FAQ

While these are only a portion of policies and expectations covered in our Rental Agreement, these questions have the most confusion around them and/or are the ones most frequently violated.


If you have further questions about these FAQs or any other question, please contact our office.

APPLICATION & MOVE-IN PROCESS

  • Is your application fee refundable?

    No. Your application fee is used for necessary background checks and for the time we spend on processing your application regardless of whether or not you are approved as a tenant. No payment arrangements can be made to pay the deposit.

  • Are background and credit checks required?

    Yes, we review rental history, employment stability, criminal history, public records, and credit history on each prospective resident. There is a $60 Non-Refundable Application Fee for every person over the age of 18 who will be living in the home.

  • How long does the application process take?

    The application process generally takes 3 – 5 business days to complete. However, if your references take longer to get back to us, this can slow down the process. If you would like a speedy process, we suggest you communicate with your references to return our call, fax, or email as soon as possible. Please note, during the pandemic many entities are understaffed and the application process may be delayed for reasons outside of our control.

  • Who sets up utilities in the home?

    You will need to set up any utilities and provide us with the account number for each one you are responsible for paying PRIOR to picking up the keys to move in. You will receive instructions on which utilities you need to set up and how to contact providers with your Rental Agreement.

  • Do you need Liability Insurance?

    Yes. We require each resident of your household to have $100,000 of liability insurance. If you have roommates, you can all be on the same policy or separate policies, but every person must be listed with their own policy. 

  • What does Renter’s Insurance cover?

    Renter’s insurance covers damage caused to the property or home (restrictions apply). We are not liable for your personal belongings or any damage to them. If you would like to add additional coverage for fire, theft, or anything else, request that from the same agent you got your liability policy from, or set it up in your Tenant Portal with a company we recommend.

  • What is required of tenants at move-in?

    Upon moving in, we provide you an Inventory Condition of Unit Check-In sheet for you to fill out, make notes, and return to the office within two weeks of moving in. You are welcome to take pictures and email or bring them to our office as well. 

RENT, VISITOR, & PET POLICIES

  • When is rent considered late?

    Rent and other monthly charges are listed on the Rental Agreement and are due on the 1st of each month. There is a grace period until 11:59 pm on the 4th. After that, a late fee of $100 will automatically apply.

  • Who is approved to live in the home?

    Your Rental Agreement covers who is approved to live in the home, the address you are living at, and the household vehicle information. Only the people named on the Agreement can reside in the home. Only cars listed on your Agreement may be parked on the premises. It’s your responsibility to notify us when any of these things change.

  • Who can stay at your home that is not on the lease?

    Your rental is ONLY to be used for the people listed on the Rental Agreement. We must approve any changes to the residents in the unit prior to them taking residence in the home. Subleasing is not allowed. Any visitor that stays 10 consecutive days or 20 days in a 12-month period must be pre-approved.

  • Are pets allowed and how much is the deposit?

    Many of our units allow pets. Please contact our office if you would like to inquire about adding an animal to your home.

  • Can animals visit your home?

    Animals brought temporarily into your home will require you to sign an Animal Agreement. All animals must be approved BEFORE coming into your home. If you live in a pet-friendly home, any animal must be pre-approved with the proper documentation, forms, and deposits paid. We do not allow any animals to visit your home that have not been pre-approved. 

IMPORTANT POLICY INFORMATION

  • When are quiet hours?

    We expect that you will always be a good neighbor. Quiet hours are from 10 pm to 7 am, but we ask that you are always mindful how sound carries in and outside of your home as a courtesy to your neighbors. 

  • Can you have parties?

    No parties are allowed. If the police come to your residence on a noise complaint, it can be grounds for termination of your Rental Agreement. You are welcome to have guests over who respect our quiet hours from 10 pm to 7 am and maintain a reasonable noise level at all times.

  • Are barbecues and fires allowed?

    There are no barbecues or fire pits allowed on our properties, including on balconies and porches. The fire department does NOT allow them to even be stored on balconies or porche

  • Can you use a space heater?

    Space heaters are not to be used unless provided by us as a temporary solution. They are hard on the electrical system, more expensive for you, and a fire hazard. 

  • Can you paint or decorate your home?

    No alterations of any kind will be made to your rental, including any painting. You can hang pictures on the wall but cannot have an excessive number or size of nail holes. Do not use command strips on the drywall. They cause damage that will need repair and will be deducted from your security deposit. No signs or insignia will be hung on the exterior of the home.

  • Can you burn candles in your home?

    Be careful if you do. The use of candles may discolor walls. If this happens, the repairs or paint needed will be charged to you when you move out. 

  • What happens if you smoke in your rental?

    No smoking allowed in our rentals. This includes cigarettes, vaping, and marijuana in your home or on the premises. It is your responsibility to ensure that your guests adhere to his rule. If you have allowed smoking in your rental, the repairs needed or damage caused will be deducted from your security deposit.

  • What if you lock yourself out?

    We recommend having a spare key made. If you lock yourself out of your home, we DO NOT consider that an emergency. During business hours we can provide you with a key. If it is after business hours, you must call our locksmith and you are responsible for their fee. 

MAINTENANCE & HOME CARE POLICIES

  • What does keeping a clean premises mean?

    A “clean premises” means all areas of the property/unit are clean, safe, sanitary, and free from the accumulation of debris, filth, rubbish, garbage, rodents, and vermin. This is not our responsibility. It also means no furniture designed to be indoors is outdoors and that no area of the premises are used for storage.


  • Who is responsible for yard care?

    Some rentals include landscaping services, but we expect the yard to be mowed and looking nice at all times no matter who is responsible for the yard care. You are responsible for keeping any patio, walkway, or yard free of weeds, moss, and fallen debris. You will properly cultivate, care for, and adequately water the lawn and shrubbery.


  • What kind of storage is allowed?

    All entry areas to our rentals - including balconies, decks, patios, and the yard - are not to be used as storage areas. No temporary structure is allowed. This includes, but is not limited to, trailers, tents, shacks, barns, trampolines, bounce houses, climbing structures, hot tubs, or pools.

  • What are the rules about parking and storing vehicles?

    If there is a parking lot, your Rental Agreement will specify the parking policy. If there is NOT a parking lot, then all parking is on the street. Do not park vehicles on your lawn. All vehicles will be properly tagged and in working order. No vehicle/boat/RV storage is allowed, not even in your driveway.

  • Can you make changes to your home’s facilities?

    No. You cannot make any changes or additions to electrical, plumbing, sanitary, heating, and other facilities on the premises. You agree to not to destroy, damage, deface or remove any part of the premises or permit any person to do so. You assume all liability for damages other than ordinary wear and tear. 

  • What happens if you taper with carbon monoxide alarms?

    There is a $250 fine if your carbon monoxide alarms are tampered with or disabled. You are responsible for changing the batteries if needed. If you find them to not be working, inform us immediately via a maintenance request through your Tenant Portal.

  • Can you hire your own contractor?

    No. Repairs or maintenance of damage caused by you will be subcontracted by us starting at $45 per hour. Do not hire your own contractor. If you hire someone outside of our network, we will still bill you for one of our approved contractors to inspect/redo the work. Please submit your maintenance request here.


  • What temperature is required to be maintained in your home?

    Per your Rental Agreement, you agree to keep the thermostat at least 60 degrees Fahrenheit. We live in the Pacific Northwest where mold and mildew love to grow, so your Rental Agreement has this additional preventative measure to keep temperatures above their ideal growing conditions.


  • How do you submit a maintenance request?

    We use Property Meld for our maintenance request and communication. Please submit all maintenance requests here.


    Note: You will receive an email notification from Property Meld after your move in to confirm your profile and set your notification preferences.

MOVE-OUT PROCESS

  • When do you get your security deposit back?

    The security deposit remains with the house until the last original occupant moves out. Part of your security deposit is a refundable floor cleaning deposit. Once you move out, we will have the floors professionally cleaned. What is left after that will come back to you with the rest of your deposit. We will send out ONE check and it will be postmarked within 31 days of your move out. 


  • What if you move out before your lease is up?

    We offer Fixed Term leases meaning you are financially responsible for the entire term of the lease listed on your Rental Agreement. We do not offer a lease break fee. This means you are responsible for paying the FULL TERM regardless of if you move out early. 

  • What happens when you or a roommate give a 30-day notice?

    You can submit a written 30-day notice at any time. Please keep in mind that a 30-day notice applies to EVERYONE in your home. If you want to make a roommate change by adding or removing current occupants, you and your roommates must fill out the Addendum to Rental Agreement. This agreement removes you/them from the Rental Agreement and any liability. All roommates must agree to this arrangement and sign the form.

  • What is required of tenants at move-out?

    Upon move-out, you will be provided a move-out checklist that outlines what is expected of you as far as cleaning and gives options for you to schedule a walk-through with us so we can identify things that may require us to use funds from your security deposit to address.

  • What are you responsible for cleaning when you move out?

    Cleaning is the most disputed Security Deposit item. Each person has a different level of cleanliness. Cleaning costs vary from $30 – $60 per hour depending on how much cleaning is needed when the home is vacated. We have outlined our cleaning requirements in our Move Out Checklist here. Once you have turned in your keys, you are not allowed to do any additional cleaning. We will NOT call you after the inspection to allow you to return and do any additional cleaning.

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