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21 Days. Or We Waive the Leasing Fee.​

If we don’t place a qualified tenant for your full-management rental within 21 days of it being market-ready, we waive our entire leasing fee. Simple as that.

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Here's the commitment

Most property managers can tell you their unit “should lease quickly.” We tell you the date.

When you sign up for full management with Ridgeline, we guarantee tenant placement within 21 days of your property being market-ready and listed. If we don’t deliver, we waive our entire leasing fee. Either we hit the mark, or you don’t pay.

This is a full-management offer. The 21-day clock works because we control every variable that determines how fast a rental leases: pricing, marketing photos, application response time, screening, and final approval. On a leasing-only engagement, we don’t control all of those, so the guarantee can’t hold up.

Why 21 days isn't a stretch for us

We can stand behind 21 days because we’ve already done the work that makes it possible:

Local market knowledge

We price your unit against real, current Bend comparables. We are not guessing at rent. We are pricing against what is actually moving in your neighborhood, this week.

A leasing playbook proven across 319 units

Jonathan Barr has been a landlord since 2010 and has overseen 319 units across his portfolio, in buildings from 14 to 144 doors. Photography, listing copy, showing logistics, applicant communication. All of it is dialed. That playbook now runs every Ridgeline listing in Bend.

Fast applicant response

We respond to qualified applicants within hours, not days. Slow applicant response is the single biggest reason units sit empty in Bend. We treat it like the emergency it is.

Screening that holds up

Our tenant screening is Fair Housing compliant, applied consistently, and built to find tenants who will renew. The right tenant at day 21 beats the wrong tenant at day 12.

details of out 21 day leasing guarantee

What needs to be true for the guarantee to apply

We can make a 21-day promise because we control the variables that affect leasing time. To make that work, here is what we need from you as the owner. None of these are gotchas. They are the conditions that make a fast lease possible.
  1. Your property is market-ready. Cleaned, photographed, all repairs and maintenance complete, and accessible to us for showings via lockbox, key, or code.
  2. You’re pricing at our recommended market rent. We base it on real comparables, not guesses. Pricing above market is the single biggest reason units sit.
  3. You use our standard tenant screening criteria. It is Fair Housing compliant and applied consistently to every applicant.
  4. You approve qualified applicants who meet the screening criteria. We process applications in the order received and recommend the first qualified applicant.
  5. You respond to leasing decisions in a reasonable timeframe. Delays on your side pause the clock.
  6. The property is available for immediate occupancy on a standard rental agreement of at least 11 months, with no occupancy or pet restrictions.
  7. Security deposit at or below one month’s rent. Pet deposit, if any, at or below $400.
  8. This is a full-management engagement with Ridgeline.

If at day 10 we haven’t seen qualified activity, we’ll come back to you with a rent adjustment recommendation. If you agree, the 21-day clock restarts at the new price. We’re partners in this, not adversaries.

Where the guarantee does not apply

The guarantee is built for standard long-term residential rentals in Bend.

  • Furnished rentals, short-term rentals, or mid-term rentals.
  • Unique properties with no comparable rentals to determine market rent.
  • Properties that are owner-occupied or tenant-occupied with limited access for showings.
  • Properties with deferred maintenance, safety issues, or unresolved legal/permit/eviction issues.
  • Leasing-only engagements (full management only, for the reasons explained above).

Frequently Asked Questions

What happens if it takes 22 days?
If we haven’t placed a qualified tenant by day 21, we waive our entire leasing fee. You’re still responsible for any third-party costs like advertising or screening fees, but the leasing fee, which is the largest, comes off the bill.
The unit is vacant, professionally cleaned, all repairs and maintenance completed, photographed, and we have a key, code, or lockbox to access it for showings. Ridgeline makes the final call on whether the property is market-ready, since we are the ones marketing it.
That’s your decision, but the 21-day guarantee only applies at our recommended market rent. Pricing above market is the most common reason units sit, so the guarantee can’t survive that decision. We’ll still market the unit, just without the 21-day clock.
If we don’t have qualified activity by day 10, we’ll come back to you with a price adjustment recommendation. If you agree, the 21-day clock restarts at the new price. If you decline, the guarantee no longer applies, but we keep marketing the unit and looking for tenants.
No. The guarantee is built for standard long-term, unfurnished rentals on at least an 11-month lease. Short-term, mid-term, and furnished rentals have different leasing dynamics.
Our focus is Bend, and the guarantee is built around Bend market data. If your property is elsewhere in Central Oregon, contact us. We’ll tell you honestly whether we can stand behind the 21-day clock there.
On a full-management engagement, we control every variable that affects leasing time: pricing, photos, marketing, applicant response, screening, and final approval. On a leasing-only engagement, we don’t control all of those, so the 21-day promise can’t hold up.
Absolutely. The full guarantee terms are in our standard Property Management Agreement Addendum. We send it to every prospective owner before signing, and we’re happy to walk through it with you. Just ask.

The full terms

The complete guarantee terms live in our Property Management Agreement Addendum. We send it to every prospective owner before signing, and we walk through it with you. If you want to read it before our first conversation, just ask. We’d rather you know exactly what you’re signing.

Ready to put the 21-day clock on us?

Tell us about your rental. We’ll respond with a free rental analysis, a recommended market rent, and a straight answer on whether your property qualifies for the guarantee.
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