Ziprent handles leasing, tenant screening, rent collection, maintenance coordination and statutory deposit accounting for Happy Valley owners — one flat monthly fee per property.
Happy Valley is unusually explicit about landlords. Happy Valley Municipal Code 5.04.020 defines “business” as “any enterprise, establishment, store, shop, activity, profession or undertaking of any nature conducted for any reason regardless of profit or nonprofit motivation,” and HVMC 5.04.040 goes further: “If a person is engaged in the business of renting or leasing a residence or residential dwelling unit, the person shall obtain a business license for each residence or dwelling unit.” The city’s own fee page puts the rental license at $100 a year for single and multifamily rental properties, valid for one fiscal year beginning 1 July, administered under Ordinance 124 with fees set by Resolution 94-05.
HVMC 5.04.130(A)(8) exempts an owner renting a single living unit inside their own house or accessory dwelling unit. Operating unlicensed is a civil infraction under HVMC 5.04.140 carrying penalties up to $500, with each day a separate offense. Short-term rentals of under a month need a separate license under HVMC Chapter 5.06 (Ordinance 587, adopted 16 July 2024).
Most Happy Valley rentals are family houses on one- or two-year holds, which puts them squarely inside ORS 90.427’s second year. During the first year of occupancy you may end a month-to-month tenancy on written notice not less than 30 days before the designated date. After that first year the no-reason notice is gone: you need tenant cause, or one of four qualifying landlord reasons — demolition or conversion to non-residential use, repairs or renovations where the premises is unsafe or will become unsafe during the work, occupancy by you or an immediate family member as a primary residence where no comparable unit is available in the same building, or a good-faith purchase by a buyer who will occupy as a primary residence.
The notice period is 90 days, and you must pay the tenant one month’s rent when you deliver the notice — unless you own four or fewer residential dwelling units, in which case that payment is excused, though the 90 days and the qualifying reason still bind you. Get it wrong and the tenant recovers three months’ rent in addition to actual damages and has a defense to possession.
| Area | Typical rental stock | What owners ask about there |
|---|---|---|
| Mount Scott slopes | 1990s–2010s detached homes on the hillside, some with view lots | Whether a per-unit business license is needed for each house they own |
| Scouters Mountain | Newer detached homes and apartments near the nature park | HOA leasing caps and minimum lease terms |
| Eagle Landing | Newer detached and attached homes near the golf course | Rent-cap notice timing and whether the unit is under the 15-year exemption |
| Sunnyside corridor | Mixed detached homes and townhomes near the Sunnyside Road retail | Commuter demand toward Clackamas and I-205 |
| Pleasant Valley edge | Detached homes on larger lots at the Portland boundary | Which jurisdiction's rules apply on a boundary parcel |
| Clackamas town center side | Older ranches and small multifamily | 90-day notice planning under ORS 90.427 before a sale |
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Every market we cover in Oregon.
A live look at how we are doing
2019
Year Founded
4,282
Units Managed
596
Cities Served
9,239
Tenant Placements
189,861
On-Demand Showings
537.4M
Rent Processed
43,438
Repairs Coordinated
60,245
Applications Processed
18
Licensed States
Pricing
We believe in transparent and flat fee pricing. Don’t let other property managers fool you into thinking they need to take a percentage of your income. Keep your money where it belongs, in your pocket.
Tenant Placement
$1500
Due at lease signing and security deposit receipt. No cost to get started!
Paid when we sign a lease. 100% satisfaction guaranteed!
Property Management
$150/month
Per property. No percentage nonsense.
$100 / month standard management for every additional property added.
$1500 for tenant placement if you need it. $250 per lease renewal.
ZipGuarantee
$250/month
Per property. No percentage nonsense.
$100 / month standard management for every additional property added.
Unlimited tenant placement and lease renewals.
Happy Valley Property Management
Ziprent is an all-in-one customer service platform that helps you balance everything your customers need to be happy.
Our payment processor issues an ACH direct from tenant to landlord, ensuring the fastest transmittance of rent in the industry. We believe in removing delays and barriers.
We provide tenants the ability to submit maintenance requests online. From there, we gather quotes from our network of qualified experts and coordinate the repair as quickly as possible.
Our customer support team is available 24/7 for you or your tenants. Whatever the issue, rest assured it will be handled with great detail and efficiency..
At any point in time, we will refund up to 3 months of property management fees if you are not satisfied with our services.
Class leading tenant placement service with an average time of 12 days to place a qualified tenant.
Coordinating schedules with prospective tenants is a thing of the past! With Ziprent, prospective tenants can select a time that works for them, and we will send them a unique code to open up a lockbox and view the property.
Our extensive partnership with income, credit, and background data providers ensures near-instant verification of tenant qualifications with the industry’s highest confidence level. In addition, our ZipScore tenant scoring system makes it easy for you to vet and approve prospective tenants.
You are in control. Specify custom lease parameters for your property and setting while having our system generate a comprehensive city, county, and state specific lease that protects you and your property. It is as easy as that.
We’ve partnered with over 20 listing sites, such as Zillow, Trulia, Hotpads, Zumper, Redfin, and Realtor.com, ensuring that your property receives the highest industry-wide exposure!
Tenants and Owners Love Us
With the reviews to back it up as well 😎
“Extremely well-organized, professional, and efficient!!! […] Ziprent was able to do this with ease and in a very straight-forward way. I believe the best part about this company is how it is structured with several teams handling different aspects of the management (i.e. onboarding, repairs, leasing, etc), which made the whole process seamless. That in addition to also being affordable with flat-rate pricing makes this property management company best-in-class.If you’re looking for a property manager, Ziprent comes highly recommended!”
Nat S
BBB
Rebekah A.
Yelp
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Zillow
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Trustpilot
Happy Valley FAQ
You got questions? We've got answers.
Our current average time is 14-21 days but depending on price and location it can be anywhere between 3-20 days in general.
Tenants will submit their request via their online account. Our platform will automatically send out bid requests from our extensive vendor network. We will surface the bid to you for your approval and then coordinate with the vendor and tenant to get the issue resolved.
To date we have done on-demand without any major issues. We carry an additional $50k in liability insurance to cover any damages, beyond your coverage, that may occur. Should a key go missing, we will have the locks rekeyed at our cost.
Depends on the location of the property. But at the very least, it needs to be free of clutter and trash, it needs to have been professionally cleaned or cleaned to that quality. Flooring and paint go a long way in making a rental feel refreshed.
We can usually schedule to come out to take photos, do a walk-through and take keys within 24-48 hours. We prefer to take photos when the property is completely empty and move-in ready and can generally get a listing online within 24-48 hours of taking photos.
IOur property management contract can be used for both tenant placement and property management. Our property management fee is tied together with rent collection, so if we aren’t collecting rent through our platform then we aren’t charging our property management fee.
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