Classic Multifamily

Classic multifamily communities are the "old normal" apartment buildings that define much of the housing stock in the Pacific Northwest – typically built from the 1960s through the early 2000s. They may have aging systems, a mix of unit types, and a long history of ownership and management changes.

Common operational challenges

• Deferred maintenance and aging building systems that need a clear plan, not just reactive work orders
• Inconsistent resident files, house rules, and ledgers from prior managers
• Turnover and make-ready processes that drift over time and drive vacancy loss
• Vendor relationships that are fragmented or uncompetitive

How Arboreal manages classic assets

• We start with a deep operational and physical assessment to build a prioritized, budget-aligned plan for the next 12–24 months
• Standardized renewal, turn, and delinquency workflows to stop month-to-month decisions from eroding performance
• Clear, respectful communication with long-term residents when changes are needed
• Regular reporting that connects day-to-day work (turns, work orders, capex) to the property's long-term plan

Representative properties:  Alcove First Hill , Rose City Flats  

Modern Urban Communities

Modern communities are newer construction assets – midrise and podium buildings with structured parking, amenities, and sophisticated building systems. These properties often have strong branding and high resident expectations, but can struggle after initial lease-up if operations don't keep pace.

Common operational challenges

• Complex building systems (access control, parking, elevators, mechanical) that require coordination between vendors, on-site staff, and residents
• Amenity management (rooftops, lounges, co-working, fitness) with high expectations and real liability if neglected
• Turnover from the initial 'lease-up' team to a long-term management approach
• Mixed-use components (retail, live-work, short-term rentals) that add complexity to collections, communications, and reporting

How Arboreal manages modern assets

• Clean handoff from construction/lease-up to stable, process-driven operations
• Clear standards for amenity upkeep, resident communications, and service levels
• Strong reporting that separates residential, commercial, and parking performance for owners and lenders
• Use of our Maynard platform to standardize renewals, rent increases, notices, and delinquency work in a way that protects the brand

   

Micro-Housing & Small Units

Micro-housing – including SRO-style buildings, small efficiency dwelling units (SEDUs), and tiny studios – is an important part of the urban housing ecosystem. These communities are often highly affordable on a nominal rent basis but require very intentional management to work well for residents and owners.

Common operational challenges

• High inquiry volume and faster leasing velocity compared to traditional apartments
• More frequent move-ins and move-outs, with greater wear on common areas and shared kitchens/bathrooms
• Noise, cleanliness, and guest policies that must be enforced consistently to keep the building livable
• Reputation risk if issues aren't addressed quickly and visibly

How Arboreal manages micro-housing

• Purpose-built leasing, screening, and house-rules workflows tuned specifically for micro-housing
• Strong cleaning and inspection routines for shared spaces, backed by clear resident expectations
• Dedicated delinquency and behavior workflows that are firm, predictable, and respectful
• Data-driven pricing and occupancy management to keep buildings full without losing control of the environment

We currently manage multiple micro-housing and small-unit communities in central urban locations, including  Rialto Collection  and similar assets.

Affordable & Income-Restricted Housing

Affordable housing is at the core of our work. We manage communities with LIHTC, HUD project-based rental assistance, project-based vouchers, local subsidy programs, and mixed-income structures. These properties carry layered compliance requirements and close oversight from public partners and lenders.

Common operational challenges

• Complex, overlapping requirements from tax credit investors, housing finance agencies, and subsidy administrators
• Income certifications, recertifications, and interim changes that must be handled accurately and on time
• Inspection regimes (REAC, HUD, local) that require disciplined preparation and follow-up
• Communications between owners, public agencies, and residents that can break down when responsibilities aren't clear

How Arboreal manages affordable housing

• Specialized compliance staff and offshore teams dedicated to income certification, file prep, and audit readiness
• Automation through our Maynard platform to track deadlines, exceptions, and documentation
• On-site teams trained to communicate clearly with residents about income changes, paperwork, inspections, and appeals
• Proactive relationships with public agencies and investors that focus on problem-solving, not blame

We see ourselves as a long-term steward of affordable communities – balancing regulatory compliance, financial performance, and the lived experience of residents.