LIGHTHOUSEPROPERTY MANAGEMENT
Your Property. Our Priority.
Locally owned and operated in Gig Harbor. Serving homeowners and investors across King, Pierce, Kitsap, and Thurston Counties with honest pricing and genuine care.
Who We Serve
Built for Every Property Owner
Whether it's your family home or your tenth investment property, we deliver the same exceptional service.
Homeowners
Your home deserves expert care
Whether you're relocating, inherited a property, or testing the rental market with your first home, we handle everything so you don't have to become a landlord overnight.
- We handle tenant screening, leases, and compliance
- Protect your home like it's our own
- Flexible management if you plan to return
- Clear monthly statements you'll actually understand
Real Estate Investors
Scale your portfolio efficiently
Maximize ROI across single-family, multi-family, or mixed portfolios. Our systems are built for investors who demand transparency, efficiency, and results.
- Portfolio-wide reporting dashboard
- Competitive pricing for multiple properties
- Proactive maintenance to protect asset value
- Market rent analysis and optimization
- 1031 exchange and transition support
What We Do
Our Services
Two service options designed for different owner needs
Full-Service Management
Complete property oversight from tenant placement through ongoing management. We handle everything so you can be truly hands-off.
Monthly management fee + one-time placement fee | Lease renewals included
Leasing & Placement
For owners who want professional tenant placement but prefer to self-manage once a qualified renter is in place.
One-time placement fee, no ongoing management costs
Learn More
The Difference
Why Lighthouse
A direct comparison of how we operate versus the industry standard.
“We started Lighthouse because we saw too many property owners stuck with slow responses, hidden fees, and inconsistent service. Born and raised here in the Puget Sound, I've spent years in property management learning what works and what doesn't. We built Lighthouse to do it better: high standards, transparent pricing, and genuine care for your property.”
Garrett Westmoreland
Designated Broker & Founder
From Our Neighbors
Real reviews from Puget Sound homeowners and investors we work with.
“After self-managing my rental for years, Lighthouse was the first property management company I partnered with, and the difference has been a weight off my shoulders. Their support finding great tenants and handling onboarding made everything seamless. They are quick to respond, professional, and willing to go above and beyond whenever needed.”
“I hired Lighthouse to manage my lake house in Gig Harbor and the experience has been outstanding from day one. Garrett handled a last-minute early move-in the day after Mother's Day without missing a beat, the home was fully prepared, the tenants were happy, and what could have been a stressful situation was managed with calm efficiency.”
Service Area
Serving the Puget Sound
Four counties, one local team. Tap a county to see the cities we manage in and read our market report for the area.
Pierce County
Our home base. Deep coverage from Tacoma and Gig Harbor out to the Key Peninsula.
11 cities served
Market reports
Don't see your area? Contact us and we may still be able to help.
Maintenance
Maintenance Without Conflicts
Most property managers profit from maintenance through in-house crews or vendor kickbacks. We eliminated that conflict entirely.
Every repair over $500 receives multiple competitive bids. You see the options. You approve the work. No hidden markups, no incentive for unnecessary repairs.
- Multiple competitive bids on all non-emergency repairs
- No in-house maintenance crews or vendor conflicts
- Pre-vetted, licensed, and insured contractor network
- Transparent pricing with no markup on labor or materials
- Owner approval required above pre-set thresholds
- Detailed invoices with before/after documentation
You save $270 on this repair alone
Protection
Compliance & Risk Management
Washington State has some of the most complex landlord-tenant laws in the country. One mistake can cost you thousands.
Our process-driven compliance systems ensure your properties operate within the law. Every notice, every procedure, every interaction follows documented protocols aligned with current regulations.
- Proper notice delivery and documentation
- Compliant security deposit handling
- Accurate move-out inspections and accounting
- Current lease agreements with required disclosures
Washington State Landlord-Tenant Act
Full compliance with RCW 59.18, including proper notice periods, security deposit handling, and tenant rights requirements.
Local Ordinances
Tracking and compliance with Seattle, Tacoma, Bellevue, and other municipal rental regulations including just cause eviction and relocation assistance.
Fair Housing Laws
Strict adherence to federal, state, and local fair housing requirements in all tenant screening and property management activities.
Ongoing Monitoring
Active monitoring of legislative changes affecting rental properties in Washington State, with proactive updates to our processes.
Reporting
Financial Transparency
Know exactly what your property earns and spends. No surprises. No confusion.
Real-Time Portal Access
Log into your owner portal anytime to see current balances, recent transactions, and property status.
Monthly Statements
Detailed monthly owner statements delivered by the 10th of each month.
Clear Breakdown
Every income source and expense itemized. No guessing where your money went.
Tax Documents
Year-end 1099s and expense reports ready for your accountant.
The Process
Getting Started
A simple, transparent process from first call to active management.
Let's Talk
Give us a call or send a message. We'll learn about your property and answer every question you have.
Property Walkthrough
We visit together, review any current leases, and discuss what needs attention before we get started.
Proposal & Agreement
You'll receive a rental estimate and a clear management agreement. We walk through it before you sign.
Onboarding
We notify tenants, set up your owner portal, and transition everything smoothly with zero disruption.
You're Covered
From here, we manage the day-to-day. You'll hear from us when it matters — never when it doesn't.
Get in Touch
Let's talk about your property.
Get a free consultation and rental estimate. We'll discuss your goals and how we can help.
Call us
(253) 509-4084
Email us
garrett@rentwithlighthouse.com
Service area
King, Pierce, Kitsap, Thurston
Questions
Frequently Asked Questions
Everything you need to know about working with Lighthouse.
Our management fee covers all day-to-day operations: tenant communication, rent collection, maintenance coordination, inspections, financial reporting, and compliance management. There are no hidden fees for normal operations. Leasing fees are separate and only charged when we place a new tenant.
We run comprehensive background checks including credit history, criminal records, eviction history, employment verification, and rental references. We verify income (typically 3x rent requirement) and contact previous landlords directly. Our process complies with all fair housing laws while protecting your investment.
No problem. We'll work with you on timing around lease terms. If you're selling, we can coordinate showings and help with tenant communication. If you're moving back in, we'll ensure proper notice is given per Washington State law. Our contracts have no long-term lock-in.
Well-priced properties in our markets typically lease within two to four weeks. We price strategically using current comparable data, use professional photography, syndicate listings across all major platforms, and conduct showings promptly. Speed matters, but we never sacrifice tenant quality for a quick placement.
Tenants submit requests through our online portal or by telephone. Emergencies are handled immediately. For other repairs, we assess the issue, get multiple bids when appropriate, and contact you before approving work over your pre-set threshold. We never upcharge on vendor estimates; you pay what the vendor charges, nothing more. We don't have in-house maintenance crews, which eliminates any conflict of interest.
Proactive and responsive. You'll have a dedicated property manager, not a call center. We respond to owner inquiries as soon as possible, and never longer than one business day. You'll receive monthly statements, can access your portal anytime, and we'll reach out proactively about lease renewals, market conditions, or anything requiring your attention.
Our thorough screening means evictions are rare, but if one becomes necessary, we provide comprehensive support throughout the process. We handle all documentation, ensure compliance with Washington State law, and will testify in court proceedings on your behalf. While we guide you through every step, any attorney fees or legal costs associated with the eviction are the property owner's responsibility. Our goal is always to resolve issues before they reach this point.