How We Do Things

Make a Suggestion

Some work is not allowed at the home.
This includes farming, pet businesses, hazardous chemicals, car work, childcare, counseling, hospitality, nursing, manufacturing, or any business with clients or workers at the home.
No flyers, signs, or ads are allowed at the home or in the neighborhood.
Breaking this rule may cost $500 each month until it is fixed.

WORKING FROM HOME

Office-type work is usually allowed.
Examples include sales, clerical work, or data entry.
You must follow HOA and local rules.
If you own the business, you must have general liability insurance and give us proof if asked.

PARTIES, NOISE & EQUIPMENT

Do not use off-road vehicles in the neighborhood.
Do not rev motors or use loud equipment.
Equipment must be registered and insured in the tenant’s name.
Vehicles cannot be used as a place to live.
The manager may remove permission to store equipment at any time.

INTERNET, CABLE & SATELLITE

Do not drill into floors or brick.

Wires must go inside walls to a proper outlet.

Satellite dishes are not allowed.

TRAMPOLINES

Trampolines are not allowed at any property.

STORM DOORS

Storm doors are for weather only.
They are not for security.
No keys are given for storm doors.
Do not lock a storm door from the inside.
That can block access and break the lease.

TIPS, GIFTS & DISCOUNTS

Employees cannot accept tips, food, gifts, or discounts.

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HOW TO PAY RENT

Rent is due on the 1st day of each month.
This is true for everyone, even if your lease started later in the month.
AppFolio automatically charges 10% late fee at midnight on the 10th.

PAYING THROUGH APPFOLIO

All rent payments must be made through AppFolio. We do not accept payments at our office.
We do not take payments in our office.
You may use a check, debit card, credit card, or cash (See below).
AppFolio’s payment company charges a processing fee. That fee does not go to us.
To pay, log in to AppFolio, click the Payments tab, select your payment method, and follow the instructions.

PAID TOO MUCH OR HAVING AUTO-PAY PROBLEMS?

If you paid rent twice or are having problems with auto-pay, the only action we can take is to delete your Login.

Deleting your login will cancel future automatic payments.
You will then receive an email from AppFolio with a link to create a new login.
After creating the new login, you will need to pay your rent manually.
Any overpayment will automatically be applied to the next month’s rent or you can request a refund check be mailed too you.

WE HAVE LIMITED ACCESS

For security reasons:

We cannot withdraw money from your bank account.
We cannot start, change, or cancel Auto Pay.
We cannot add, change, or remove a bank account, debit card, or credit card.
We cannot remove a saved payment method.
We cannot stop a payment you scheduled.
We cannot reverse a completed payment.
We cannot issue a refund through AppFolio but you can request a paper check refund be mailed.

HOW TO PAY IN CASH

In AppFolio:

Click the Payments tab
In the section called Electronic Cash Payments, click Download Payslip.
Save to your phone
Follow the steps on the Payslip

Cash Payslip Request

FAQs:

The barcode stays the same so you can use this same PDF in the future.
Anyone with a copy can make the payment, so you can share this with your parents, church, or anyone who wants to pay your rent.
If you have more questions, call PayNearMe help at (888) 714-0004.

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HOW TO AVOID EXTRA CHARGES

Most extra charges can be avoided.

The best way to avoid them is to pay on time, keep the home in good shape, and finish required steps early.

PAY ON TIME

Rent is due on the 1st.
Pay by the 5th to avoid the 10% late fee.
Pay before the 10th at midnight to avoid the $300 eviction processing fee.
Pay before the 13th at midnight to avoid the attorney fees and court costs which vary based on the county.

KEEP RENTERS INSURANCE ACTIVE

Upload proof of renters insurance before it expires.
If proof is missing or expired, a $19 monthly fee may be charged.
This fee is not insurance.

KEEP UTILITIES ON

Keep power, water, gas, heat, and air on during your lease.
Do not turn utilities off before your lease ends.
If utilities are turned off early, fees and damage costs may be charged.

SIGN YOUR RENEWAL OR GIVE NOTICE

We usually send lease renewals about 3 months before your lease ends.
Sign the renewal or send a Move-Out Notice at least 2 months before your lease ends.
If you do not, a $100 unsigned lease renewal fee may be charged.

FIX TENANT DAMAGE EARLY

Small problems are easier and cheaper to fix right away.
If we find tenant damage during an inspection, you may have 30 days to repair it.
After 30 days, we may fix it and bill labor.

FINISH MOVE-OUT STEPS

Finish your move-out steps before your lease ends.
Move out on time.
Leave the home ready for the next tenant.
If work is not finished, labor may be charged.

AVOID RETURNED PAYMENTS

Make sure your bank account and routing numbers are correct.
Make sure enough money is in the account before paying.
Returned payments may cause fees and may turn off online payments.

FOLLOW THE LEASE

Avoid unauthorized pets, occupants, businesses, parties, smoking, and property damage.
Lease violations may cause fees or eviction.

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LATE FEES

Rent is due on the 1st of every month for all tenants.
AppFolio automatically charges 10% late fees on the 5th at midnight.
Late fees cannot be waived for any reason.

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LEASE RENEWAL

We usually start the lease renewal process about 3 to 4 months before your lease ends.

STEP 1: HOME CHECK

About 3 to 4 months before your lease ends, we do a quick home check.
Large problems may mean we send a Notice to Vacate.

STEP 2: OWNER DECISIONS

We ask the owner:

If they want to offer another lease.
Rent amount for the next lease term.

STEP 3: LEASE DELIVERY

If another lease will be offered, you will get an email about 3 months before your lease ends.
The lease will appear in the tan header at the top of your AppFolio dashboard.

STEP 4: SIGN OR GIVE NOTICE

Sign the new lease or send a Move-Out Notice at least 2 months before your lease ends.
This helps you avoid the $100 unsigned lease fee.

STEP 5: BILLING

If rent did not increase, no change is needed.
Auto-pay should continue normally.
If rent increased, you must update auto-pay.
We cannot update auto-pay for you.

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HOW TO SIGN THE NEW LEASE

Sign in to AppFolio.
Click all required initial spots.
Then click to sign at the end.
Each tenant must complete this.

IF YOU HAVE BALANCE QUESTIONS

Review your Account Ledger in AppFolio.
It shows all charges and payments.

IF YOU CANNOT LOG IN

Not being able to log in does not remove the unsigned lease fee.
You can reset your password or request a new login.

PAPER COPY OPTION

You may request a PDF version.
We will upload it to your Shared Documents tab.
You can print it, sign it, scan it, and upload it back.

IF THE UNSIGNED LEASE FEE WAS CHARGED

This fee is not refundable once billed.

Signing the lease or submitting your Move-Out Notice will stop it from being charged again.

LESS THAN A ONE YEAR LEASE

Sign the new lease and request a Replacement Tenant Search later if needed.

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MAINTENANCE REQUESTS

STEP 1 - Request Maintenance

Maintenance requests must be submitted in AppFolio.
If you have an emergency, also call us and leave a voicemail with enough detail so our Processing Department can dispatch the right contractor without calling you back. Examples of emergency maintenance:

No heat when it is very cold
No AC when it is very hot
Water leak that can't be controlled with a bowl or bucket
No hot water

STEP 2 - Assignment

Who does the work depends on the type of work.

If the job requires a contractor's license, we will assign the work to a licensed contractor.
If not, we will likely assign the work to our maintenance tech.

STEP 3 - When will the work get done

If we assign the work order to a contractor, you are responsible for scheduling the appointment directly with the contractor.
- We will text you the contractor's contact info. You must work directly with them. All we do is dispatch.
- Contractors are approved to make repairs up to $500.
- If the repair will cost more than $500, we need the property owner's approval.
  - That can take a few hours or days.
  - It's depends on how quick the contractor emails the estimate and how responsive the owner is when we email the estimate.
If our techs can do the work:

Urgent work orders are handled first, no matter when the request was submitted.
Work orders are scheduled by area to reduce drive time.
We will text you the day before we plan to arrive.
You don't need to be home.
Our maintenance tech will knock twice before getting the key from the lockbox.
If the work cannot be finished in a single trip, the tech will collect the info needed for tools, materials, and other items and will text you when they schedule their next trip.

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MAINTENANCE RESPONSIBILITIES

OWNER RESPONSIBILITIES

The property owner is responsible for repairs that are not caused by the tenant, except for items listed below as tenant responsibilities. For this work:

We dispatch vendors.
You schedule with the vendor directly (unless our maintenance tech will do the work).
We pay the vendors.
We charge the expense to the owner.

TENANT RESPONSIBILITIES:

If you cause damage, fix it yourself or hire someone licensed and insured.
Change HVAC filters at least quarterly:
- We'll ship them to you if you submit this order form.
- If you request maintenance for heating or AC and the issue is a clogged filter, the bill will be charged to your account.
Reset GFI when there is no power to part of your home.
- The GFI will "trip" if a single circuit is overloaded.
- Search for the GFI and push the button to reset.
- If you submit a maintenance request and the electrician's invoice says that they "reset GFI", the invoice will be charged to your account.
Plumbing clogs are the tenant’s responsibility unless there's a broken underground pipe.
- Only flush toilet paper and human waste.
- Never flush wet wipes.
- Never put grease, chicken bones, etc. down the disposal.
- Recommended products (for all homes not on a septic system) that are available at Home Depot:
  - Sinks with disposals: Do not use chemical drain openers. Use a plunger, or two plungers if there are two drains.
  - Showers, tubs, & sinks without disposals: Zep Liquid Heat
  - Toilets: Use a plunger first and then try Green Gobbler Liquid Toilet Plunger
Pest control (other than termites) is the tenant's responsibility because it's generally related to cleanliness.
Regularly test smoke/CO alarms to confirm they work. If not, submit a maintenance request to have them replaced.
Replace batteries in thermostats.
Replace batteries in smoke/CO alarms.
Replace light bulbs.
Lawn and landscaping (most single-family homes).
- Mow grass to 1½-4 inches
- Edge
- Trim hedges
- Pull weeds
- Keep walkways clean and clear of debris
- Keep lawn trimmings off the HVAC unit.
- Remove any fallen tree limbs 4 inches in diameter or less. Submit a maintenance request for larger branches.
Do not overload shelves. Tenants are responsible for damage caused by overloading.
Clean the lint screen in the dryer after each use and clean the vent.
If you have a dog over 20 pounds, you are responsible for keeping fence pickets securely attached to the fence.
Keep the home between 60°–80°F (even when you're gone) to protect the home from moisture issues in the summer and freezing in the winter.
Pool (if your home has one). Keep water at the right level, keep it clean and safe, balance chemicals, and protect the equipment. No pets in the pool or hot tub.
Use the fireplace safely and keep it clean.
No smoking or vaping. You pay to remove any smell or damage.
You are responsible for bringing your own washer/dryer. Some homes may already have a set that came with the property. If a washer/dryer is there at move-in, it is not guaranteed, not maintained, and the Manager is not responsible for damage to your clothing. If it stops working, we throw it away and will not replace it. You may move it into the garage and use your own set.

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MOVE-IN

Follow these steps so your move-in can go smoothly.

STEP 1: SIGN AND PAY

Sign your lease in AppFolio.
Pay the full balance due.
If your move-in is within 10 days, your first payment must be made by cash or credit card.
Checks and debit payments can take 7 to 10 days to clear.
If your move-in is more than 10 days away, you may pay by check or debit.

STEP 2: CONNECT UTILITIES

All utilities must be on the day your lease begins.
If a utility bill comes to us for your lease dates, we will prorate the charge as needed.
A $20 billing fee applies for each utility bill we process.

STEP 3: FINAL HOME CHECK

Our Maintenance Tech will confirm the home is ready.
You will get an email with a code to the lockbox once the home is ready for you to move-in.

STEP 4: GET THE KEYS

The day before your lease begins, we will confirm your balance is paid.
We will also confirm the correct payment method was used.
After everything is verified, we will email you the lockbox code.

STEP 5: MOVE IN

You can move in any time after you receive the email with the lockbox code.
There is no rush.
The keys will be ready when the email is sent.

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MOVE-OUT

We follow these same steps for all move outs.

Please read the details before calling.

If you need to move before your lease ends, read this first.

STEP 1: GIVE NOTICE

Tell us you plan to move.

Submit move-out notice

Cancel move-Out

STEP 2: TELL US WHERE TO SEND YOUR DEPOSIT

AppFolio will email each tenant a reminder to setup direct deposit for your security deposit refund.
Enter your banking information if you want a share of the deposit sent to you.

If one tenant enters banking information, that tenant will receive the full refund.
If more than one tenant enters banking information, the refund will be divided equally between those tenants.
If no tenant enters banking information, we will mail a paper check to the primary tenant at the address listed on the Move-Out Notice. If you did not enter an address, or if your address has changed, please click to update your mailing address.

STEP 3: BEFORE YOU MOVE-OUT

Pay Rent
- Your security deposit cannot be used to pay your final month’s rent.
- Your final rent may be prorated if your lease ends before the last day of the month.
Cleaning
- Clean appliances and anything that is extra dirty.
- The cleaning company will handle the rest and bill the expense to your account. (Rates listed below)
Repairs
- Repair any damage you caused.
- Do not touch up paint nail holes.
- If you need help, our labor rate is $150 per hour.
Utilities
- Keep all utilities on until the day after your lease ends.
- If utilities are turned off early, you will be charged for utility costs, billing fees, labor, or damage.
- Turning utilities off early can cause water damage, frozen pipes, or mold.
Move-out on time
- Your lease ends at 10:00 a.m. on the last day of your lease.
- We will inspect the home at that time.
- By 10:00 a.m., all personal property and trash must be removed from the home and property.
- Do not leave anything in the yard or in front of the home.
- Another tenant may be scheduled to move in the next day.
- A $100 daily fee will be charged if you have not moved out by 10:00 a.m.

STEP 4: AFTER YOU MOVE OUT

Cleaning
- The cleaning company will clean the home and charge the cost to your account.
- Standard cleaning includes general deep cleaning, lights, fans, cabinets, drawers, windows, and walls.
  - 3 Bed / 2 Bath = $300
  - 4 Bed / 2 Bath = $330
- Extra charges may include:
  - Extra dirty home: $50 to $100
  - Extra dirty appliances: $50
  - Extra bathroom: $25
  - Carpet cleaning: $25
Repairs
- We will repair any damage that was not repaired before you moved out.
- Labor: $150 per hour

STEP 5: SECURITY DEPOSIT REFUND

We have 30 days to complete this process.
Please do not call to check status.
The system will email you once completed.
All charges, credits, and payments will appear in your AppFolio Account Ledger:
- Log in to AppFolio.
- Open the Payments tab.
- Select View Full Account Ledger.
AppFolio will email when we issue your final statement, and refund, if due.
- Electronic Refunds
  - Electronic refunds usually arrive within few business days after they are issued.
  - The refund are sent to the tenant or tenants who entered banking information in AppFolio.
- Paper Check Refunds: If no tenant enters banking information, we will mail a paper check to the primary tenant.
  - Paper checks may take an additional 1–2 weeks to process and deliver via USPS.
  - If the check doesn't arrive in 3 week, the USPS may have lost your check. Report checks lost in the mail.
  - All this takes time so there are fees:
    - Paper check processing fee: $100
    - Stop-payment fee for a lost check: $25
    - Replacement check fee: $100

Electronic refunds are fast and free!

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MULTI-FAMILY NEIGHBOR ISSUE

Residents in apartments, condos, and other multi-family homes must be respectful of their neighbors.

Quiet hours are from 10:00 p.m. to 8:00 a.m. During this time, noise should not be heard outside your unit. This includes loud voices, music, television, stomping, heavy foot traffic, or children running.

Each verified quiet-hours violation may result in a $25 lease-violation fee per offense.

Report an issue

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NSF - Non-Sufficient Funds - Returned Items

Make sure your bank account and routing numbers are correct.
Make sure there is enough money in the account.
If your payment is returned, you may be charged an NSF fee.
If this happens after the grace period, late fees will also apply.
AppFolio will automatically turn off online payments.
Online payments will automatically be turned back on at the end of the month after the balance is paid in full.
Click here to learn: How to pay in cash

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ONLINE FORMS

We require written requests to make changes to your account.
Online Forms are how you submit written requests.
The phone support team doesn't have access to make changes to your account.
Online Forms go directly to our processing department.
These smart-forms gather all the info needed to process your request in a single go.
No voicemail or phone tag.
Available 24/7

Online Forms

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PAINTING

Leave touch-up painting to us. The color on the walls fades after 6 months, so the paint will probably not match, even if it is the same color or even from the same paint can.

Also, patching a hole in a wall can cause more damage than leaving a small nail hole. In many cases, we can either leave the nail hole or quickly repair small nail holes so no one will notice.

However, if you wipe spackle or putty over the nail hole and create a 1-inch white spot, it may be impossible to match, and the entire wall or room may need to be painted. Depending on the room size, this can take a few hours to drive to purchase paint and do the work.

Either way, the expense will be billed to your account at $89 per hour, but we can fix a few nail holes much faster than repainting a wall or a whole room, so we recommend you leave painting to us.

If you are good at painting and would rather paint the entire room yourself, if our maintenance coordinator approves, you'll need to use our standard company paint color:

STORE: Home Depot:

BRAND: Behr

COLOR: Burnished Clay

SHEEN: Eggshell

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PET POLICY

All pets must be approved by Management before they are allowed anywhere on the property.

This includes the home, yard, driveway, and visiting pets.

GENERAL PET RULES

Tenants are responsible for all pets that visit the home.
This is true even if the pet is only there for a short time.
Pets must be at least 1 year old and house-broken, when that applies.
Pets must be spayed or neutered.
Pets must be vaccinated.
Breeding is not allowed.
You must prevent odor, pests, stains, and damage.
You must pay for all pet-related cleaning, repairs, or damage.
Pet waste must be cleaned up daily, inside and outside.
Do not leave pet food or water outside if it attracts animals.
If a pet causes too much noise, pet permission may be removed.
Deceased pets may not be buried on the property.

UNAPPROVED PETS

If a pet is allowed by the property rules but was not approved first, a lease violation fee may be charged.
The pet must still be added and approved.
Please be honest and add your pet before bringing it to the property.
Our team may notice an unapproved pet during service visits or inspections.

CATS

Cats must be allowed by the property’s pet policy.
The limit is 2 cats per home.
The litterbox must be cleaned daily.
If the home has a cat door, the cat must be able to use it.
Cat pet rent is $49 per cat, per month, plus a $5 billing fee for each pet rent charge.

DOGS

The limit is 3 dogs per home.
Some dog breeds are not allowed.
This includes any mix with any amount of the breed.
Not allowed:
- Akita
- Alaskan Malamute
- American Bully
- American Staffordshire Terrier
- Cane Corso
- Chow Chow
- Dobermann
- Mastiff
- Pit Bull
- Rottweiler
- Wolfdog

Many homeowners insurance companies do not allow these breeds, so we take this seriously.
If the home has a dog door, the dog must be able to use it.
Dogs must be crated during maintenance if the tenant is not home to watch the dog.
Puppy pads are not allowed as the normal way to handle pet waste.
Dogs must be leashed and under control outside unless they are in a fully fenced backyard.
Dogs may not be tied up or left alone outside unless they are in a fully fenced backyard.

DOG PET RENT

Dog pet rent is based on weight.
0 to 29 pounds: $29 per month
30 to 39 pounds: $39 per month
40 to 49 pounds: $49 per month
Add $10 per month for each additional 10-pound range.
A $5 billing fee applies for each pet rent charge.

OTHER PET TYPES

Approval is not required for up to 3 other pets if they are kept responsibly and do not cause damage or odor.
This may include mammals, reptiles, birds, fish, insects, or arachnids.
Pet rent does not apply to these other pet types.
You are responsible for any damage they cause, including aquarium leaks.
Aquariums under 10 gallons are allowed.
Aquariums over 10 gallons need approval first.

PETS NOT ALLOWED

These pets are not allowed:
Poisonous species
Exotic animals
Farm animals
Livestock
Dangerous animals
Any pet with a bite history
Any pet declined by insurance for any reason

SERVICE ANIMALS & ESAS

Tell us if you have a service animal or ESA.
Upload the required forms.

Online Forms

RENTERS INSURANCE

Each tenant must keep renters insurance active.

Each tenant must also upload proof in AppFolio.

WHERE TO UPLOAD

Log in to AppFolio.
Go to the Insurance tab.
Upload your Declaration Page or Certificate of Insurance.

WHO MUST BE LISTED

Each tenant on the lease must upload their own proof unless married.
You may also use one policy if both tenants are listed as Named Insured.
Being listed as an additional insured does not count.

WHAT WE CHECK

Your proof must show:

Your name matches AppFolio.
The property address is correct.
The dates are current.
Liability coverage is at least $100,000.
The policy number is shown.

SMART SCAN

AppFolio checks the file after you upload it.
AppFolio texts the result to the person who uploaded the file.
Do not upload proof for another tenant.
The system may not match it correctly.

MISSING OR EXPIRED PROOF

If you do not upload proof, a $19 monthly fee may be charged per person.
This fee is not insurance.
The fee continues until proper proof is uploaded.

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Replacement Tenant Search Request

Tenants are expected to complete their lease, but we understand that plans can change.

If you need to leave early, we may help you find a replacement tenant so your lease can end before the contract ends.

Our leasing process works for all vacancies, but every home is different. A replacement tenant may be found quickly, or it may take weeks or months. We cannot predict when someone will complete the leasing process.

Summary

The Replacement Tenant Search Fee is equal to one month’s rent.
You must keep paying rent and other charges until a new tenant starts paying.
We will advertise the home on the 50+ websites that AppFolio sends our listings to.
Findigs.com screens applications and emails us when someone is approved.
We email approved applicants the Leasing Process.
When an approved applicant requests a lease, we set them up in AppFolio and email you an update.
Not every approved applicant completes the process.
- If they sign the lease and pay, your lease will end the next day. We will credit any unused prorated rent from your last month.
- If they do not complete the leasing process, we wait for the next applicant and repeat the process.

The two key points are:

Keep paying until we email you that a new tenant has started paying.
Give the leasing process time and space to work.

We will email you with leasing updates, so there is no need to call. Our phone support team helps prospective tenants with showings. They are not involved in applications or leasing and do not have additional information about the search.

Please do not call or pressure our staff for updates. If you do not follow this process, we may stop marketing the property. You would then remain responsible for completing your lease term as required by your lease agreement.

If this sounds helpful, click the link below to read the full details and sign the agreement.

Start this process

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ROOMMATE CHANGE

Add Roommate:

STEP 1: Apply

Your new potential roommate needs to authorize us to run their background check.
They don't need to submit proof of income.
They only need to pass the criminal & eviction background check.

Copy this link and send it to them:

https://form.123formbuilder.com/6948160

STEP 2 - Sign Lease

If their background check is approved, the applicant and everyone must sign a new lease.

STEP 4 - Move-In

Once everyone signed, you can do your own move-in. Remember that everyone will not be individually and collectively responsible for rent and taking care of the home.

STEP 5 - Upload Renters Insurance

Unless you are married, the roommate will need to upload proof of insurance to avoid the $19 No Insurance Fee

Remove Roommate:

If their income was used to qualify, the remaining roommates must requalify.
If their income was not needed to qualify, then you can simply take them off.

Roommate Change Form

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SAFETY & EMERGENCIES

If there is a fire, danger, or medical emergency, call 911 first.

After you are safe, contact us if the home needs help.

GAS SMELL OR GAS LEAK

If you smell gas, leave the home right away.

Go to a safe place.
Then call the gas company or 911.
Do not use phones, switches, flames, or anything that could make a spark while inside the home.
Do not try to find the leak yourself.

NATURAL GAS SAFETY

Signs of a gas leak may include:

Rotten egg smell
Hissing sound
Blowing dirt
Bubbling water
Dead plants

CARBON MONOXIDE SAFETY

Carbon monoxide is very dangerous.
You cannot see it or smell it.
Test your carbon monoxide detector every month.
Change the batteries two times each year.
If the detector is missing or broken, send a maintenance request.
If people feel sick inside but better outside, call the gas company right away.

SMOKE & CO DETECTORS

Test all smoke and carbon monoxide detectors every month.
Change the batteries at least two times each year.
Send a maintenance request if a detector is not working.

PILOT LIGHTS

Call the gas company to light pilot lights.

They will check that it is safe.

The flame should be mostly blue.
If the flame is orange or yellow, call the gas company.
Keep flammable liquids far away.

OXYGEN SAFETY

If you use oxygen, use it safely.

Tell the fire department and electric company.
Put up “Oxygen in Use” signs.
Keep oxygen away from flames and electrical items.
Never smoke near oxygen.
Store tanks the right way.
Check tubing for cracks or leaks.
Keep a working fire extinguisher nearby.

OXYGEN CONCENTRATOR

Plug the concentrator into a grounded outlet.

Do not use extension cords.
Do not block airflow.
Do not put anything on top.
Test the alarm by unplugging it.
Clean and change filters as directed.

OXYGEN TANK

Watch the oxygen gauge and flow level.
Adjust the flow with the control gauge.
Always keep backup oxygen stored safely.

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TRANSFER HOMES

You may ask to transfer to another one of our homes.

We want you to love where you live.
But you cannot leave your current home before your lease responsibility is finished.

HOW TO REQUEST A TRANSFER

Submit the Transfer Request on the Online Forms page.

QUALIFYING FOR THE NEW HOME

If the new home has higher rent, you must qualify based on income.

A new background check is not required.

WHEN RENT STARTS AT THE NEW HOME

Rent at the new home starts when the new home becomes available.

WHEN RENT STOPS AT THE OLD HOME

You are responsible for rent at the old home until one of these happens:

A new tenant starts paying rent.
Your lease term ends, if you are on an annual lease.
Your 60-day notice period ends, if you are month-to-month.

REPLACEMENT TENANT

A replacement tenant must apply and qualify like any other applicant.
You may help find a replacement tenant.
They must apply through our normal process.

IF NO ONE RENTS THE OLD HOME

You stay responsible until your lease responsibility ends.
This may take days or months.
There is no guarantee.

LEASE TERM FOR THE REPLACEMENT TENANT

The replacement tenant will usually sign a one-year lease.
We may change the lease term to match the best rental season.

NO KEY TRADES

You cannot trade keys with another tenant.
Each home needs a full move-out and move-in.
The homes may also have different owners.

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Upload File

To upload and share file with us, use the link below

File Upload Form

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UTILITIES

Keep utilities on during your lease. This includes power, water, gas, heat, and air conditioning.

MOVE-IN

Turn on all utilities at 11:00 PM the night before your lease starts.
This helps prevent service gaps.
If the utility company asks for your lease, get it in AppFolio under Property Details.
If service stays in our name during your lease, we will split the bill by date.
A $20 billing fee applies for each bill we process.

MOVE-OUT

Keep utilities on during your whole lease.
Keep them on until your checklist is finished.
If you turn utilities off early, you may be charged a lease violation fee.
You may also be charged utility costs, billing fees, labor, and damage.

WHY THIS MATTERS

Turning off utilities can cause serious damage.

A freezer can defrost and melted ice can ruin floors in a few hours.

Without heat, pipes can freeze, burst, and flood the home.
Without air conditioning, moisture can build up and mold can start growing in about 72 hours.
Utility damage can cost $10,000 to $50,000 or more.

Insurance may pay the owner first.
But if you caused the damage, the insurance company may ask you to pay them back.

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VEHICLES, PARKING & OUTDOOR USE

Park in the garage, driveway, or on the street (if allowed by the homeowners association and city/county).
Do not drive or park on the grass. This will damage the lawn and the underground septic system.

PARKING

Park in approved parking areas only.
Do not block driveways, roads, or access areas.
The tenant must pay any HOA parking fines.

COMMERCIAL VEHICLES

Commercial vehicles are not allowed to park at the home.
Vehicles with signs are also not allowed to park at the home.

DISABLED VEHICLES

Vehicles must work and follow the law.
A vehicle may be towed after 10 days if it:
Has a flat tire
Does not work
Is missing parts
Does not have proper title
Does not have proper registration
Does not have proper insurance
Disabled vehicles must be kept in the garage or removed.

TRAILERS

Empty trailers may be kept in fenced backyards.
They may not be parked in other areas unless approved.

OFF-ROAD VEHICLES & EQUIPMENT

Do not use off-road vehicles in the neighborhood.
Do not rev motors.
Do not use loud equipment.
Equipment must be registered and insured in the tenant’s name.
The manager may remove permission to store equipment at any time.

VEHICLES ARE NOT HOUSING

Vehicles cannot be used as a place to live.
This includes cars, trucks, trailers, campers, and RVs.

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WINTER WEATHER / FREEZE PREVENTION

When temperatures fall below freezing, pipes can freeze or burst.

This can flood the home and cause major damage.
Freeze prevention is your responsibility.

WHY THIS MATTERS

If pipes freeze, there may be very little we can do until the temperature rises.
You may be without water until the ice melts.
When water starts flowing again, a leak may appear and flood the home.

WHAT TO DO BEFORE FREEZING WEATHER

Install faucet covers on all outside faucets.
If the covers that came with your home are old or missing, order replacements now, and we can ship some through Amazon: Order form
Keep the heat on.
Set the heat to at least 68°F.
Do not turn the heat off, even if you are away.
Let all faucets drip hot and cold water all day and night.
The stream can be as thin as pencil lead.
Open sink cabinet doors so warm air can reach the pipes.
This is very important for sinks on outside walls.
Keep inside doors open so heat can move through the home.
Keep garage doors closed, especially if pipes are in or near the garage.
Remove and disconnect garden hoses from outside faucets.

FIND YOUR WATER SHUTOFF

Find your main water shutoff now.
This helps you turn water off fast if a pipe bursts.
Also mark your water meter in the front yard.
You can use a 5-gallon bucket, wooden stake, flag, or anything easy to see.
If it snows, we may not be able to find the meter unless it is marked.

IF YOU HAVE NO WATER OR SEE A LEAK

Call us immediately.
Do not submit a maintenance request in AppFolio for this issue.

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