Handbook
If there is a situation that involves a threat to your life, a gas leak, or an immediate fire emergency, CALL 911 and the utility company immediately, vacate the property and THEN call us. Emergency issues should always be PHONED in as soon as they become apparent. It is a violation of your lease to knowingly allow your unit to be damaged by water, smoke, or fire. The following issues that should not wait until the next business day are: -Hot water tank leaking -Sink/Tub/Toilet overflowing and the water cannot be stopped -Lots of water leaking through pipes or ceiling -Flooding -Loss of Heat below 50 degrees -Loss of AC above 80 degrees -No Water – if not an issue with the utility company -No Electric – if not an issue with the utility company *In The event of leaking water coming from within your apartment, all attempts must be made by the tenant to turn the shut off valves to the off position to stop the flow of water. The following are issues that can generally wait until the next business day: -Sink/Tub/ backed up -Stove/Oven/Refrigerator/Hot water tank not working (in the case of the refrigerator not working, you can place a bag of ice in the freezer and a bag in the refrigerator and leave the doors closed. This will hold the temperature until the next day). -Broken Window
Please call us on the 24 Hour Maintenance phone number or submit your maintenance request through your tenant portal. All maintenance requests must be made THROUGH THE OFFICE. Our maintenance techs are there to make repairs that have been approved through our maintenance manager. They will not take onsite requests for maintenance. Please make sure to have a thorough list prepared before you call in your request or it may take several trips to fix everything. When you submit a maintenance request, please keep in mind that this is giving our maintenance staff permission to enter your home to make the requested repairs. We will make every attempt to notify you of a general time of arrival. For preventative maintenance and general inspections, we will give a notice of at least 24 hours. For emergencies, no notice will be given. Be sure to carry all of your keys with you. When contractors are authorized to enter a property to make a repair, they are required to secure the premises when they leave. That includes locking the door locks whether you normally lock them or not.
Please remember to not overfill your refrigerator and/or freezer. When this occurs, the cold air cannot circulate and will cause your food to not be cold and can also cause the appliance to stop working. Should this happen and maintenance is called out to repair, the cost to repair will be passed onto the resident. Additionally, should the tenant lose any refrigerated or frozen grocery items due to a power outage or break down of the refrigerator or freezer, Landlord will not replace the lost grocery items.
Under no circumstances should tenant pour any type of grease down the drains. This causes the drains to stop up, for which the tenant will be responsible for the cost to repair. Do not place sanitary napkins, tampons, diapers, plastic bags or foreign objects in the toilets. If it is found that your toilet is stopped up due to inappropriate material being flushed down the toilet, this charge will be passed on to the tenant.
Some leases require renters insurance. If your lease does not, we strongly recommend that you purchase a policy to cover your personal belongings. The Landlord, owners and agents are not liable for personal property in the event that such personal property is stolen, damaged or destroyed for any reason including water and fire.
Not all of our properties permit the installation of satellite dishes. If you do live in a property that permits satellite dishes, please keep in mind that the satellite dish cannot be attached to any building, deck or fence. The dish must be installed on a free-standing pole provided by the company you have chosen.
It is your responsibility to ensure that the utilities that are supposed to be in your name have indeed been switched over. If the office receives utility bills that are your responsibility, you will receive a charge of $10 per day until you have them switched into your name. *Only Applies to Properties where Utilities are not included. For properties where the utilities are paid for you up to the capped amount, should you be charged an overage for going over the allotted caps, the overage charges are due within 10 days of us billing the amount to your ledger. We do not send out utility bills for overages. We will notify you that the charge, if any, has posted to your account however, it is your responsibility to check the amount, if any.
After business hours, if maintenance is available to assist you when you become locked out of your home, the after hours lock out fee is $100 and will be billed to your ledger. If you happen to lose your keys and need a replacement, please call the office you will be billed $10 for a new key. If you have a lockout during business hours, it is free to come to the office to borrow a key however, if a maintenance tech is dispatched to your address to unlock your door, the charge is $50.00
All residents have a right to quiet enjoyment. Voices, televisions, stereos, radios, and musical instrument volumes shall be kept low enough so that no noise, whatsoever, shall escape from the apartment. Tenant shall not create or permit any other nuisance on the property. If someone in your building is causing a disturbance and you feel comfortable talking with your neighbor, you may want to knock on their door first. Sometimes they do not know they can be heard outside their apartment. You can always call the office to file a complaint or leave a message. If it is party related, public nuisance related, a fight, etc, call the police.
The lease clearly states that pets must be registered with the leasing office prior to being permitted to occupy any apartment. Additionally, pets are required to be licensed in the county in which you reside. Should it be found that you have a pet that is not registered, you will be subject to automatically owing the non refundable pet fee in accordance with our pet policies. Animals that are restricted per city codes, insurance regulations and company policy are not allowed and cannot be registered. Reasonable accommodations will be made for service animals; however, the animal must be a properly documented service or emotional support animal. Should you experience any issues with pets on the property such as tenants not cleaning up after their dogs, dogs not on leashes or chained outdoors, please contact the management office so that we can address the issues.
Resident agrees that all furnishings and personal properties that will be moved into the premises will be free of bed bugs. Resident hereby agrees to prevent and control possible infestation by adhering to the below list of responsibilities: Check for hitch-hiking bed bugs. If you stay in a hotel or another home, inspect your clothing, luggage, shoes and personal belongings for signs of bed bugs before re-entering your apartment. Check backpacks, shoes and clothing after using public transportation or visiting theaters. After guests visit make sure to inspect beds, bedding and upholstered furniture for signs of bed bug infestation. Resident shall report any problems immediately to the Landlord. Even a few bed bugs can rapidly multiply to create a major infestation that spread to other units. Resident shall cooperate with pest control efforts. If your unit or a neighbor’s unit is infested, a pest management professional will be called in to eradicate the problem. Your unit must be properly prepared for treatment in accordance to the preparation checklist given to you by the property management office. Resident agrees to reimburse the Owner/Agent for expenses including but not limited to attorney fees and pest management fees that Owner/Agent may incur as a result of infestation of bed bugs in the apartment. Resident must also purchase own bed bug covers if needed and required to effectively contain pest issue. Resident agrees to hold the Owner/Agent harmless from any actions, claims, losses, damages and expenses that may incur as a result of a bed bug infestation. It is acknowledged that the Owner/Agent shall not be liable for any loss of personal property to the resident as a result of an infestation of bed bugs. Resident agrees to have personal property insurance to cover such losses.
Garbage Tenant is responsible for disposing of all garbage properly and placing it where required for pickup. Large items such as couches and mattresses must be broken down to fit inside of garbage bin.
Illegal use Tenant shall not use the property for any illegal purposes.
Cleaning Preventative cleaning should always be practiced to avoid buildup of grime, mildew, grease, dust, debris and pet feces.
Nails/Painting Tenant shall not drive any large nails or screws into walls. Pictures may be hung on the walls provided that the appropriate picture nails or hangers are used unless otherwise specified in your lease. Tenant shall not paint anything in the unit.
Guests Tenant is responsible for the conduct of all guests on the property and shall insure that guests comply with these rules. Tenant is liable for any damages guest does to the properties and any noise violations they cause.
Vehicles All vehicles must be legally parked within one parking space. Vehicles must have current license plates and be in good working order. Vehicles that have expired registrations and/or are inoperable will be towed at the vehicle owners expense. No trailers are to be stored or parked on the property.
Exterior Nothing shall be stored, even temporarily, in the exterior common areas. Do not set your garbage outside your door or leave in walk way. The only permitted items to be outside of your unit are items specifically made to be outdoors such as patio chairs, patio table or potted plants however, these items must be functional and in good repair. Cooking Grills are not permitted due to fire code regulations.
Illegal Activity Illegal activity and the use of illegal drugs will not be permitted.
Cooking Grills Cooking grills are not permitted due to fire code regulations
Locks If you request your lock to be changed for any reason, a $75 lock change fee will apply. If you have changed the lock on your apartment or home and we need to change it back to one of our locks a $150 lock change fee will apply.
Pets All pets are to be approved by management with the appropriate pet paperwork filled out and fees paid. If it is found that unauthorized pets are residing in the premises, an automatic charge of $300 to $500 will be billed to your account for the non refundable pet fee appropriate to your pets weight. All pet owners are required to clean up after their pet and keep the pet restrained on a leash. Under no circumstances are pet owners permitted to tie their pet outdoors or allow them to roam unrestrained.
Garbage Disposal Care: If your residence is equipped with a garbage disposal, avoid placing hard or fibrous food items in it such as bones, corn husks, or fruit pits. These can damage the mechanism or cause clogs.Smoke Detectors: For your safety, regularly test smoke and carbon monoxide detectors to ensure they are working. If you find any malfunctioning, notify the landlord immediately. Do not remove batteries or disable them.Report Leaks: Immediately report any water leaks, no matter how minor they may seem. Small leaks can quickly lead to significant damage and mold issues.Safe Disposal of Hazardous Materials: Do not dispose of chemicals, paint, or other hazardous materials through the drains or in the regular trash. Check local regulations for appropriate disposal methods.Avoid Overloading Electrical Outlets: This is a fire hazard. If you need more outlets, consider using a power strip with a built-in surge protector.Ventilation: Always use the provided exhaust fans in bathrooms and kitchens to prevent moisture buildup and reduce the risk of mold.Locks and Security: Do not change or add locks without the permission of the landlord. If you feel the need for additional security, discuss this with the landlord.Pest Control: Keep food sealed and dispose of waste properly to prevent pest infestations. If pests are noticed, inform the landlord immediately. Avoid using chemical pest control solutions without consulting the landlord.Renter's Insurance: Consider obtaining renter's insurance to protect your personal belongings against theft, fire, or other potential damages. Your landlord's insurance typically does not cover tenant personal property.Community Rules: If living in an apartment or community with shared spaces, be sure to familiarize yourself with and follow any communal guidelines or rules.Maintenance Requests: Always submit maintenance requests in writing, keeping a copy for your records. This ensures both you and the landlord are clear on any issues that need to be addressed.Emergency Contacts: Keep a list of emergency contacts, including the landlord's number, nearby hospital, local police station, and fire department. It's essential to be prepared in case of any emergency.
Refrigerator:Cleanliness: Periodically clean the inside and outside of the fridge. Wipe up spills immediately to prevent mold and odors.Temperature: Ensure the refrigerator and freezer are set to the recommended temperature settings. This helps in energy conservation and keeps food safe.Coils: Dust and clean the coils at the back or bottom of the unit once a year to ensure efficient operation.Oven and Stove:Cleanliness: Clean up any food spills promptly. Built-up residue can smoke during cooking or even catch fire.Ventilation: Use the range hood or an exhaust fan while cooking to vent steam and smoke.Safety: If you smell gas or suspect a leak, turn off the appliance, leave the premises, and immediately contact your landlord or local gas company.Microwave:Metal: Never put metal objects or foil in the microwave, as they can cause sparks or fire.Cover Food: Use microwave-safe covers or lids to prevent food splatters. If food does splatter, clean it up immediately.Dishwasher:Loading: Load dishes according to the manufacturer’s guidelines to prevent damage and ensure effective cleaning.Soap: Only use detergents specifically designed for dishwashers. Regular dish soap can cause excessive suds and overflow.Washer and Dryer:Loading: Don’t overload the washer or dryer. This can strain the motor and reduce the effectiveness of the cycle.Lint: Clean the lint trap in the dryer after every use to prevent fires and ensure efficient drying.Detergent: Use the recommended amount and type of detergent. Too much can leave residues on clothes and strain the machine.Water Heater:Temperature: The recommended setting for most water heaters is 120°F (49°C). Higher settings can scald and increase energy bills.Safety: Don’t store flammable items or chemicals near the water heater.Air Conditioners and Heaters:Filters: Clean or replace filters as recommended (usually every 1-3 months) to maintain air quality and efficient operation.Thermostats: Use programmable thermostats wisely. Adjusting temperatures for when you're away or asleep can save on energy bills.General Appliance Care:Manuals: Always read the user manual for any appliance before use. Keep these manuals in an accessible location for future reference.Surges: Consider using surge protectors for valuable electronics and appliances to protect them from electrical surges.Reporting Issues: If you suspect an appliance is malfunctioning, notify your landlord promptly. Using a malfunctioning appliance can be dangerous and may exacerbate the issue.
How to Prevent Bed Bugs
Travel Smart:Inspect hotel rooms: Check mattresses, headboards, and box springs for signs of bed bugs or their droppings.Keep luggage off the floor: Use luggage racks, and keep bags away from the bed.Check your luggage: Before returning home, inspect your luggage. Once home, immediately wash and dry your clothing on a high heat setting.Second-hand Furniture:Inspect carefully: Before bringing used furniture, especially mattresses and couches, into your home, inspect them thoroughly.Consider treatment: Even if no bed bugs are detected, you might want to treat the furniture as a precaution.Protect Your Home:Use mattress and box spring encasements: These prevent bed bugs from hiding in these areas.Reduce clutter: Less clutter means fewer places for bed bugs to hide.Seal cracks: Ensure that cracks in the wall or gaps around baseboards are sealed to eliminate hiding spots.Regular Inspection:Routine checks: Periodically inspect areas where bed bugs are most likely to hide, such as bedrooms.Immediate Action:Address infestations early: If you suspect an infestation, take action immediately. Bed bugs can reproduce rapidly.
Myths and Facts About Bed Bugs
Myth: Bed bugs are a result of poor hygiene or cleanliness.Fact: Bed bugs are hitchhikers; they spread by traveling from one place to another, regardless of cleanliness.Myth: Bed bugs only bite in the dark.Fact: While bed bugs are more active at night, they can bite at any time.Myth: Bed bugs transmit diseases.Fact: There is no scientific evidence to suggest that bed bugs transmit diseases to humans. However, their bites can lead to itching, allergic reactions, and secondary infections.Myth: Bed bugs can fly.Fact: Bed bugs cannot fly. They also don't jump like fleas. They crawl and rely on humans to move them over long distances.Myth: Bed bugs only live in beds.
Travel Vigilantly:Inspect Accommodations: Whenever you stay in a hotel, motel, or any other type of accommodation, inspect the room before settling in. Pay close attention to the mattress seams, headboard, and other crevices where bed bugs can hide. Use a flashlight if necessary.Handle Luggage Wisely: Don't place your luggage on the bed or floor until you've done your inspection. Use luggage racks, preferably after checking them. When you return home, unpack your belongings outside or in a garage, and immediately wash your clothes in hot water followed by a thorough drying on high heat.Be Cautious with Second-hand Items:Inspect Furniture: Before bringing used furniture into your home, especially items like couches, chairs, and beds, inspect them meticulously. Bed bugs can hide in tiny cracks, crevices, and fabric seams.Treat Used Items: If you acquire second-hand clothing, even if you don't see any signs of bed bugs, wash and dry them on the highest heat setting right away. For non-washable items, consider using a steamer or having them professionally treated.Regular Home Maintenance and Inspections:Reduce Clutter: By decluttering your home, you reduce the hiding places for bed bugs, making it easier to spot an infestation early.Seal Entry Points: Regularly inspect your home for cracks and crevices, especially around windows, doors, and baseboards. Seal any potential entry points to prevent bed bugs and other pests from establishing themselves.Frequent Bed Inspections: At least once a month, inspect your bed, mattress, and surrounding areas, including the bed frame and headboard. Early detection is key to stopping the spread before it becomes a larger problem.
Remember, bed bugs are excellent hitchhikers, and their spread is often facilitated unknowingly by humans. While these methods significantly reduce the risk of spreading bed bugs, no method is 100% foolproof. Regular inspections and prompt action at the first sign of bed bugs remain the best defense against an infestation.
Garbage Tenant is responsible for disposing of all garbage properly and placing it where required for pickup. Large items such as couches and mattresses must be broken down to fit inside of garbage bin. Illegal use Tenant shall not use the property for any illegal purposes. Cleaning Preventative cleaning should always be practiced to avoid buildup of grime, mildew, grease, dust, debris and pet feces. Nails/Painting Tenant shall not drive any large nails or screws into walls. Pictures may be hung on the walls provided that the appropriate picture nails or hangers are used unless otherwise specified in your lease. Tenant shall not paint anything in the unit. Guests Tenant is responsible for the conduct of all guests on the property and shall insure that guests comply with these rules. Tenant is liable for any damages guest does to the properties and any noise violations they cause. Vehicles All vehicles must be legally parked within one parking space. Vehicles must have current license plates and be in good working order. Vehicles that have expired registrations and/or are inoperable will be towed at the vehicle owners expense. No trailers are to be stored or parked on the property. Exterior Nothing shall be stored, even temporarily, in the exterior common areas. Do not set your garbage outside your door or leave in walk way. The only permitted items to be outside of your unit are items specifically made to be outdoors such as patio chairs, patio table or potted plants however, these items must be functional and in good repair. Cooking Grills are not permitted due to fire code regulations. Illegal Activity Illegal activity and the use of illegal drugs will not be permitted. Cooking Grills Cooking grills are not permitted due to fire code regulations Locks If you request your lock to be changed for any reason, a $75 lock change fee will apply. If you have changed the lock on your apartment or home and we need to change it back to one of our locks a $150 lock change fee will apply. Pets All pets are to be approved by management with the appropriate pet paperwork filled out and fees paid. If it is found that unauthorized pets are residing in the premises, an automatic charge of $300 to $500 will be billed to your account for the non refundable pet fee appropriate to your pets weight. All pet owners are required to clean up after their pet and keep the pet restrained on a leash. Under no circumstances are pet owners permitted to tie their pet outdoors or allow them to roam unrestrained.