Umano Property Management

Umano Property Management® is a premium property management firm serving the Greater Seattle metropolitan area. The company provides full-service management for single-family homes, townhomes, condos, multi-family properties, commercial properties and development projects.

Umano was founded on the principle that property management is a people business. The name "Umano" is derived from the word "Human," reflecting the belief that while technology is a powerful tool, it cannot replace the compassion and connection that come from people who care about their clients and communities.

The firm emphasizes:

• Strong, healthy relationships between owners, tenants and the management team
• Clear, honest communication
• Personalized service instead of a "faceless" or purely technology-driven experience

Leadership and team

• Alberto Stein Rios – CEO and Founder, Designated Broker

Full-time real estate professional, executive property manager and real estate entrepreneur. Licensed since 2004, Alberto has worked in sales, investing and property management, including roles at some of the largest property management companies in the industry. His experience spans:

• Single-family and multi-family properties
• Military housing
• Student housing
• Low-income housing
• Luxury apartment living

After years in the industry, he founded Umano Property Management® as a premium property management firm focused on top quality service for both owners and tenants. Alberto has also volunteered as an educator through the Rental Housing Association of Washington (RHA), teaching classes on "Managing Rentals."

• Bill Jackson – Executive Property Manager
• Kim Chinn – Property Manager / Admin

Our story and philosophy

With the growth of technology and the internet, many tasks in property management have become faster and more efficient. However, Umano PM believes technology is only a tool, not a replacement for human connection.

The company was created in response to common industry issues, such as:

• Owners and tenants feeling like they are dealing with a faceless company
• Uncertainty about who is actually managing a property
• Concerns about whether properties are being visited and maintained properly

Umano PM's approach focuses on:

• Being visible and accessible to both owners and tenants
• Building long-term relationships based on trust and accountability
• Balancing modern technology with hands-on, compassionate service

Code of ethics

Umano Property Management® sets out a clear code of ethics that guides its work:

• Conduct all business professionally, with the highest level of integrity, accuracy, fairness and responsibility to all parties involved and to the public
• Refrain from engaging in any illegal practices or defrauding any party, customer or vendor, and conduct business in a professional manner
• Do not misrepresent any material facts in business dealings; do not cheat, take advantage of or malign other parties to a transaction, and do not tolerate anyone engaging in illegal practices
• Stay informed and updated on matters affecting housing in the communities served, and adhere to all local, state and federal housing laws
• Do not discriminate against any person on the basis of race, age, religion, creed, sex, country of national origin, children, marital status or disability

These principles support Umano PM's goal of building a business that its clients, staff and community can be proud of.

• Single-family homes
• Townhomes
• Condominiums
• Multi-family properties
• Commercial properties
• Construction and development projects (project management)

Core management services

Umano PM offers full-service management designed around its philosophy of "Happy Tenants, Happy Owners!" and a strong focus on communication, customer service and honesty.

Leasing, marketing and tenant placement

• Establish rental market value of units
• Advertising and marketing of properties, including on major rental websites such as Zillow, Trulia, HotPads, Craigslist and Rentals.com, among other sites
• Staging of units when warranted at no extra cost to the owner
• Qualifying and screening of applicants
• Preparation and execution of lease agreements

Ongoing management and operations

• Collection of rents and late fees
• Move-in, move-out and periodic inspections
• Supervision and coordination of maintenance and repairs
• Administration of tenant deposits
• Payment of bills (repairs, mortgage, taxes, etc.) on behalf of owners when arranged
• Service of violation notices
• Rental increases based on market demand, where appropriate
• Access to legal services and advice related to property management matters
• Eviction support and coordination when amicable solutions are not possible

Accounting and reporting

• Computerized accounting with monthly statements to owners, including copies of bills
• Monthly, quarterly and annual reports that can include updated rent rolls, market surveys, income and expenses, operating budgets and income forecasts
• 24/7 online owner portal access to view statements, inspection notes and other key information

Tenant and owner experience

• Emphasis on healthy, transparent communication so owners know what is happening with their rentals
• Dedicated focus on prompt, responsive customer service for both owners and tenants
• Commitment to honest, transparent management without hidden fees

Free rental analysis and proposals

Umano PM offers a free proposal and rental analysis for prospective owner clients. This helps:

• Determine the estimated monthly rental value of a property
• Identify simple tools and approaches for boosting profitability
• Confirm whether a rental unit is a good fit for Umano PM's management approach

Owners can start this process by calling the office or using the "Get a free proposal and rental analysis" form on the website.

Single-family / townhome / condo

Typical management fee:

• Typically: 8%+ of monthly rent

Service options:

• Leasing commission: First month's rent
• Management only: 8–12% depending on property
• Leasing and management: 8–10% depending on property
• Renewal fee: Renewing an old lease to a new lease under Umano is often included with management; otherwise a flat fee may apply

Multi-family properties

Typical management fee:

• Management fee: 4–7% of monthly rent (varies by property)

Additional notes:

• Leasing fee: Varies on property
• Lease-up commission: Available for multi-family lease-up projects
• Owner receives: Late fees, NSF fees, month-to-month (MTM) fees, deposit forfeiture, rent premiums (storage, pet fees, etc.)
• Umano receives: Notice fees, lockout fees, lease break fees, convenience fees

Commercial properties

For commercial properties, Umano PM lists assignment of lease among its services. Specific fee structures for commercial properties are determined based on the individual property and agreement.

Project management – construction and development

For project management related to construction and development work, Umano PM typically charges:

• Project management fee: 10% of budget

This covers managing the project on the owner's behalf.

Included leasing and management services (summary)

Many of Umano PM's leasing and management services are included within the fee structures above. These services include, but are not limited to:

Leasing services

• Establishing the rental market value of units
• Advertising and marketing properties on multiple rental websites
• Staging units when warranted at no extra cost to the owner
• Qualifying and screening applicants
• Preparing and executing lease agreements

Leasing-up services (multi-family only)

• 90-day marketing plan
• Community outreach plan
• Social media plan

Management services

• Collection of rents and late fees
• Move-in, move-out and periodic inspections
• Supervision of maintenance and repairs
• Administration of tenant deposits
• Payment of bills (repairs, mortgage, taxes, etc.)
• Computerized accounting and monthly statements with copies of bills
• Service of violation notices
• Rental increases based on market demand
• Access to legal services and advice
• Mystery shops, when used
• Monthly, quarterly and annual reporting (rent rolls, market surveys, income and expenses, operating budgets and income forecasts)

For an exact quote tailored to a specific property, owners should request a free proposal and rental analysis directly from Umano PM.

Prospective and current clients can also reach Umano Property Management® through the contact form on the website.

Mailing address

• Mailing address:

4616 25th Ave NE #133 Seattle, WA 98105

Office locations

Umano PM maintains several office locations in the Greater Seattle area:

• Seattle Office

10700 Meridian Ave N #505 Seattle, WA 98133

• Lynnwood Office

5017 196th St SW #105 Lynnwood, WA 98036

• Everett Office

8620 Holly Drive Everett, WA 98208

Service area

Umano Property Management® describes itself as serving the Greater Seattle and Seattle metropolitan area. Properties in Seattle and nearby communities in this metropolitan region may be eligible for management, subject to review by Umano PM.

How different clients should get in touch

• Existing tenants

Existing tenants are directed on the website to sign in to manage their unit, pay rent and request repairs through the tenant portal linked from the Umano PM site.

• Prospective tenants

Prospective tenants are invited to review current rental listings on the Umano PM website to begin the application process.

• Property owners

Property owners can:

• Call the office at (206) 686-3661
• Use the website contact form
• Sign in to the owner portal to view the latest statements and reports from the management team

Online portals

Umano PM provides 24/7 online portal access so clients can:

• View statements and inspection notes
• Review key property and account information
• Communicate with the management team

Owners and tenants can access the appropriate portal through links on the Umano Property Management® website.

This process is designed to:

• Determine the estimated monthly rental value of your property
• Identify simple tools and approaches for boosting profitability
• Help you learn whether your rental unit is a good fit for Umano PM's management approach

Information typically requested

When requesting a proposal and rental analysis through the website form, owners are asked for information such as:

• Property condition (for example: excellent, good, or poor)
• Investment strategy or goal (for example: long-term investment, short-term rental, or unsure)
• Maintenance approach (for example: willing to invest to keep the property in top condition, willing to invest in required work and some improvements, only willing to invest in required improvements, or very price-conscious)
• Whether all house payments are current
• The owner's biggest concern with the property
• Property details
• Contact information (name, phone, email)

This information helps Umano PM understand the property and the owner's goals before preparing a custom proposal.

How to request a rental analysis

Property owners can request a free proposal and rental analysis by:

• Completing the "Get a free proposal and rental analysis" form available on multiple pages of the Umano PM website, or
• Calling Umano Property Management® at (206) 686-3661 to discuss their property and request follow-up from the team.

After reviewing the details provided, Umano PM will follow up to discuss next steps and whether the property is a good match for their management services.

Ask anyway — the agent will say plainly that it is not published rather than guess.