Hi there and welcome to AskALawyer. My name is Brandon, and I'm an attorney. I'd be happy to help you out today. Please note that this discussion is for guidance only and does not constitute an Attorney-Client Relationship. My answers and comments should not be considered legal advice.

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How can I assist?

I need help getting out of a contract with a property management company (as a landlord) in WA State.

What is the reason you are trying to get out of the contract?

How many pages long is the contract?

I can review it, but it will require more time, and there is an additional fee. I can send an offer if you would like.

1. Term of the Agreement and Early Termination

Your management agreement started on May 1, 2025, and has an initial one-year term. This means it runs through April 30, 2026.

• Under Section 21, you can terminate the contract with 60 days’ written notice, but because you are still within that first year, the early termination fees in Section 22 apply. Specifically:
• Section 22.1 (Early Termination Fee) says: “In the event this Agreement is terminated within the Initial Term, Owner shall pay Agent an early termination fee in an amount equal to 10% of the potential gross monthly rent for the Property, whether or not the Property is leased or rented, for the remainder of the term or notice period, whichever is longer.”

Example: If your property was listed at $2,000/month rent, and you have 10 months left in the term, the early termination fee could be:

• 10 months x $2,000 = $20,000 potential gross rent
• 10% of that = $2,000 fee

Section 22.2 (Cancellation Fee) says: If you cancel before the property is rented, there’s a $295 cancellation fee plus all advertising costs incurred.

Before you panic, there are a few ways you may be able to challenge or negotiate this.

2. Misrepresentation or Breach of Contract

Although the contract gives them broad discretion over marketing and pricing (Sections 4.1 and 4.4), Washington law requires property managers to act in good faith and with reasonable care.

If you can prove they:

• Misrepresented their marketing efforts (e.g., claimed advertising they never did)
• Refused to consult in good faith about pricing despite clear evidence the rent was too high
• Ignored your documented requests to correct listing inaccuracies

You could argue they breached the contract, giving you grounds to challenge the early termination fee or negotiate a waiver.

3. Military PCS Protections

While the federal Servicemembers Civil Relief Act (SCRA) mainly protects service members as tenants, Washington law and public policy often favor accommodations for military families. Even though your contract lacks a military clause, some property managers will negotiate to avoid bad publicity or regulatory complaints.

4. Recommended Next Steps

• Document Everything: Keep emails, screenshots, and records showing poor marketing, lack of communication, and pricing disputes.
• Request a Detailed Accounting: Ask for proof of all marketing efforts, advertising invoices, and justification for the initial rent price.
• Formally Request Early Termination for Cause: State that you are terminating due to breach of duties and dispute any termination fees.
• Propose a Settlement: Offer a reasonable flat fee (e.g., $295) for mutual release.
• Consider Mediation: Required under Section 28 before litigation.
• File a Complaint if Necessary: Washington State Department of Licensing regulates property managers.

Did you understand my answer, and did it address your concern?