LIGHTHOUSEPROPERTY MANAGEMENT
Your Property. Our Priority.
Professional management for homeowners and investors across the Puget Sound. Clear communication. Honest pricing. Peace of mind.
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
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
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
Trusted by Property Owners
See why homeowners and investors choose Lighthouse.
“Working with Lighthouse has been an excellent experience. After self-managing the rental of my home for years, they were the first property management company I partnered with, and the difference has been a weight off my shoulders. Their support and expertise in finding great tenants and handling the onboarding process made everything seamless and stress-free. They are quick to respond, professional, and willing to go above and beyond whenever needed. I would highly recommend them to anyone looking for exceptional property management!”
“I recently hired Lighthouse Property Management to manage my lake house in Gig Harbor, and the experience has been outstanding from day one. Garrett has been incredible to work with. Shortly after onboarding, our new tenant requested to move in five days early, the day after Mother's Day, and Garrett handled everything seamlessly. The home was fully prepared, the tenants were happy, and what could have been a stressful situation was managed with professionalism and calm efficiency. His communication is exceptional. He is responsive, proactive, and detail-oriented. I cannot recommend Garrett and Lighthouse Property Management highly enough.”
Serving the Puget Sound
From Seattle to Olympia, we manage properties across four counties.
King County
Pierce County
Kitsap County
Thurston County
Don't see your area? Contact us — we may still be able to help.
How We Work
What you can expect from us.
Responsive
We respond to owner inquiries within one business day. Maintenance requests are addressed promptly based on urgency.
Clear Communication
You'll hear from us when something matters. We keep you informed without overwhelming your inbox.
Organized
We track tasks and follow up. Rent collection, lease renewals, inspections — we stay on top of the details.
Honest Pricing
Our fees are listed on the website. No nickel-and-diming. You'll know what you're paying for.
Maintenance Without Conflicts
Most property managers profit from maintenance through in-house crews or vendor kickbacks. We eliminated that conflict entirely.
Every repair over $300 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 $145 on this repair alone
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.
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.
Getting Started
A simple, straightforward process from first call to active management.
Let's Talk
Give us a call or send an email. We'll learn about your property and answer your questions.
Property Walkthrough
We'll visit the property together, review any current leases, and discuss what needs attention.
Proposal & Agreement
You'll receive a rental estimate and a clear management agreement. We'll walk through everything before you sign.
Onboarding
We notify the tenants, set up your owner portal, and get everything transitioned smoothly.
You're Covered
From here, we manage the day-to-day. You'll hear from us when it matters.
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
Frequently Asked Questions
Everything you need to know about working with Lighthouse.