Resolve
Unlawful Detainer & Collections Management
In-house Washington eviction lawyers. AI-powered case management. Full compliance.
Rent Collection is Hard. It's Also Critical.
In Washington State—especially Seattle and King County—the unlawful detainer process is complex, highly regulated, and unforgiving of procedural errors. A single missed deadline or improper notice can reset your timeline by months. Resolve ensures every step is done right, on time, every time.
Each tracked & documented
Including attorneies and paralegals
From notice to resolution
Zero procedural dismissals
The Challenge: Why We Built In-House Legal Capacity
Effective rent collection requires combining a human approach with consistent, timely progress on unlawful detainers. But the unlawful detainer is a legal process—and every local landlord-tenant attorney in the Seattle market is overworked and disorganized.
The Problem with Traditional Approaches
- ✗ Overloaded attorneys juggling hundreds of cases across dozens of landlords
- ✗ Lost files and missed deadlines—your case is one of many
- ✗ Poor communication—weeks without updates on case status
- ✗ Procedural dismissals that reset the entire process
- ✗ No coordination between property management and legal—information falls through cracks
The Resolve Solution
- ✓ Dedicated in-house legal team—full-time licensed Washington attorneys and paralegals
- ✓ 55-step workflow with automated deadline tracking—nothing falls through
- ✓ Real-time visibility for property managers into every case
- ✓ Zero procedural dismissals—AI validates compliance at every step
- ✓ Seamless handoff between management and legal teams—one integrated system
Why In-House Matters
Because our attorneys work exclusively on Arboreal-managed properties, they know your buildings, your residents, and your policies. They're not scrambling to remember which landlord has which requirements. This focus translates directly into faster resolution times and better outcomes.
We Never Lose Sight of Our Residents
The vast majority of our residents pay rent on time, every time. And many who fall behind aren't bad actors—they're people facing financial hardship. Before any legal action, we exhaust every opportunity to help.
Through our partnership with Root & Branch, our 501(c)(3) nonprofit affiliate, we connect struggling residents with rental assistance programs, emergency funds, social services, and community resources. Our goal is always to help people stay housed when possible.
Root & Branch Partnership
501(c)(3) Nonprofit Affiliate
- • Connection to county and state rental assistance programs
- • Emergency fund access for qualifying residents
- • Social services referrals and case management support
- • Financial counseling and budget planning resources
"Eviction is always the last resort. Our job is to help residents stay—but when they can't or won't, we protect property owners swiftly and legally."
The Resolve Process: 55 Steps, Clear Timelines
Every unlawful detainer case moves through a structured workflow with automated deadline tracking, compliance validation, and real-time status updates.
Early Intervention
Days 1-5 past dueBefore any legal process begins, our team reaches out personally. We identify residents who may need assistance and connect them with Root & Branch, our 501(c)(3) affiliate, for rental assistance programs and community resources.
Notice Preparation
Day 6-14If payment arrangements cannot be made, Resolve generates compliant pay-or-vacate notices specific to your jurisdiction—Seattle, Tacoma, King County, or elsewhere in Washington. Every notice meets current legal requirements.
Proper Service & Documentation
Following notice periodWashington law requires specific service methods. Resolve tracks posting, personal service, and certified mail with photo documentation. Every step is timestamped and audit-ready for court.
Summons & Complaint Filing
After notice period expiresOur in-house legal team—licensed Washington attorneys and paralegals—prepares and files the unlawful detainer complaint. No waiting for outside counsel; no lost time in crowded dockets.
Court Appearance & Resolution
Show cause hearingOur attorneys appear in court on your behalf. We pursue stipulated agreements where appropriate, giving residents a final chance to cure while protecting your rights if they cannot.
Writ of Restitution
Post-judgmentIf eviction proceeds, we coordinate with the Sheriff for lawful possession recovery. Resolve tracks writ issuance, scheduling, and execution—maintaining compliance through the final step.
Unit Recovery & Turn
Post-possessionOnce possession is restored, our maintenance team immediately begins the unit turn process. Resolve closes the case file and generates final reporting for your records.
⚡ The Result: Faster Resolution, Better Collections, Full Compliance
Resolve compresses what used to take 90-120 days with outside counsel into approximately 60 days on average—while maintaining 100% procedural compliance and giving residents every opportunity to cure before eviction becomes necessary.
Built for Washington's Complex Landlord-Tenant Laws
Seattle
- • Just Cause Eviction Ordinance compliance
- • 14-day pay-or-vacate notice requirements
- • Winter eviction moratorium awareness
- • Relocation assistance calculations
King County
- • Superior Court filing procedures
- • Show cause hearing scheduling
- • Sheriff writ coordination
- • Local court rule compliance
Washington State
- • RCW 59.12 & 59.18 compliance
- • Proper service method documentation
- • Notice period calculations
- • Tenant protection act compliance
Tacoma & Pierce County
Full compliance with Tacoma's tenant protection ordinances, Pierce County Superior Court procedures, and local service requirements.
Snohomish, Spokane & Beyond
Resolve maintains jurisdiction-specific workflows for every county we operate in, ensuring local court rules and procedures are followed precisely.
What Makes Resolve Different
In-House Legal Team
Full-time licensed Washington attorneys and paralegals focused exclusively on our portfolio. Not a referral network—actual employees who know your properties.
AI-Powered Compliance
Resolve validates every document, deadline, and procedure against current law. The system won't let you make a procedural error that could reset your case.
55-Step Workflow
Every phase of the unlawful detainer process is broken into discrete, trackable steps with automated deadline management and status updates.
Human-First Approach
Technology handles administration so our team can focus on resident engagement. Early outreach and assistance referrals before legal escalation.
Integrated Operations
Seamless handoff between property management and legal. No lost paperwork, no miscommunication, no information falling through cracks.
Portfolio-Wide Visibility
Real-time dashboards show every active case across your portfolio. Know exactly where every delinquency stands, from first late notice to resolution.
The Results: Better Collections, Better Outcomes
Our diligent and compliant collections process delivers measurably better results for property owners while maintaining positive resident relationships.
Net Delinquent Rents
Arboreal's Residents Payment Habits
Post-COVID Collections Reality
Post COVID, late payments have become much more common in markets such as Seattle. However, through diligent and compliant collections we can resolve most cases and maintain high income certainty for the benefit of owners and residents alike.
Benefits for Everyone
For Residents
- ✓ Early outreach and payment plan options
- ✓ Connection to rental assistance programs
- ✓ Clear communication about process and timelines
- ✓ Multiple opportunities to cure before eviction
- ✓ Dignified treatment throughout the process
For Property Managers
- ✓ No chasing outside attorneys for updates
- ✓ Real-time case status visibility
- ✓ Automated document generation
- ✓ Compliance confidence—no procedural errors
- ✓ More time for resident relations, less on admin
For Owners
- ✓ Faster resolution = less lost rent
- ✓ Lower legal costs than outside counsel
- ✓ Full audit trail for every case
- ✓ Portfolio-wide delinquency reporting
- ✓ Reduced liability from procedural compliance
Compliant with All Washington State & Local Eviction Laws
Resolve stays current with evolving landlord-tenant regulations across Washington, including jurisdiction-specific requirements that trip up even experienced attorneys.
The Right Balance: Human Approach + Legal Precision
Effective rent collection isn't about being aggressive—it's about being consistent, compliant, and compassionate. Resolve gives our team the tools to help residents stay when possible, and to protect property owners swiftly when it's not.
Ready to Transform Your Collections Process?
Resolve is part of Arboreal's integrated property management platform—built specifically for the challenges of Washington State's landlord-tenant environment.