gov.
