Frequenty Asked Questions
When is Rent due? +
Rent is due on the 1st of each month. You have until the 4th at midnight to pay as a legal grace period or your rent is late.
Why did I receive a late notice? +
We send late notices on the 8th of every month or the next business day. It is possible you paid your rent after the notice was put in the mail, if this is the case you can disregard the notice.
I am an excellent resident and take good care of the home. Will you waive my late fee this time? +
As the property manager our job is to enforce the lease. To comply with our management agreement with the owner and fair housing laws we must treat all residents the same. As a result we are unable to waive the late fee.
How can I pay rent? +
You can pay rent online using your tenant portal. You may also pay with a personal check, money order or cashier’s check.
Do you accept cash? +
To ensure the safety of our staff and to reduce money being lost we do NOT accept cash.
How often do you raise the rent? +
Rent increases are based on market conditions. We evaluate the rent toward the end of your lease, or if you are on a month-to-month agreement periodically to determine if rents are where they should be.
How do I alert you to a repair that is needed? +
All maintenance request must be submitted in writing. Please use your tenant portal to submit your request. This will allow us to keep you informed (email updates) as we address your request.
Please note: Once you make a request we have 7 days to enter the property during reasonable times without additional notice.
What if I have an emergency repair? +
Please review our list defined emergencies below. I your emergency is on the list please call 503.709.2020.
If you are experience another safety issue such as a fire or threat to your safety please call 911.
What is considered an emergency? +
List of defined emergencies
Can I be charged for maintenance at the property? +
If we dispatch a repair or maintenance technician to the property and we find that the repair was related to misuse or negligence you will be billed for the service call.
Example 1: A garbage disposal is clog because items were put down the disposal that were not supposed to you will be billed for this clog.
Example 2: If the sink or drain is clogged because grease or another unapproved substances was put down the drain then you would be billed for this clog.
Example 3: An outlet is not working and it is fixed by resetting a circuit breaker, fuse or GFCI then you would be billed for this call.
Can the management or management representatives, such as repair and or maintenance people enter my home when I am not there? +
Yes. By submitting a request we are allowed under Oregon law to enter the property within the next 7 days during reasonable hours to resolve the issue. We will try to accommodate your schedule, but because we work with many vendors who have their own schedule we cannot always honor your request.
Why do you require renters insurance? +
The owners insurance does not protect your personal property in the event of a loss. Insurance will in many cases cover the cost of an accident at the property if you were liable.
What if I lose my keys or I am locked out of the property? +
If you are locked out during normal office hours you may come check out a key from our office. If you are locked out after hours you will need to call a locksmith.
Whose responsibility is it to take care of the yard? +
Your lease will outline if you are responsible for taking care of the yard or not. In either case you are responsible for watering the yard as needed. If plants, bushes, shrubs or trees die due to inadequate watering you will be responsible for replacing them.
If your lease indicates that you are responsible for the yard you will be responsible for mowing and edging the grass as well as keeping all beds free of debris and weeds.
You are also responsible for fall leaf clean. If you do not clean up the leaf’s in a timely manner and the lawn or yard is damaged you will be responsible for restoring the yard to its original condition.
The owner is responsible in all circumstances to trim bushes, shrubs and trees.
What is your guest policy? +
You may have a guest stay at the property for no more than 10 consecutive days in a room or 20 non-consecutive days in a year. If you anticipate someone staying longer than that please contact us.
Can I add a roommate later on? +
If you would like to add a roommate in the future you will need to do 3 things.
- They will need to submit an application and be approved.
- They will need to show proof of renters insurance or be added to household’s policy.
- A fee of $250.00 must be paid. This covers are additional cost to administer the change as well as provide resources such as the lease video and addendum video for the new roommates review.
What if I want to stay, but my roommate wants to move, what happens then? +
If you would like to change the make-up of your household we will need to determine if the remaining residents can meet all of the current screening criteria i.e. household income. If the change will result in the household no longer meeting our criteria then we will not be able to release any one from the lease. In order to do this you will need to find a substitute roommate to meet our criteria.
If you meet the criteria without having to add someone to the household we will remove the vacating party from the lease as long as all parties agree to this.
What happens to the deposit if one person moves and the remaining household stays? +
The security deposit follows the lease. No part of the deposit will be returned until the last member of the household vacates. You will need to determine how to handle the deposit amongst your household.
Please note: Please keep in mind that if you are the remaining party that you may inherit liability from the original household. It is a good idea to carefully go through the property and charge them for anything that you would be billed for later.
Can I have a pet? +
All pets must be approved by management. Some properties do not allow pets. You will need to contact management to determine if you can have a pet.
Can I paint walls another color? +
Any change must be approved by management. If you are interested in painting a wall or room please provide us the following.
- A paint sample/swatch
- A description of what you want to want. For example, the west wall of the master bedroom.
Can I change the locks? +
Locks may not be changed without permission from management. If you are in an emergency situation and must change the locks you must provide management a copy of the new key the next business day.
Can I sublet? +
No. Subletting is prohibited under your lease.
What if I need to break my lease, what happens? +
If you think you will need to break your lease please contact management as soon as possible. Our goal is to minimize your financial obligation by leasing the property to another party.
If you break your lease you will be responsible for, but not limited to any lost rent, utilities costs until it is re-rented, any concessions paid plus or fee for re-leasing the property (50% of one month’s rent, minimum of $500).
We will post ads 30 days before you vacate. The more flexible you can be with showings the faster we will be able to re-lease the property.
Can I use Airbnb to rent my home? +
No. Subletting and running a commercial business out of the property is prohibited under your lease.
Does my lease automatically renew on a month-to-month basis? +
When your lease ends it will automatically roll over to a month-to-month agreement. However, we do not allow month-to-month agreements without the owner’s permission. We will contact you about 60 days before your lease expires discuss if your lease will be renewed or not.
How much notice do I need to give you if I want to move? +
You must provide us with at least 30 days’ notice prior to vacating.
Do I have to give written notice to vacate even if it is at the end of my lease? +
Yes, because your lease has an automatic rollover clause you will need to provide 30 days’ notice to cancel the lease.
What if I need a few extra days to move-out when the lease is up? +
Please contact our office as soon as possible. In some cases we can accommodate your request, however we cannot guarantee that we can provide you additional days to vacate.
When and how do I get my security deposit back? +
We have 31 days to deliver your final accounting and deposit. We do our very best to return 100% of your deposit to you. If you read and followed our move-out instructions there is a good chance we will be able to do this.
The more we have to do the longer it will take to return your deposit and the less you will receive back.
We will provide copies of any receipts we have.
If my pet runs away or I no longer have it do I still have to pay pet rent? +
If you no longer have your pet you will not have to pay pet rent.
What if I paid an increased deposit because of the pet, can I get that back? +
If you no longer have your pet we will refund the increased portion of your deposit.
I am renting a home where the landlord supplied the refrigerator and the refrigerator broke down. Who is responsible for the lost food, the landlord or the tenant? +
If the refrigerator is a responsibility of the landlord and clearly specified in the contract, then landlord needs to repair or replace the refrigerator. However landlord is not responsible for your food inside. If you buy a refrigerator from Best Buy (with 5 year warranty) and it malfunctions, would they pay for your food inside the refrigerator?
Refrigerators break down, regardless of who owns them. If it was your refrigerator, you'd have to pay for the spoiled food. If the unit stops working, it is your responsibility to find an alternative to store your food.
If you know your neighbors well enough to ask them to borrow some fridge/freezer space. Refrigerators make excellent ice chests, buy some freezer-pack inserts and keep them frozen. Plan where you can buy some Dry Ice. Dry Ice is particularly usefully for freezing and keeping things frozen because of its very cold temperature of -109.3 F. Be sure to take an ice chest to pick up the Dry Ice and use insulated gloves when handling Dry Ice.
Not only will taking these steps help when your refrigerator breaks down, it will help when we have power outages due to storms or other natural disasters.
If you have renters insurance you may want to check with your insurance company to see if food spoilage is covered.
What if I do not see the answer to my question here? +
Please email us at email@example.com