Rental property maintenance for landlords and property managers on Portland's west side

Cedar Mill Property Repair takes the repair side of rentals off an owner's or a property manager's list: move-out turnovers, tenant repair requests, routine visits, inspection fix lists and checks on empty homes. We're serving Cedar Mill, Beaverton, Bethany and nearby. Most Portland-area tenant repair calls run $150-$600, typically about $300, labor only (market data, November 2026) . The full price list has the rest.

We work for owners and managers. We don't screen tenants, collect rent or handle leases. Slava has 7 years of hands-on experience, and he and his crew do the work themselves.

Which rental repairs do landlords hand off most, and which do you take?

The calls that pile up on a landlord are small and constant. A faucet that drips, a toilet that won't stop running, a bedroom door that drags on the carpet, a latch that doesn't catch, gray caulk around a tub. Between tenants it's nail holes, scuffed walls and a lockset that should be swapped before the new people move in.

We take those, plus routine visits, gutters, checks on vacant houses and quick fixes between short-term guests. We swap locksets; we don't rekey. We also don't haul trash, mow or landscape, treat for pests or moss with chemicals, service furnaces, work on garage doors or gas lines, sell maintenance plans, or do work that disturbs lead-based paint.

How much does rental property maintenance cost per turnover, request or visit?

Every row below is a Portland-area market range from November 2026, priced as labor only. Parts, fixtures and paint are billed on top.

A turnover swings the most. Touching up a few walls in a tidy two-bedroom sits near the bottom of that range, and repainting every room after a long tenancy sits near the top. A tenant request costs less per item when the tenant lists three things at once instead of calling three times. The cheapest habit we know of is batching: if two of your units are ten minutes apart, one trip covers both.

What goes on a move-out turnover punch list in a west-side rental?

Most lists look alike. Fill nail and anchor holes, fix the dent a doorknob punched in the drywall, touch up or repaint, rehang a crooked blind, tighten cabinet hinges, re-caulk the tub and the sink, stop the running toilet and the dripping faucet, plane a sticking door, replace missing outlet covers and dead bulbs, and test the alarms. For bigger holes, see patching walls between tenants.

Our wet winters are hard on bathrooms with weak fans. Months of steam and closed windows leave mildew in the caulk and spots on the ceiling, so re-caulking is a likely line on a turnover here. We can photograph each item before and after and send the photos with the invoice, so you have a record of how the unit looked .

A lot of rentals in Cedar Mill, Cedar Hills and West Slope were built in the 1950s to the 70s, before 1978. We don't do work that disturbs lead-based paint . The items owners forget most often are .

How does a tenant repair request get from your tenant to our invoice?

It goes in four steps:

1. You, or your property software, send the request with the unit address and the tenant's photos.
2. We reply with a price, or a not-to-exceed figure, before anything is touched.
3. You arrange access and give the tenant notice; we show up in the window you set.
4. The invoice goes out per address, with photos of the finished repair.

Who owes a given repair is settled by the lease and Oregon landlord-tenant law, not by us; we bill whoever approved the work. A gas smell, a sewage backup or a dead furnace isn't ours to fix, so those go straight to the utility or the right trade .

What should a routine rental visit check before and after the rainy season?

We don't sell plans or contracts. Each visit is booked on its own, and many owners book one in the fall and one in spring.

On a visit we look under sinks for slow drips, check the toilet base and supply lines, look at tub caulk, test smoke and CO alarms, and try every exterior door latch and its weatherstrip. In the fall we cover outdoor hose bibs before the first freeze and make sure downspouts throw water away from the foundation .

Big Douglas firs stand over plenty of west-side lots, and their needles fill gutters all through October and November. That makes gutter cleaning part of the fall visit. Moss in a gutter comes out by hand; we don't apply moss treatments or zinc strips.

Can you fix the items a Section 8 (HQS) inspection failed?

Send us the inspection report or the fail list, plus a few photos, and we'll price each line. Handyman-sized items are what we fix: a missing outlet cover, a window that won't stay up or won't lock, a loose handrail, a damaged door, a missing smoke alarm. Each fixed item can get a photo you pass back to the housing authority .

Market data puts this at $300-$2,000 per unit, typically $800, labor only . Anything past minor electrical or plumbing goes to a electrician or plumber .

Do you handle several units, vacant homes or short-term rentals?

Several units. If you manage a handful of doors on the west side, send one list for all of them. We set one schedule and invoice each address separately; market batches run $2,000-$15,000, typically $5,000, labor only .

Vacant homes. An empty house can hide a leak for weeks. A check means walking every room, running the taps, looking under sinks and at ceilings, confirming doors and windows are locked, and sending you photos. Portland gets an occasional hard cold snap, and that's when an empty rental needs its hose bibs covered and someone looking in. Market range: $75-$200 per visit .

Short-term rentals. Between guests we fix the towel bar that pulled out, the toilet that runs, the slider that sticks, the bed frame that wobbles. Market range: $150-$600 per job, labor only .

Which west-side neighborhoods do you cover for rental work?

Rental work covers the same ground as everything else we do: Cedar Mill, Cedar Hills, West Slope, Beaverton, Raleigh Hills and Garden Home, Progress and Greenway, Aloha, Bethany, Oak Hills, Tanasbourne and Rock Creek, Sylvan Highlands and West Haven, Forest Heights and Bonny Slope, Bridlemile and Hayhurst, and Maplewood and Vermont Hills. Most are about 5-25 minutes away, depending on traffic. The list of the neighborhoods we serve has a page for each.

The housing stock splits two ways. Older ranches and splits in Cedar Hills, Cedar Mill and West Slope need the pre-1978 care above. Bethany's 1990s and 2000s houses are now 25 to 30 years old, the age when decks, fences, floors and water heaters start coming due all at once.