To ensure all tenants have the most up to date version of our polices they are all outlined on this page. From our minimum qualification standards for perspective tents, to basic expectations, and even damage and repair information (which we hope you never need).
Tenant Standards
- Credit score 500
- Income requirement of 2x the monthly rent for utilities included units. 3x the monthly rent for non utilities included units, housing assistance will be added to income for qualification purposes.
- Proof of income via 3 check stubs, 2 bank statement. Or for self employed; 2 years w-2, copy of business license, and 4 months bank statements.
- Proof of employment for a minimum of 6 consecutive months.
- No evictions in past 5 years.
- Minimum of 6 months at current address.
- No violent, theft, or drug related felonies in past 5 years.
- Full first months rent and security deposit due at lease signing, cash, or certified check only.
- If a tenant cannot meet these standards a co-signer that can may be used. The co-signer will be on the lease and treated as a tenant.
- Co-signer must show proof of land ownership.
- Co-signer must be everyone on deed for property being used.
- All tenants (over 18) must pass background check.
- All occupants (over 18) must be on lease.
- All units are non smoking; cigarettes, marijuana, or any other substance.
- All units are drug free. Drug activity is terms for immediate eviction.
- Utilities included unit rates are based on one person per bedroom, for additional occupants a utility charge will be added.
- 2 occupants per bedroom maximum (studio apartments 2 occupants).
- Pet friendly units – if there are pets, deposit is equal to two months rent.
- Pet friendly units – there is a $50 per pet per month pet fee. Maximum 2 pets.
- Pet friendly units – must have renters insurance with pet addendum on file with us at all times.
Normal Wear and Tear
Over time we expect all properties to need repairs, this is normal. But some tenants like to think that they can damage and treat properties poorly, and the landlord foot the repair bill. We do not operate that way. We have defined normal wear and tear below:
- Faded Paint. Paint may have a “useful” life of 3-5 years, we use good paint, so if walls are dirty, that is your dirt.
- Old, worn carpet or furniture marks in carpet. The natural wearing down of carpet because of normal use or aging.
- Worn hinges on doors or locks. Hole or ding in wall from missing door stop.
- Broken plumbing pipes, unless you damaged them. Central drain problems, not caused by your incorrect disposal of items. Older homes with old sewer lines may get roots growing through them, clogging the system.
- Dirty Blinds – as in dusty.
- Worn finish on wood floors.
- General dust in the apartment/house.
- Bulb that went out in refrigerator.
Maintenance
Maintenance request are handled via online form. We strive for our properties to be in great shape, but things happen and things get broken. We have 3 types of maintenance requests; Emergency, In a few day, and It can wait.
Emergency requests are for emergencies only, we view these similar to a 911 call. We attempt to resolve the issue immediately. Examples of Emergency requests are, but not limited to; burst pipes, overflowing toilets, burning smells, gas odor, sparking outlets, water coming from above. Emergency requests should be made via online form and a phone call.
In a few days request are for things that will need fixed as soon as possible, but aren’t true emergencies. We will get to these within 72 hours if possible. Examples of, but not limited to; dripping faucet, dripping drain, electrical outlets not working, water spots on ceiling. These requests should be made via online form.
It can wait requests are for the small things. You don’t want us waking you up at 2am to tighten a door knob, nor do we want to be going out at that time to do so. Examples of, but not limited to; loose door knob, cabinet door issues, blown light bulbs. These requests should be made via online form.
We appreciated our tenants properly using our Maintenance request form and categorizing maintenance in the appropriate category for us. We will contact you within 24 hours of you submitting a request to ask for any additional details or anything else we need. If you fail to communicate with us requiring your request we may not be able to quickly solve your issue. If there is ever an event of abuse of the system there may be a service charge for the visit.
Damages
Items that are found outside the scope of normal wear and tear listed above will be considered damages. We have listed damages we commonly find below:
- Tear in carpet, animal stains (even if landlord knew you had a pet). Burn marks – iron, cigar, cigarette, phone charger, ground in stains.
- Doors with holes. Doors or windows broken. Missing or torn door/window screens.
- Clogged drains caused by your misuse of sinks or toilets.
- Broken or missing blinds or curtains. If they were there when you moved in, they must be there when you leave. If you do not want them, discuss this with us.
- Permeant fixtures added without permission from the Landlord.
- Eliminating flea or other insect or rodent infestations.
- Smoke damage from smoking or burning candles.
- Excessive Bathroom mildew or Mold.
- Bodily fluid cleanup; urine, facial matter, blood, nasal mucus, etc.
- Scratches/gouges in wood floors. Caused by improperly protected furniture legs, miss use, etc.
- Broken shelves in a refrigerator.
- Nail holes in walls, doors, or trim.
- Dirty, scuffed, or soiled walls, ceilings, doors, or floors.
- Any intentional damage by upset tenants
Estimated Repair Costs
| Service Charge | $75 |
| General Cleaning (basic supplies included) | $40/Hr |
| Biohazard Cleaning | $250/Hr |
| Odor Removal | $450 |
| General labor (not specifically listed) | $45/Hr |
| Specialty labor (Electrical, Plumbing, Drywall, Etc.) | $85/Hr |
| Repair Nail holes smaller than a dime | $10/Ea |
| Repair Drywall 6″ x 6″ | $50/Ea |
| Repair Drywall 12″ x 12″ | $80/Ea |
| Replace light bulb LED | $10/Ea |
| Replace missing/damaged smoke or CO2 detector | $50/Ea |
| Replace missing/damaged window blinds | $50/Ea |
| Replace missing/damaged window screen | $30/Ea |
| Shampoo carpets | $175 |
| Repaint wall (up to 12′ length) | $75/Ea |
| Replace Carpet (up to 12′ x 12′) | $400/Ea |
| Replace Vinyl, Linoleum, Etc. flooring (up to 12′ x 12′) | $400/Ea |
| Replace door knob | $25/Ea |
| Replace interior door | $125/Ea |
| Replace exterior door lock | $125/Ea |
| Replace exterior door | $300/Ea |
| Replace window | $200/Ea |
| Repair kitchen cabinet/drawer | $50/Ea |
| Replace kitchen cabinet/drawer | $250/Ea |
All units are expected to be returned in the same condition in which they were recieved. You will be given the opportunity to repair any damages and clean before moving out. You may also hire a maid/cleaning service to clean before moving out. Typically we do not need to make repairs to our units due to tenant damages, but on the rare occasion we do, we have outlined some of our rates. As always, rates are subject to change without notice.