FAQ

• What can the renters do to make sure they get their security deposit back?

The security deposit is placed in a security account when we receice it from the renter. We post information on this website in order to better educate you  so you will receive 100% of your deposit back. If you receive 100% of the depost back that means you reurned the home back to us in the condition as expected according to your lease. This also means the home is available for the next tenant with as little work as possible. The three most important things to start our with are:

1) Turn in proer notice, in writing (not email), with a signature

2) Make sure all rents are paid in full

3) Provide a forwarding address in writing (not email), with a signature

Once you turn in proper notice you will receive instructions on what you can do to maximize the opportunity to receive 100% of your deposit back after you leave. 

• What is "proper notice"?

Proper notice means you provide a written letter (not email) with a signature stating:
1) The date you intend to surrender the property (surrender means turning in all keys and other access devices like garage door remotes)
2) The names of the tenants on your lease
3) The address of the property

• What if the renters want to leave before their leases are up?

Most leases require you to pay for the full term of the lease even if you leave early. Please read your lease for the exceptions. The exceptions are generally:

1) You receive miltary change of station orders, in which case there are specific obligations. You must present the change orders to us and you must provide notice before the next rent is due. If you provide the proper documentation you can leave thirty days after the start of the next rental period and you will have your security deposit refund without a penalty for leaving early. 

2) You have a domestic violence situation. You must provide proper documentaiton in the form of a restraining order issued by a judge. 

3) If we agree to change the end date of your lease, usually in exchange for a specific amount of money. This may be written into your lease, but if not we may be willing to negotiate a settlement. 

If you do not qualify under these exceptions then expect to pay the full term of your lease and all other obligations including utilities, lawn care, re-letting fee, other maintenance expenses or any other obligations in your lease. All outstanding balances are reported to collections and you may laible for all expenses related to collecting any past due debts. 

• Why would someone not get all of their deposit refunded?

The lease requires you to do more then just pay your rent, so if we have to pay someone to do something you were reqiried to do, then you are required to reimbirse the cost of the repairs. We will not charge you for expenses related to "normal wear and tear". Normal wear and tear is measured against 1) how long should a thing normally last and 2) what was the intended use. Example: A privacy fence is intended to provide privacy, it is not intended to be a chew toy for a dog. Even if it is "normal" for your dog to chew a fence, you would be charged to repair any damage caused by the dog because the fence was used for something other than it's intended use. Aslo, as a tenant you are responsible for anything caused by negligence, carelessness, accident or abuse. This responsibility is yours even if you did not cause the damage. Please remember there is a difference between fault and responsibility. If you rent a car and get some dings on the door in a parking lot, the damage was not your fault but you are responsible for the cost to repair even if you were not around when the damage occured. 

The most common deductions are for :

1) Lawn care. Please read you lease. You are responsible for more then cutting the lawn and edging. You must treat with fertilizer and weed killer, you must maintain flower beds in a weed free manner and maintain an adequete level of mulch. If the yard is not properly maintained then any expense to fix this negligence may be charged back to the tenant. The lawn should look as good or better then when you moved in because if you do what is required in the lease a better looking, more mature lawn is the result. 

2) Cleaning. Your lease requires you to keep the house clean and to leave it clean. If it is not left clean then we will have to hire someone to finish the cleaning at your expense. Before you moved in, the carpet was either shampooed by the previous tenants or by us and the expense charged back to the previous tenant. We can refer you to a resonably priced cleaning company for your house and carpets. 

3) Touch up paint. This can be the most painful. If a tenant touches up and uses the wrong type or color of paint the cost to repair can be more then if just left aone. If you are not 100% confident in your ability to provide a proper touch up job, then you should hire the work done by a professional who will guarnantee thieir work or let us hire our own painter and let the expense be paid from your account. Anything more than a couple of small nail holes per wall is not considered normal use or normal wear and tear. Children drawing on walls, grease on walls, handprints on walls or painting odd colors on walls are not considered normal use and may require special (possibly expensive) treatment to repair. Damage to the walls from moving your furnishings in or out of the house is not considered normal wear and tear. 

4) Missing garage door remotes, missing or mismatched lightbulbs or missing or depleted smoke detector batteries. These costs can be larger than you might think. If a garage door remote is missing then we have to pay someone to deliver and program a new remote. A $30 remote ends up costing $90 by the time you reimburse us for service call by a garage door company. 

• When do I get my deposit returned?

We will provide you with an accounting of the deposit and any monies owed thirty days after you surrender the porperty. We will send it in the mail no later then 30 days after you leave. If you have assessments which exceed your deposit you will received a statement of the amount you owe.  If this happens please pay promptly in order to avoid collections procedures and expenses.