What is the application process and policy?
Once you decide you like the property, each person in your party over 18 is required to complete the online application through our website & pay the $40 application fee. Please remember that we work on a first come, first served basis, barring the applicant meets our credit requirements. WE DO NOT RENT TO ANYONE WITH AN UNPAID EVICTION ON THEIR RECORD. Once your application is received, your credit will be run and your background check will be started. You will be contacted as to whether or not your application has been selected within 2 – 4 days of receiving all complete application packets.
What is your HOLD policy?
We do not put HOLDs on properties. We screen on a first come, first served basis and the first qualified candidate that provides all information requested and meets our minimum requirements will be selected for the property.
How large a security deposit can a landlord require?
In an unfurnished rental unit the landlord can require up to two times the monthly rent as security, although most landlords require less. In a furnished rental unit, the landlord can require up to three times the monthly rent as security. Everything paid to a landlord at move-in, other than rent, is considered security and is potentially 100% refundable.
How long does a landlord have to refund a security deposit?
A landlord must send the tenant an itemized accounting of the amount retained from the security deposit and/or refund the deposit not retained within 21 days of the date a tenant vacates the unit. That is generally true, but the law now allows the landlord to send an interim accounting within that time if he has good cause for the delay and he has more work to be done and more deposit to account for. Then he needs to send a final accounting within 14 days of completion.
What is a livable (tenantable) condition?
A rental unit is NOT livable if it substantially lacks any of the following:
- Roof, walls and windows that do not leak
- Working plumbing or gas facilities
- Water supply of hot and cold running water connected to a sewage disposal system
- Heating system that works
- Electrical lighting and wiring in working order
- Building and grounds kept clean, sanitary, and free from garbage, rodents, and vermin
- Adequate number of garbage cans or dumpsters in good repair
- Floors, stairways and railing in good repair
What can a landlord do if a tenant fails to pay the rent on time?
A landlord should talk to the tenant if at all possible to see if suitable arrangements can be made for the payment of rent. If arrangements cannot be made then the landlord can give the tenant a 3-day notice to pay rent or quit. This notice gives the tenant 3 days to pay the rent. You count the days beginning the day after the tenant is served with the notice. The landlord should keep the original notice. If the tenant fails to pay within the 3 days, the landlord can file an Unlawful Detainer complaint (or eviction) against the tenant in Superior Court.
Can a landlord or manager enter a tenant’s rental unit?
In cases of emergency or tenant abandonment or surrender, a landlord or manager may enter a rental unit without notice. Otherwise, a landlord may enter a unit only after giving reasonable written notice for a valid reason. A valid reason would be to make a needed or agreed upon repair or alteration; to show the unit to prospective buyers, tenants, contractors, lenders or repair workers; to provide agreed upon services; to conduct an inspection related to a tenant’s security deposit, prior to their move-out; or pursuant to a court order. A landlord may NOT enter a rental unit simply to inspect, even if the rental agreement allows for it.
Noticed entry should be during normal business hours, unless the tenant consents. The right of entry shall not be abused by the landlord or used to harass a tenant. Reasonable notice has been deemed by the courts to be 24-hour notice. The notice should be personally delivered, left with someone at the premises of suitable age and discretion, or left at, near or under the usual entry door where it is likely to be discovered. It can be mailed, but the landlord should allow 6 days between mailing and entry. There is an exception that allows oral notice of entry during the sale of a property provided certain procedures are followed.