Thank you for choosing to rent a property through us. We are a property management company that leases and cares for homes for a wide variety of property owners. The following information will be useful to you during the time you reside in one of our properties.
Issuance of Keys
The fee for placing a lock box is $50.00, of which $20.00 is refundable upon return of the lock box to our office; this will be in the form of a credit towards future rent due. All deposits and rent due must be received in our office prior to providing you with the lock box combination. You must contact our office during normal working hours to obtain the lock box combination.
We have made every effort to have your home in good condition for your arrival. At the time you signed your Lease Agreement, you were provided with a Move-In Inventory and condition form. You should complete this document and return it to our office within seven days following the signing of your rental agreement. The Move-In Inventory form is for your protection. You should list any pre-existing damage or deficiency in the property. We will utilize this form when we conduct the move-out inspection when you vacate the property. It is therefore in your best interest to carefully complete the form. Should you believe it necessary, you are welcome to provide photos or other documentation.
Payment of Rent
In almost all cases, your rent will be due on the first day of each month at the place of payment designated in your lease. This is a P.O. Box, so allow enough time for mailing. We do accept on-site rent payments in our office. Rent is paid based on postmarked date from the post office. For your convenience, we do accept debit card payments through logging into our tenant portal on the website. This service guarantees that your rent will be timely paid and you will not be charged a late fee due to a post-office delivery delay or a lost check. Late fees are levied in accordance with your lease agreement and usually, begin to accrue if rent is not received by the 5th the day after your rent is due on your rental agreement. Our standard late fee is 20% of the rent and $195.00 eviction fee after the 11th of every month. WE DO NOT WAIVE LATE FEES. If we waive a late fee for one person, we are treating all others unfairly if we do not waive late fees for everyone.
Late Fee Policy
If your rent is received 3 or more days late you will be charged the late fee as set forth in the rental agreement. Your rental agreement states that rent, late charges, and other legitimate charges will be posted to the resident account. Payments received are applied to the oldest outstanding charge first. If there is an outstanding charge on your account when your rent is due, payments will be applied toward the outstanding charges first and then toward the current rent charge. If the payment is not sufficient to cover past due charges as well as the current rent charge, your current rent will be short. If the rent is short you will incur a late charge. To avoid late charges be sure to pay all rent timely and any charges posted on your account by the time your current rent is due.
WE DO NOT ACCEPT PERSONAL CHECKS but in the case you do give us one your rental agreement states the amount you will be charged for each returned check. Our current fee is $35.00 for each check returned. You will be charged this fee even if the check clears upon re-submission to the bank. In addition, if the returned check is for payment of rent, you will be charged late fees through the date the check clears the bank on re-submission or until you provide certified funds to pay for the returned check. Depending upon the date the check is returned, you also may receive a three-day notice of non-compliance with your rental agreement. The charge for posting this notice (currently approximately $35.00) will also be charged to you. There will also be a $10.00 fee for check processing.
When you signed your rental agreement, you gave us a deposit to cover any potential damage to the property, cost of cleaning at the end of your residency, or unpaid rent. YOUR DEPOSIT MAY NOT BE USED AS YOUR LAST MONTHS RENT. Approximately two weeks prior to your scheduled move-out date, you should receive a letter from our office that outlines your responsibilities regarding the move-out. Generally, we want to receive the property clean, and in substantially the same condition as on your move in, normal wear and tear excepted. If you do not receive such a notice, please contact our office with any questions.
This Refund Policy covers any conditions not identified in the written lease which governs the rights and responsibilities of the tenant. No other written or verbal commitment exists beyond the lease and this written policy. All refund requests must be made in writing. All refunds are made by check payable to the tenant or direct deposit into tenant’s bank account regardless of the method of payment. With processing costs estimated to exceed the value of the check, no refunds for $1.00 or less will be issued unless specifically requested. We reserve the right to modify this Refund Policy at our discretion or against any customer believed to abuse this policy. Any such revision or change will be binding and effective immediately after posting of the revised Refund Policy on this website. You agree to periodically review this website, including the current version of this Refund Policy. Our refund policy is made available on this website. It is your obligation to review our refund policy for any such revisions.
Gas and Electric Service
Please allow sufficient time prior to move-in to contact the utility companies to arrange for services to be turned prior to occupancy. We can assist you with contact information in most cases.
It typically takes a few days to arrange for phone service. Should you require additional telephone lines or phone jacks, it is your responsibility to pay for any changes made.
You will be billed for a service call under the following circumstances:
- You scheduled a service call appointment and failed to be present at the scheduled time.
- You requested service for a non-existent problem. This includes resetting a breaker or Ground Fault Interrupter (GFI) to restore electrical power and resetting a breaker on a garbage disposal.
- The problem was caused by improper use of the provided facilities. The classic case is the child who flushes a toy or other item and which results in a clogged sewer line.
Specific Maintenance Issues
Please pay particular attention to the following maintenance items:
- Washing machine hoses. Should a washing machine hose break on a washing machine provided by you, you will be responsible for the cost of returning the property to good condition. Washing machine hoses are not designed for constant pressure. Water to the washing machine should be turned off at the wall between uses.
- Winterization of sprinkler systems. Most homes have sprinkler systems. It is your responsibility to turn the system off prior to the arrival of freezing weather. Contact our office if you require information regarding the particular system at your property.