important things you should know as a current resident

f.a.q

  • Typically all residents are responsible for the following:
  • Securing all utilities for home, unless otherwise provided
  • Lawn care, unless otherwise provided
  • Changing the furnace/air conditioning filters regularly
  • Minor repairs to your home, including, but not limited to, replacing light bulbs and clogged drains
  • Changing the smoke detector batteries during tenancy (these are new when you move in)
  • Pest control
  • Complying with all Homeowner Association Rules
  • Following the terms of your lease.

Rent is due on the 1st of the month and late on the 6th. Rent must be in our office by the end of the business day on the 5th of the month. If you pay rent after the 5th of the month there is a late fee that is assessed. Any current month rental payments received after the 5th of the month must be in the form of a certified check or money order; no personal checks will be accepted after the 5th.

Rent can be paid by check, money order, or our free auto-draft option until the 5th of the month. After the 5th of the month we will only accept rent in the form of certified funds. We also offer direct draft of your checking account, at no additional fee. We do not accept cash payments for rental payments.

You can sign up on our website through this link.

You may specify a preference between having the auto draft occur on the first or second of each month.

We will notify you and expect immediate payment. Additionally, you will be required to submit all of your future payments by certified bank check or money order. There are fees, as detailed in your lease, associated with returned items, as well.

If your rent is not received on, or before, the 5th of the month, you will receive a letter notifying you that you are in breach of your lease and payment including any late and returned payment fees must be paid within 3 days. In the event of nonpayment the eviction process will begin and a judgment will be sought to include all fees, legal and otherwise, associated with the eviction process.

No. Even though the initial term of your lease expires on a certain date, it converts to a month to month lease and is still in full force until proper notice is given by either party

Our leases require a written 30 day notice to terminate by the tenant. This notice must include your forwarding address.

No. Your security deposit is held in a Trust account and can only be used for outstanding charges after you vacate the property.

  • You will be responsible for the late fee associated with the nonpayment and be subject to the eviction process. A judgment will be sought to include all fees, legal and otherwise, associated with the eviction process.

  • All routine maintenance requests must be submitted in writing, to our office. Requests can be submitted by one of the following:

    • On our website
    • Faxed to: 949-269-9159
    • Mailed or delivered to: 3500 Barranca Parkway #100, Irvine, CA 92606

If your emergency is dangerous or life threatening, dial 911. For other emergencies, please consult the information you were provided with at move in, or subsequent letter.

Typically, we allow our residents to make the decision as to whether, or not, to allow service technicians to use our key to your home to perform the necessary work. Should you desire to be home when the service is performed, the technician will make 3 attempts to contact you and if not successful, the service request will be terminated and not re-activated. If the situation is deemed to be a risk to the property, the technician will be allowed to access the property.

There are many factors that go into each request and we cannot set a firm schedule. However, we typically contact you the same day we receive the request to assess the situation and determine the proper course of action. Our goal is typically no more than a 5 business day completion.

No. Unauthorized repairs will not be reimbursed. Should you wish to perform work on your property, all requests must be approved in writing prior to any work being performed.

Should you desire to change them during your tenancy, you must first request approval in writing. The work must be done by a licensed locksmith and three keys to each new lock must be provided to our office within 24 hours of the work being done.

You must first receive written authorization from us to paint any part of the property.

A lease is a legally binding agreement and cannot be changed without the consent of both parties. Should you breach the lease by leaving early, typically, you will be responsible for the advertising fee and rental payments until the end of your lease, or until the property is re-leased. If you need to change the terms of your lease contact our office to discuss your particular situation

Keys must be returned within 24 hours of vacating the property. You are not officially moved out until the keys are returned and you may be responsible for charges until the keys are returned.

We finalize the disposition of security deposits within 21 days after you move out. Checks are mailed to your forwarding address.

We will send you a letter notifying you of a balance due. Payment will be expected promptly to prevent further action.

Any outstanding charges 30 days from the date of invoice will be turned over to a collection agency for processing and may become part of your permanent credit history.