A property manager’s backflow problem is spread out: a dozen notices from five water districts, each with its own deadline and form, landing with different owners and tenants. Missing one means a shutoff threat on a building full of people.
We take the whole portfolio. You give us the addresses; we find every assembly, match each one to its water district, and put them on a schedule you approve. Then we test, file every report, and send one invoice per owner or per month, whichever your accounting wants.
What property managers get from us
Portfolio-wide, one contact
Every address you manage, residential or commercial, on one list with one person to call. Add and drop properties as your portfolio changes.
Every district, every form
Spokane, Spokane Valley, Liberty Lake, Coeur d’Alene, Post Falls, Hayden — each district has its own notice and report. We know them and file them.
Invoicing that fits your books
Per owner, per property, or one monthly invoice. Owner statements show what was tested and filed. ACH, no card fees.
Tenants barely notice
Assemblies are outside and the building’s water stays on during the test. We text your on-site contact the day before, and nobody has to let us in.
How it works
- 1
Send the address list
A spreadsheet or an export from your management software. We’ll find the assemblies and the districts.
- 2
Approve the schedule and quote
A per-assembly quote by property, and testing days spread through the season so nothing lands in the crunch.
- 3
We test and file
Each pass is filed with its district in the month of the test. Fails come to you with a repair referral and a retest once it’s fixed.
- 4
Renew without thinking
The list rolls into next year. New notices from districts come to us, not to your inbox.
How portfolio pricing works
Quoted per assembly, with the rate set by how many assemblies we can test in a day on your properties. Multifamily with several assemblies on one site is the cheapest work we do, and the quote shows it.
Commercial assemblies in the portfolio (fire lines, boilers, larger RP devices) are quoted alongside the residential ones so you see one number per property.
Single homes book online at $60 early-bird on the homeowner page.
Get a portfolio quoteFAQ
Questions from property managers
Straight answers on agreements, scheduling, filing, and what happens when something fails.
Yes. Tell us how your trust accounting works and we’ll invoice per owner, per property, or in one monthly statement with a per-property breakdown.
No. Our testers are certified in both states and we file with districts on both sides of the line.
Tell us where they are when you send the list. Residential work is almost all outside; for mechanical-room assemblies we’ll say up front whether we take them, and quote them separately if we do.
We text your on-site contact the day before and about an hour before we arrive. The test doesn’t shut off the building’s water, so tenants don’t need to plan around it.
Also for
2027 season
Get a portfolio quote
Tell us a little about the organization and a person replies the same business day with a per-assembly quote and proposed dates. No obligation, no card.
- One agreement, one invoice
- District filing handled
- We schedule around your season
Rather talk? 509-352-7267 or hello@libertylakebackflow.com