faqs for tenants

screening

We evaluate only one application for a property at a time.  If that application isn’t approved, we contact the next person on our list and ask if they’d like to submit an application.  No more having to submit and pay for applications on places you have little or no chance of getting. Our application fee is $49.50 per adult applicant.

We run a credit and background check and contact current and previous landlords and your current employer. It helps if you let them know we’ll be calling. Usually they won’t give a reference unless you’ve already given your notice.

how do I pay rent?

We have a secure, on-line system for paying rent that’s simple and helps eliminate the possibility of a late rent charge. You can also mail or drop off a check/money order/cashier’s check to 8825 SE 11^th Ave, Suite 220, Portland, OR 97202.

We DO NOT accept cash payments.

pets

Some of our properties allow pets. If it does, we’ll consider well-behaved pets with good references and pet rent. We cannot accept pets who bark excessively or are aggressive – we must be able to safely enter the property (with proper notice, of course!) for inspections, maintenance or showings even if you are not home.

smoking

Smoking is not allowed inside any of our properties, and typically not within 10 feet of the premises, although there are some exceptions. Note that the no smoking rules refer to marijuana, tobacco, vapes, cigarettes, cigars, hookahs, etc.

renters insurance

We require renters’ insurance with a minimum liability amount of $100,000. Renter’s insurance is fairly inexpensive and covers your personal belongings. Owner insurance only covers the structure, not the tenant’s possessions, so it’s important to have insurance that protects your things. Several companies offer it, and you may be able to get a better rate if you have more than one line of insurance with a company.

security deposits

The security deposit is typically one month’s rent. However, it is sometimes increased to compensate for little or poor credit, or lack of rental history. Once you move out, we inspect the property and make sure it’s been left in the same condition as it was when you moved in. If we need to extra cleaning or do repairs that are above normal wear-and-tear, we will deduct that cost and return the balance to you within 31 days of move-out. It’s important we have a forwarding address for you, or the payment will get mailed to the address you’re moving from.

inspections

We do inspections approximately once a year and usually within 6 months of you moving in. This allows us to make sure no small maintenance issues develop into large maintenance issues. We also check the smoke alarms, to make sure they’re in good working order. If you’d like to be there during the inspection, we’re happy to schedule any time during regular business hours that work for you.

move-in & move-out

We collect security deposit at the time of lease signing. First month’s rent is due at least two days prior to receiving the keys. When you move in, we’ll do a walk-through with you and take note of any dings, scratches, stains or other damage that exists so that you won’t be charged for them when you move out.

When you move-out, we’ll do another walk-through to make sure the property is as it was when you moved in. We can try to schedule that at a time when you can be there, but we can’t guarantee that.

late rent policy

Rent is due on the 1st of the month. It’s late if we haven’t received it by midnight of the 4^th. Unless otherwise agreed to, the late fee is 5% of your rent. We will waive one late fee per year, if your account is otherwise in good standing.

sublet policy

Subletting your apartment or adding roommates without our approval is not allowed. We need to know who is living in the unit, and if they are over the age of 18, they need to be screened and approved before moving in.

add/remove resident

If you want to add a roommate, or remove someone from the lease, please let us know. If allowed, that person must fill out an application with us and undergo a background and rental history screening and be approved. All the current roommates must sign a form adding the new resident to the lease. Additional admin fees may apply.

To remove a resident from the lease, the remaining tenants must be able to meet the income requirement, which is two times the current rent. If they do, the tenant wanting to leave can be taken off the lease. Otherwise, that resident must stay on the lease or all the tenants must vacate.

If a tenant moves out, the security deposit stays in place until the property is vacated. Any disbursement of the funds prior to the property being vacated must be settled between the residents themselves.