Resident Manual

Thanks for renting with our property management company. We want you to have a good experience, here’s what to expect:

Getting started:

  • Contacting our office: Office hours are Mon – Fri, 9am – 5pm. For general questions, give us a call at (714) 625-8500. For repair requests and maintenance emergencies please call our 24 hour Maintenance Hotline (888) 400-0180.
  • Tenant Portal: You can pay rent, view your lease agreement and make repair requests in the online Tenant Portal. You will receive an email with login instructions. You can also get access from our website.
  • We represent the property owner: As the management company, it’s our job to represent the property owner, but we very much value the residents and understand that you are a customer of the property owner. Please note that we act as intermediary between the resident and the property owner. Final decisions on items affecting the property and your lease are always made by the property owner.

Lease Signing & Moving in:

Lease Signing: The lease was sent to you in another email, please sign the lease using our E-Signature System. To secure the rental we need you to complete the e-signature lease and provide the security deposit to our office within 3 days.

Moving In: On the lease start date you can pick up the keys at our Huntington Beach office location, Mon – Fri 9am – 4pm. To receive keys you must pay all your move-in costs by certified funds (cashier’s check or money order made payable to our company name) before or on the lease start date. The move-in funds are detailed in your lease agreement and include 1st month’s rent, security deposit, plus any tenant liability insurance and the move-in inspection fee. You must also place the applicable utilities in your name and provide the utility account numbers to receive the keys. Plan to spend about 15 minutes in the office so we can review the lease agreement, discuss expectations, and answer your questions.

  • Move-in inspection: Prior to move-in, we’ll perform a move-in inspection to record the condition of the home. This report is available to you. We’ll use the move-in inspection report to determine any damages when you move out. When you move-in please fill out the attached “Tenant Move-in Condition Report” and return to our office within 7 days. Use this form to document any pre-existing damage.
  • Cleaning: We have performed a general cleaning of the property. Please understand that it’s not a deep cleaning and there may be imperfections.
  • As is: The property comes the way it was when you viewed the property. Do not expect there to be any changes at the property, unless specifically notified.
  • Tenant liability insurance & renters insurance: The lease agreement requires you to have a Tenant Liability Insurance policy or a Renters policy. If you choose not to purchase your own policy, you will automatically be enrolled in our Tenant Liability Insurance Program at the cost of $12.50/mo. If you purchase your own policy, you are required to add our company name as an additional insured. If you do not provide evidence of adding us, you will default to participating and paying our plan. Please see details in the section below: Tenant Liability Insurance, What You Need to Know.
  • Lease agreement: The lease agreement is the contract that defines the rules for the tenant and property owner. We highly encourage you to read it and ask any questions you have. When in doubt, please always refer to your lease agreement. Here’s a few items in the agreement to consider:
    • Term: 12 months is the typical term length of the agreement. If you leave early and break the lease, please notify us so we can work out a plan for a smooth transition. Remember that you will be charged for any lost rent while the property is vacant.
    • Utilities: The lease lists the utilities that you are responsible for paying. Please call the utility companies in advance so they are turned on for your move-in day. To avoid a delay in receiving your keys, please provide the utility account numbers to our office on the move-in day.
    • Yard maintenance: The lease describes who is responsible for landscape maintenance. If your property has any landscaping, you are responsible to make sure it gets enough water. It is your responsibility to inform us if the landscaper is not performing duties or the sprinkler system is not working. Please note that you will be charged for the lack of care of the yard.
    • Pool or Spa: The lease describes who is responsible for the maintaining the condition of the pool. Most properties with pools have a weekly pool service. The pool filter system needs to be run 6-10 hours a day depending on the system. You cannot run the filter system less than advised by the pool service provider. Any failure to run the filter or misuse of the equipment that results in damages will be your responsibility. You are also responsible for any liability that arises out of the use of the pool.
    • Making changes to the property: Please remember that you need approval for any cosmetic change to the property including: paint, changing landscaping, window coverings, appliances, etc. You will be charged for the cost to remedy any changes made at the property. Any approved fixtures or improvements made by the tenant are owned by the property owner and once it is installed or attached must remain with the property. This does not apply to non built-in appliances.
    • HOA: If your rental is located within a homeowners association you must adhere to the rules and regulations of the association. You will receive the rules and regulations for your HOA and any violations and fines that you incur by your action or inaction will be your responsibility.

Your stay:

  • Maintenance: To request a repair you can call our 24 hour Maintenance Hotline (888) 466-8098 or login to your online Tenant Portal. Note that all emergency requests need to be called into the Maintenance Hotline. Maintenance requests are reviewed during business hours. Non-emergencies can take up to 2-3 business days to respond.
    • Emergency Maintenance Requests: Emergency items will be addressed as soon as possible. We define emergencies as items that affect habitability of the property, such as: no water, no hot water, all toilets at the property unusable, no electricity, no heat in the winter, and items affecting safety. Emergencies are also defined as problems that can cause damage to the property, such as water leaks.
    • The Property Owner makes the final decision: We are a service provider for the property owner. Each property owner has their own preferences. Please remember that we will submit maintenance requests to owners, but they will make the final decision on how to handle the situation.
    • Items charged back to you: Repair items that are the result of damage caused by the residents or guests are charged back you. The most common charged back item is a local drain clog. Drain cleaning is charged to the tenant unless it’s for long term build up in the main sewer line. We also charge you for light bulb replacements that could have been performed by you and garbage disposal repairs/replacement if you’ve placed any foreign objects in the disposal.
    • Non-essential maintenance requests: Maintenance requests for items that are not essential to the daily operation of the property often require property owner approval. These types of items are typically cosmetic. This type of request can take up to 2-3 weeks for an answer, depending on the property owner’s level of response.
    • Maintenance items to be addressed by the tenant: Simple household items should be completed by the tenant, such as: replacing light bulbs, cleaning dryer vents, inside/outside window cleaning, replacing batteries for any appliance, and any other basic item that doesn’t require a maintenance technician. Please understand that if a maintenance technician is asked to attend to these items, then the tenant may be charged for the labor and materials.
    • Pest control: Insects and pests are in every neighborhood. It is your responsibility to keep them out of your residence. If you have a rodent or insect problem, it is your responsibility to hire and pay for pest control services.
    • Failure to report maintenance items that cause damage: If you do not report maintenance items that cause damage to the property, then you can be charged for that damage. Typical unreported items include slow leaks that cause damage over time. If we find unreported property damage after move-out, it can be charged to your security deposit. Please report these issues quickly.
  • Paying rent: Rent is due on the 1st of the month and if paid after the 1st your rent is considered late. You have a 3 day grace period. If you pay after the 3rd (please see your lease agreement for any variation), you will be charged a late fee (see your lease for the late fee). Any late fee, maintenance charge, NSF check fee or posting fee will added to your balance and is due with the next month’s rent. Paying by physical check or certified funds incurs a $35 fee.
    • Pay online or by App: Pay rent using our online Tenant Portal. Paying by ACH is free. You can pay by credit card, but there are additional processing fees. You can also download the free app to your smart phone called “Online Portal by Appfolio”.
      • Note: when setting up your online rent payment, if you choose the “Autopay” function, please select the option to pay a fixed amount instead of the outstanding balance in full, every month.
    • PaySlips: If you prefer to pay by cash please ask us to provide you with a PaySlip. This is a printed flyer with a barcode that allows you to pay rent at a 7-Eleven convenience store, ACE Cash Express, or CVS Pharmacy. Ask us for details. Please remember that our office does not accept cash payments.
  • Lease violations: Typical violations include, but are not limited to: adding unauthorized pets, subletting rooms, disturbing the neighborhood, adding occupants over the age of 18 that are not on the lease agreement, and breaking HOA rules. When you have a lease violation we will ask you to fix the items and show that the problem has been addressed.
  • Inspections: Per your lease agreement we perform a basic inspection of the property twice a year. You will be notified of the inspection time in advance by mail. You are not required to be present at the inspection, as we can use our keys to access the property. Please note that if we are not able to gain access due to a pet, changed locks or your unwillingness to participate, we charge a fee per your lease.
  • Lease renewals: Near the end of your lease agreement, we will contact both you and the property owner about renewing the lease. The property owner will make the final decision about renewing and any changes in rent price. It is typical to expect the property owner to renew the lease agreement for another one year term. Please note that there is a lease renewal fee charged to you.
  • Keys: If you change any door locks, you are required to provide the management company with key copies. If you lose your keys, you can come to the office during business hours and make your own copies (if keys are not returned, tenant will be charged for a locksmith to rekey the property). Upon move out you are required to return any keys, openers, passes or key fobs that were provided to you.
  • Smoke alarms & air filters: The management company will test smoke & carbon monoxide alarms during our inspections. Please test the alarms regularly yourself if we are not able to inspect the property. Do not remove the batteries or the alarm units. We also change air filters during the inspection. If we are not able to perform the inspection we ask that you change the air filter.
  • Giving notice to vacate: You are required to give a minimum of 30 days notice before you move out. Please email to notify us that you are planning to move out.

Moving out:

  • Arranging showings for new tenants: The lease agreement says that we can show the property to potential tenants. We recognize that this can be an inconvenience to you. We’ll contact you to work out a plan for showings.
  • Paying last month’s rent: The rent due for the last month can be prorated for your move-out day. Please contact the office for the amount. If you are using the auto-pay feature in the online Tenant Portal, make sure to turn it off prior to making the last month’s payment so that the last month’s rent payment is the correct amount. You cannot use the security deposit for last month’s rent.
  • Your last day at the property: Keys must be received into our office on or before your move out date. You are considered to be living at the property until all keys & openers are returned and you will be charged for any additional days. Do not leave any keys or openers at the property. Please note that you will not be able to re-enter the property after all keys have been turned in. Missing keys or openers will be charged against your security deposit.
  • We need your new address: Please provide your new address to send the security deposit letter.
  • Move-out Inspection: We will inspect your property after you move out to determine damages to be deducted from the security deposit. We will compare the move-in inspection with the move-out inspection. You are entitled to a pre move-out inspection prior to your move out date if you so choose. During this pre move-out inspection we will let you know what damages need to be repaired. This list is not a comprehensive list and additional items typically are found and noted after you have moved from the property. This inspection must be scheduled during the hours of 9 am to 4:30 pm, Monday through Friday. Any repairs to be done on the property must be completed before your move out date; any delay will result in additional rent being charged to your security deposit.
  • Security deposit refund: We’d love for you to receive the full security deposit refund. Make sure to read the below Move-Out Guide for tips on avoiding security deposit deductions. Please also review the Security Deposit Deductions Policy for details on our method of charging for damages.
  • The Property Owner has the final say on security deposits: We use the below Security Deposit Deductions Policy to determine damages, but please remember that the property owner makes the final decision on deductions to your security deposit.
    • Security Deposit Dispute Resolution Process: If you would like to dispute the amount of your security deposit refund, please request and fill out the Security Deposit Dispute Resolution form. We will review your dispute and submit it to the property owner. The property owner makes the final decision on security deposit refunds.

Move-out guide for receiving your security deposit refund

Follow these guidelines when moving out. These are suggestions to avoid deductions from your security deposit. Please remember that despite your best efforts to address all the below items, any property damage caused by you will be deducted from your deposit after you move out.

Remove all items from the property Do not leave behind any of your items: cleaning products, trash, backyard items, garage items, etc. Only leave items that belong to the property owner
Carpet cleaning Have a professional carpet cleaning and pay for spot treatments where needed. Do not rent a Rug Doctor, the results are sub-standard. Note that you can still be charged for carpet damage (please see the below security deposit deductions policy)
Wall damage ● Remove all nails, hardware, and drywall anchors

● Do not patch or paint, unless approved by management company. Any patch/paint work performed by the tenant or tenant’s vendor that does not match the current wall is also considered damage.

Light bulbs Replace any non-functioning light bulbs
Replace broken or removed items Replace any item that is broken or been removed ie. smoke detectors, appliance knobs, doors stops, blinds, vertical blinds, etc.
Yard Repair broken sprinklers, replace dead plants, water the landscaping
Cleaning checklist Note: Hiring a professional cleaning service does not ensure that property has been properly cleaned. Please provide your cleaning service with our checklist.

 

Kitchen:

● Cabinets & drawers (inside/outside)
● All countertops, surfaces
● Floors & baseboards
● Appliances: fridge/freezer (inside/outside including rubber gasket), stove top, oven (inside/outside), microwave (inside/outside), oven hood & filter, dishwasher (inside/outside including rubber gasket, and trays), no loose items in garbage disposal, replace burned out appliance light bulbs
● Sinks, faucets, cabinet under sink
● Switchplates & outlet covers
● Light fixtures & bulbs

Bathrooms:

● Remove all mildew & soap scum from surfaces.
● Cabinets & drawers (inside/outside)
● All countertops, surfaces
● Floors & baseboards
● Sinks, faucets, cabinet under sink
● Toilets
● Mirrors
● Light fixtures & bulbs
● Switchplates & outlet covers

Living areas:

● Windows (inside/outside)
● Window sills
● Blinds or window coverings
● Ceiling fans
● Light fixtures & bulbs
● Switchplates & outlet covers
● Baseboards
● Closets & storage places
● Fireplace: mantle and hearth, remove debris
● Floors
● Ceiling cleared of all dust/cobwebs
● Sliding glass doors & door tracks

Outdoors:

● Patios, balconies, walkways
● Pet droppings
● Burned out bulbs
● All trash & debris removed (Take garbage cans to curb. Do not leave any more trash at curbside than what the garbage service would normally pick up.)
● Replace damaged window screens
● Grease or oil stains on the concrete

Garage:

● All trash & debris removed
● Sweep floor
● Burned out bulbs
● Grease or oil stains on flooring

 

Security Deposit Deductions Policy

Per the California Consumer Affairs guidelines for tenant/landlord rights & responsibilities, the following is our policy for handling tenant security deposit deductions. California law gives the landlord 21 days to either:

  1. Send the tenant a full refund of their security deposit,
  2. Or mail or personally deliver to the tenant an itemized statement that lists the amounts of any deductions from their security deposit and the reasons for the deductions, together with a refund of any amounts not deducted.

California law specifically allows the landlord to use a tenant’s security deposit for four purposes:

  1. For unpaid rent;
  2. For cleaning the rental unit when the tenant moves out, but only to make the unit as clean as it was when the tenant first moved in;
  3. For repair of damages, other than normal wear and tear, caused by the tenant or the tenant’s guests;
  4. If the lease or rental agreement allows it, for the cost of restoring or replacing furniture, furnishings, or other items of personal property (including keys), other than because of normal wear and tear.

Below is a list of guidelines to help us determine damages for security deposit refunds.

  • Cleaning: A landlord may properly deduct from the departing tenant’s security deposit to make the rental unit as clean as it was when the tenant moved in. Reasonable cleaning costs would include general house cleaning, cleaning the stove & oven, removing soap scum & mildew in bathrooms, cleaning the refrigerator, cleaning floors, wiping down window sills and baseboards, professionally cleaning the carpet. But the landlord could not charge for cleaning any of these conditions if they existed at the time that the departing tenant moved in.
  • Repainting walls: Minor scuffs, scratches, and discoloration are considered normal wear and tear. The recommended approach given by the California Department of Consumer Affairs for determining the amount that the landlord can deduct from the tenant’s security deposit for repainting, when repainting is necessary, is based on the length of the tenant’s stay in the rental unit. See below “Security Deposit Refund Method” for the approach to calculate security deposit deductions for paint damage.
  • Other damage to walls: Generally, minor marks or nicks in walls are the landlord’s responsibility as normal wear and tear (for example, worn paint caused by a sofa against the wall). Therefore, the tenant should not be charged for such marks or nicks. Wall damage includes unremoved nails & hardware, drywall anchors, TV mounts, holes that require patching and painting, etc. Any patch/paint work performed by the tenant or tenant’s vendor that does not match the current wall is also considered damage. Wall damage will result in a deduction from the security deposit.
  • Carpet and flooring: Normal wear and tear to carpets and flooring cannot be charged against a tenant’s security deposit. Normal wear and tear includes simple wearing down of carpet and flooring because of normal use or aging, and includes moderate dirt or spotting. In contrast, large rips or permanent stains justify a deduction from the tenant’s security deposit for repairing the carpet or floors, or replacing them if that is reasonably necessary. See below “Security Deposit Refund Method” for the approach to calculate security deposit deductions for carpet and flooring damage.
  • Windows, Window coverings, and Screens:
  1. Windows: Damage to windows is relatively easy to determine. If the window was cracked or broken during the tenant’s stay while in the care of the tenant then the broken window is the responsibility of the tenant and not the owner. If a guest or neighbor broke the window, it is still the tenant’s responsibility to replace it. If the tenant wants to recoup their money spent on the window they must seek it from the neighbor. Wear and tear to windows, opening and closing and locking and unlocking is the responsibility of the Landlord. So if the lock stops functioning due to use the tenant is not responsible.
  2. Window coverings: Window coverings life span can range from less than 1 year to 5 years depending on the quality of the covering provided. Typically, window coverings where the mechanisms fail due to use are the responsibility of the landlord. Tenants are responsible for broken or missing items blinds, broken or missing wands, torn curtains, stains, etc.
  3. Screens: Screens are typically the tenant’s responsibility, either they are in good condition or they have been damaged. If the screens provided were intact without holes and after the tenant leaves they are torn or have holes in them, the tenant will be charged to replace the damaged screens.
  • Landscaping: Depending on your lease, the tenant or the owner will be responsible for maintaining the landscaping. Most leases state that the tenant is responsible for the watering of the landscaping. Most leases state that the owner is responsible for the maintenance of the landscaping. The tenant is responsible for making sure plants and lawns do not die from lack of water. If any vegetation dies because of lack of water this would be considered damage and the tenant could be charged to replace the vegetation. If pets or people tear up or destroy parts of the landscaping, the tenants would be responsible for this damage. If sprinklers are broken or missing, the tenant will be held responsible.
  • Yards and amenities: Yards can come with many features, such as patios, lighting, fountains, BBQs, outdoor kitchens, pools, etc. If the functionality fails in the process of normal use then the repairs and maintenance is the responsibility of the landlord. If something breaks because of an accident, misuse, or negligence, then the tenant is responsible for the cost of the repair.
  • Pool: Pool maintenance is typically done by a service provider paid by the landlord. If tenant does not allow proper access free of pets, tenant may be responsible for maintenance issues for not providing proper access. Tenants can also be held responsible for pool maintenance if they change the pool settings and run times without permission.
  • Appliances, fixtures, furniture, other personal items: Missing or removed items will be considered damage. The cost to replace like-for-like will be charged against the tenant’s security deposit. Damage to appliances, fixtures, furniture, or other items will be determined by the cost to repair the damaged item. If the landlord chooses to replace the item, they can only charge the tenant the cost of the repair.
  • Pets: Damage caused by pets like odors, pet hair, urine, chewed areas or fixtures, damaged landscaping and sprinklers, fleas, and any other pet related damage will be deducted from the tenant’s security deposit.

Security Deposit Refund Methods

List of Damages Method of Calculating Charges
Unpaid Rent Verify unpaid rent on tenant ledger, always calculated on a “30 day month” not the actual days during the month. Deduct amount from tenant security deposit.
Unpaid Maintenance Charges Verify unpaid maintenance charges on tenant ledger. Deduct amount from tenant security deposit.
Unpaid Tenant charges (late fees, notice charges, etc) Verify unpaid tenant charges on tenant ledger. Deduct amount from tenant security deposit.
Leasing Commissions (if tenant breaks lease) If tenant breaks lease, charge the leasing commission to the tenant, (determined by the owners management agreement or the actual cost of filling the vacancy; commissions)
Missing Keys and Openers The cost of replacement includes the cost of the key or opener, and the cost of the time/labor of the technician to replace and/or program the opener. Labor billed at $65 per hour. Deduct amount from tenant security deposit.
Needs General Cleaning Charged for the cost of cleaning the entire unit: $250 – $600
Needs Carpet Cleaning Charged for the cost of carpet cleaning: $200- $500
Needs Oven Cleaning If property is clean but this item is not, then tenant will be charged $50-75
Needs Stove Cleaning If property is clean but this item is not, then tenant will be charged $50-75
Needs Fridge Cleaning If property is clean but this item is not, then tenant will be charged $50-75
Needs Microwave Cleaning If property is clean but this item is not, then tenant will be charged $50-75
Needs Bathroom/Shower & Tubs Cleaning If property is clean but this item is not, then tenant will be charged $50-75
Exterior Needs Cleaning If the yards and walkways have not been swept and cleaned of debris and trash the tenant will be charged the cost of the clean up. The cost of removing grease stains or paint stains on cement or driveways will be deducted from the security deposit.
Junk Removal Any items left behind big or small that are not the private property of the property owner, then tenant will be charged for the labor ($65 per hour + Dumping Fees) $100-600
Window cleaning If property is clean but the windows are not, then tenant will be charged $125-350
Paint Damage If tenant received the rental unit with new paint or touched up paint then we assume that the paint has a two year life. If the tenant stays for:

– less than 6 months, they would be charged the full amount of the needed paint.

– 6 months to 1 year; two-thirds of cost

– 1 year to 2 years; one-third of cost

– 2 or more years; no deduction

 

If tenant received the the rental unit with not new paint or not touched up then we assume that the the paint has a one year life. If the tenant stays for:

– less than 6 months, they would be charged half of the amount of the needed paint.

– 6 months to 1 year; one third of the cost

– 1 year or more; no deduction

 

If tenant paints a portion of the house without owner approval, then tenant is responsible for the cost to restore the previous paint color. Tenant is responsible for the cost to restore the paint regardless of the age of the paint.

Wall Damage Holes, gouges, nails left in the wall, drywall anchors, hardware, tv brackets left in the wall, large marks, will all be considered damage. The cost of materials and labor ($65 per hour) will be deducted from the security deposit.
Carpet Damage If the tenant received the rental unit with new carpet then we assume the carpet has a 5 year life. If the tenant stays for:

– less than a year, they would be charged the full amount of the of the repair or replacement of the carpet.

– 1 year to 2 years; 4/5 of the cost

– 2 years to 3 years; 3/5 of the cost

– 3 years to 4 years; 2/5 of the cost

– 4 years to 5 years; 1/5 of the cost

– 5 years or more; no deduction

 

If tenant received the the rental unit with used carpet then we assume that the the carpet has a two year life. If the tenant stays for:

– less than a year, they would be charged 2/5 of the cost of the repair or replacement of the carpet.

– 1 year to 2 years; 1/5 of the cost

– 2 years or more; no deduction

Hard Flooring Damage If the tenant received the rental unit with new hard flooring (wood, tile, laminate,etc) then we assume the hard flooring has an 7 year life. If the tenant stays for:

– less than a year, they would be charged the full amount of the of the repair or replacement of the flooring.

– 1 year to 2 years; 6/7 of the cost

– 2 years to 3 years; 5/7 of the cost

– 3 years to 4 years; 4/7 of the cost

– 4 years to 5 years; 3/7 of the cost

– 5 years to 6 years; 2/7 of the cost

– 6 years to 7 years; 1/7 of the cost

– 7 years or more; no deduction

 

If tenant received the the rental unit with used flooring then we assume that the the flooring has a 3 year life. If the tenant stays for:

– less than a year, they would be charged 3/7 of the cost of the repair or replacement of the carpet.

– 1 year to 2 years; 2/7 of the cost

– 2 years to 3 years; 1/7 of the cost

– 3 years or more; no deduction

Window Damage Broken or cracked windows are the responsibility of the tenant regardless of the cause. The cost of the materials and labor(TBD) for the replacement or repair will be deducted from the security deposit.
Window Coverings Missing or Damaged Damaged or missing window coverings need to be replaced and the cost of materials and labor ($65 per hour) will be deducted from the security deposit.
Screens Missing or Damaged Damaged or missing screens need to be replaced and the cost of materials and labor ($65 per hour) will be deducted from the security deposit.
Appliances Missing or Damaged Damaged or missing appliances (HVAC, fridge, stove, oven, microwave, etc) need to be replaced and the cost of materials and labor ($65 per hour) will be deducted from the security deposit.
Fixture Damage (plumbing, light, etc.) Damaged fixtures need to be repaired or replaced and the cost of materials and labor ($65 per hour) will be deducted from the security deposit.
Missing or burnt out light bulbs. Missing smoke detectors or carbon monoxide detectors, etc Light bulbs that are missing or burnt out will be replaced and charged to the tenant. Missing detectors will be replaced and charged to the tenant. Charges will include the cost of the materials and labor ($65 per hour).
Landscaping Damage Landscaping that has died due to lack of water, care or pets need to revived or replaced and the cost of materials and labor (TBD) will be deducted from the security deposit.
Yard amenities (BBQ, Pool, outdoor fixtures, etc) Damaged items need to be repaired or replaced and the cost of materials and labor ($65 per hour) will be deducted from the security deposit.
Exterior of home damage Damaged features need to be repaired or replaced and the cost of materials and labor ($65 per hour) will be deducted from the security deposit.
Door and Opener damage Damaged doors and hardware need to be repaired or replaced and the cost of materials and labor ($65 per hour) will be deducted from the security deposit.
Furniture or personal items missing or damaged Damaged furniture or personal items need to be repaired or replaced and the cost of materials and labor ($65 per hour) will be deducted from the security deposit.
Pet Damage Damage caused by pets like odors, pet hair, urine, chewed areas or fixtures, damaged landscaping and sprinklers, fleas, and any other pet related damage will be deducted from the tenant’s security deposit.

 

Tenant Liability Insurance

What you need to Know

As a condition of our lease, we require all residents to carry liability insurance ($100,000) for damage to the landlord’s property during the term of their lease. To satisfy this lease requirement you have two options:

Option 1: Option 2:

Find your own Renters Insurance Policy and provide us with proof of coverage.

Having renters insurance not only meets your lease requirement, it also protects your personal belongings from theft or damage. If you do not currently have renters insurance, consider looking into a policy with your auto insurance provider.

Do nothing – you’ll automatically be enrolled in our Tenant Liability Insurance Program.

 

This is an easy and low cost way to meet your lease requirement, but does not cover your personal belongings. You will pay the monthly premium of $12.50 together with your rent. See details below.

 

 

Tenant Liability Insurance Program Details

  • Policy Coverage: $100,000 legal liability for damage to Landlord’s property. The coverage provided by our tenant liability program meets the minimum requirements of the lease. The policy covers only your legal liability for damage to the landlord’s property (covered losses include fire, smoke, explosion, water damage, backup or overflow of sewer, drain or sump, falling objects, riot, or civil commotion) up to $100,000. The policy is not personal liability insurance or renters insurance. The policy does not cover any of your personal belongings, additional living expenses, or liability arising out of bodily injury or property damage to any third party. If you require any of this coverage, you should contact an insurance agent or insurance company of your choice and sign up for a renters insurance policy.
  • Policy Details: All claims should be reported to the Property Management Company. Our tenant liability insurance coverage is provided by Great American E&S Insurance Company. For complete details, visit: http://www.appfolio.com/notice-of-insurance
  • Please Note: You are under no obligation to participate in our tenant liability insurance program. You may satisfy the lease requirement by obtaining a personal renters insurance policy from an insurance agent or insurance company of your choice and providing proof of coverage (a copy of the declarations page) for the duration of your lease.

TENANT MOVE IN CONDITION FORM – RETURN WITHIN A WEEK

Make a note of any damages you notice that are pre-existing. We have already performed a move-in inspection to document the condition. This form is for the resident to note any items that do not appear on the property manager’s move-in inspection. If form is not returned, resident is responsible for any damages found after vacating the property.

Date_______________ Tenant ______________________________________________________

Address ____________________________________________________________________________

 

Items that can be deducted from security deposit at move out: Comments on condition at move-in:
General Cleaning
Carpet Cleaning (if new, please note)
Carpet Damage
Oven Cleaning
Stove Cleaning
Fridge Cleaning
Microwave Cleaning
Bathroom/Shower & Tubs Cleaning
Window cleaning
Exterior Cleaning
Junk items left behind
Paint Damage
Wall Damage
Hard Flooring Damage
Window Damage
Window Coverings Missing or Damaged
Screens Missing or Damaged
Appliances Missing or Damaged
Fixture Damage (plumbing, light, etc.)
Missing or burnt out light bulbs. Missing smoke detectors or carbon monoxide detectors, etc
Landscaping Damage
Yard amenities (BBQ, Pool, outdoor fixtures, etc)
Exterior of home damage
Doors, Hardware, and Garage Door Damage
Furniture or personal items missing or damaged
Pet Damage
Keys & Openers not working

Please note that this is not a complete list of items that could be deducted from your security deposit at move-out. We also recommend that you take pictures with a timestamp of pre existing damaged items.