Rental Home Frequently Asked Questions

FAQ’s & Helpful Hints


We reserve the right to revise, add, and/or delete our answers and policies at will and without notice. For information purposes only.

Residential Rental Properties

What is the security deposit used for?
An “Earnest Money” deposit will “hold” the rental unit until your application is approved and the lease is signed. During that time, you go through our applicant screening process to qualify. After you sign the lease, the earnest money deposit is then considered your security deposit credit towards damages and cleaning when you move out. If no damages are present, you cleaned to our standards, and no money is due to our office, we’ll refund you the difference.

Do you cash security deposit checks?
Yes, your check will be cashed when the lease is signed. In some cases, if you first used it as earnest money to hold a unit during your application approval, we may cash the check upon acceptance of the screening process.

What is escrow and how does it work?
Escrow is a predetermined estimate of utility charges paid with your rent each month. You pay our office, and our office pays the utility company. This gets reconciled at the end of your lease term, and any overpaid balance will be refunded with your security deposit report within 21 days of you moving out.

Do you accept pets?
Yes, we accept small birds, reptiles (caged/aquarium pets), and fish. We do not accept Ferrets, American Pit Bull Terrier, Rottweiler’s, and breeds mixed with American Pit Bull Terrier, and Rottweiler. There are a few units we may consider a cat or small dog. There is a separate pet rent paid monthly, and the pet must be approved in accordance to our pet agreement. We require the pet be at least 1 year old, spayed/neutered, and cats must have front paws declawed.

How long are the leases?
Typically our leases are for 12 months.

When can we move in?
You can move in the day your lease begins. Please call the office to make an appointment to pick up and sign for your keys and other check-in material. We are not open on weekends or holidays. No keys will be given out unless the entire deposit and first month’s rent is paid.

Who do I call about parking issues?
We prefer you to deal with the tenant(s) causing the problem initially. If you are not getting results, call the local police non emergency number. They can ticket and/or tow the vehicle. If you’re not sure whose car it is, we may be able to find the owner using our tenant applications. Please be respectful of your neighbors!

When do you charge late fees?
We allow 3 days grace period beginning on the first of the month. Any rent paid on the 4th or later requires 20% of the total unit rent be added to the tenant(s) account. This grows $1 per day until paid in full.

Who can I call for emergency maintenance?
Our office phone voice mail gives the option to leave a message or call Maintenance directly for emergencies. If you leave a message on the office voice mail, we won’t hear about your maintenance problem until the next business day.

Can I paint the walls?
We normally don’t allow the tenant to paint. Any painting must be done with our approval and completed by an approved subcontractor or our maintenance employees. If you are interested in changing the color, the walls must be returned to the original color upon you leaving. Again, any painting must be approved by our office.

Student Rental Properties

What is the security deposit used for?
Your deposit will “hold” the rental unit until your lease is signed. During that time, we will cease all showings at the unit and take it off the market. After you sign the lease, the deposit becomes a credit towards damages and cleaning when you move out. If no damages are present, you cleaned to our standards, and no money is due to our office, we refund you the difference.

Why do we have to pay first and last month’s rent in advance?
Since students rarely have rental and/or credit background, and little income if any, we forgo the standard application approval process. This requires the first and last month’s rents to be paid in advance, but not all at once. The June rent is due by February 15th, and the following year’s May rent is due by October 1st. For leases not beginning in June, first month’s rent is due May 1st, and last month’s rent is due the following May 1st. Please see #1 in the Rules and Regulation schedule.

What are post dated/preauthorized checks, and why do we have to pay rent that way?
Post dated checks are 10 rent checks written out and given to us for the term of your lease, dated the first of each month. Since students don’t go through an approval process, we need assurance that we will get our rent on time. The post dated checks are convenient for our tenants and our office. Tenants don’t have to make a trip or use snail mail to get the rent to us on time. This is a great way to avoid late fees. We cash the applicable check on the first of each month, all you have to do is have the money in the bank!

What is escrow and how does it work?
Escrow is a predetermined estimate of utility charges or other services paid with your rent each month. You pay our office, and our office pays the utility company. This gets reconciled at the end of your lease term, and any overpaid balance will be refunded with your security deposit report within 21 days of you moving out.

Do you accept pets?
Yes, we accept small birds, reptiles (caged/aquarium pets), and fish. We do not accept Ferrets, American Pit Bull Terrier, Rottweiler’s, and breeds mixed with American Pit Bull Terrier, and Rottweiler. There are a few units we may consider a cat or small dog. There is a separate pet rent paid monthly, and the pet must be approved in accordance to our pet agreement. We require the pet be at least 1 year old, spayed/neutered, and cats must have front paws declawed.

How long are the leases?
Most of our student rentals are 11+ months- June 1 to mid May. Full month’s rent for May is required.

I’m only here 1 semester, do I still have to pay rent when I move?
Yes, but you do have the option to get a sub lessee, and we can help you find one if need be. Please refer to our Rules and Regulations schedule. You would continue to be responsible for the joint lease you signed.

What is your subleasing policy?
After you sign our Sublease request, we will begin listing your opening in our office and possibly other venues. We can show it, but ultimately you (and your roommates if applicable) will have the final approval. You would then pay our sublease fee, and your sublessee pays the equal amount of security deposit and begin making rent payments. You can also offer incentives, such as reduced rent or last month’s rent free if you are able to do so.

When can we move in?
You can move in the day your lease begins. Please call the office to make an appointment to pick up and sign for your keys. We are not open on weekends or holidays. No keys will be given out unless the entire deposit and first month’s rent is paid.

Who do I call about parking issues?
We prefer you to deal with the tenant(s) causing the problem initially. If you are not getting results, call the local police non emergency number. They can ticket and/or tow the vehicle. If you’re not sure whose car it is, we may be able to find the owner using our tenant applications. Please be respectful of your neighbors!

When do you charge late fees?
We allow 3 days grace period beginning on the first of the month. Any rent paid on the 4th or later will have 20% of the total rent of the unit added to the joint account. This grows $1 per day until paid in full.

Who can I call for emergency maintenance?
Our office phone voice mail gives the option to leave a message or call Maintenance directly for emergencies. If you leave a message on the office voice mail, we won’t hear about your maintenance problem until the next business day.