POLICIES & FAQ
Table of Contents
b. VIEWINGS & VIRTUAL TOURS
c. RENTAL CRITERIA
d. APPLICATIONS & MOVING IN
e. SAMPLE LEASE
f. RENEWING & EXTENDING
g. NOTICE & MOVING OUT
h. COMMUNITY RULES
i. PETS, PARKING, STORAGE, PACKAGES, & INSURANCE
j. PAYMENT ARRANGEMENTS
l. SERVICE & SUPPORT
a. COVID-19 top
1. In exercising an abundance of caution, facilities staff disinfect high
traffic areas daily and observe strict safety guidelines including
PPE use and social distancing. Special arrangements are made to
minimize contact during maintenance work order. And common
area use has been restricted to minimize infection risk for the
b. VIEWINGS & VIRTUAL TOURS top
1. All residents are encouraged to reach out sooner rather than later
if they are experiencing difficulties related to COVID-19.
Individualized payment plans are available for those experiencing
need and information about additional resources is provided via a
1. Ordinarily viewings are scheduled by appointment only.
Prospective residents can expect to spend 15-30 minutes touring
the property and any available apartments. If you have an
appointment, park anywhere and call your contact to meet them
out front or dial ‘0000’ on the front door intercom for service.
ii. VIRTUAL TOURS
1. Many of our residents have moved from out of state. We have
c. RENTAL CRITERIA top
been doing virtual tours using Hangouts, Meet, FaceTime, Skype,
Zoom, etc for years. The tours mimic the viewings and the person
you work with will walk around the entire property so you can see
everything you need. (We’re happy to take measurements for you
too, just ask!)
i. INCOME VERIFICATION
1. Minimum verifiable (gross / pre-tax) income of 3x rent
ii. CREDIT REPORT
1. No outstanding collections accounts
2. No significant collections accounts or bankruptcies within last 5
iii. CRIMINAL BACKGROUND
1. No felonies within the last 5 years
1. Photo ID: A copy of valid state issued ID is required (Ex: driver
license, state ID card, passport, etc).
2. Pet documentation: photo, spay/neuter, & vaccinations
a. Additional docs may be requested based on breed
v. CONDITIONAL APPROVAL
1. Not satisfying one or more of the rental criteria above will not
d. APPLICATIONS & MOVING IN top
immediately exclude you from consideration. Based on your
specific application, modified lease terms, additional documents,
an increased deposit, and/or a qualified cosigner may be required.
1. It’s free to apply. We will pay all of your screening costs.
Applications will be sent to screening upon completion of a rental
application and submission of all supporting documents (usually 3
periods of pay stubs and photo ID). Applications are sent to
screening in the order submissions are completed. Screening
usually takes 1-3 business to process. Based on screening,
additional documents may be required. Applications are approved
for lease offers in the order they finish processing (all screening
and documents received).
ii. MOVING IN
1. Once your application is approved, you will be given a copy of
your lease to review. Signature of an ‘agreement to lease’ and
payment of a $500 deposit will be required to hold the unit. The
‘agreement to lease’ is a 1-page document that locks in your lease
terms in exchange for the deposit. On move-in day, you will meet
with someone from our team for a final walkthrough so you can
see and inspect any work that was promised before signing.
Assuming everything is to your satisfaction, you will then sign the
lease, exchange keys, and pay the balance of your move-in costs.
An electronic copy of your lease will be provided later that day.
2. New residents also receive a move-in checklist
information and reminders for getting setup in their new home.
3. Please contact us in advance to make any special arrangements
for trucks, deliveries, etc.
4. Note, you may receive emails prior to move-in confirming various
accounts as being set up: ParcelPending (lockers), Google Form
(parking), & Yardi / RentCafe (tenant portal account).
iii. TYPICAL COSTS
1. Deposit - $500
2. Cleaning / admin / amenity fee - $300
3. 1st month - ~$1275 prorated
4. Utilities - ~$75 prorated
5. Note, pet deposits, fees, and charges vary. Base rent and utility
amounts vary. Utilities vary with the number of lessees.
1. Building key (1x lessee)
e. SAMPLE LEASE top
2. Unit key (1x lessee)
3. Parking passes (1x vehicle on lease)
4. Mail (1)
5. Key fob (1)
6. Storage (0)
7. Bike storage (0)
f. RENEWING & EXTENDING top
g. NOTICE & MOVING OUT top
i. We pride ourselves in being a place people want to live. Our typical
resident renews or extends their lease 2-3 times before moving on. As
such, you can expect a courtesy email ~2 months in advance of your
lease expiration listing renewal and extension options.
ii. Rent will never increase more than 5% in an offer for a 12-month
renewal/extension; this is listed in every lease we sign.
iii. Move-in references: New Tenant Info
| Care Agreement
| W/D Instructions
h. COMMUNITY RULES top
i. Planning to move? 21+ day written notice is required. An email or hard
copy is fine. Text messages are NOT accepted. The notice must include
signatures, or electronic signatures, from everyone on the lease and a
specific move-out date. We also ask for a forwarding address to keep on
file so that we can mail you your deposit refund.
ii. As soon as you give notice, we’ll start trying to lease the space. We
usually have a waiting list and vacancies are usually filled in less than two
weeks. Once the vacancy has been filled, you will no longer be able to
revoke your notice.
iii. Additional move-out instructions are available here
i. QUIET HOURS - No loud noise between 10p and 8a.
i. PETS, PARKING, STORAGE, PACKAGES, & INSURANCE top
ii. NO SMOKING - No smoking within 30ft of the building; this includes any
activity that produces any odorous smoke or vapor of any kind; this also
includes smoking inside personal vehicles parked within 30ft of the
iii. DOG WALKING - Dogs, and other pets, must be walked at least 15ft from
the building; pet poop must be picked up and disposed of. Pets must be
under a person’s direct control at all times while in public spaces
(leashed, carried, caged, etc).
iv. SIGNS - Observe posted signs in common areas and the parking lot.
v. See lease for additional details as applicable. Contact us with any
Limit 2 cats / dogs. No large (45+ lbs) dogs on 2nd floor. All cats /
dogs spayed/neutered (okay to delay for puppies/kittens at vet’s
instruction). Vaccination records (rabies) must be provided. A recent
photo must be provided.
1. Breed restrictions apply. References, professional temperament
evaluation, insurance rider, and/or increased deposit may be
required for overly large dogs or breeds commonly on aggressive /
restricted breed lists.
1. Terms - Open parking with permit. All vehicles must be in working
order. No boats, RVs, trailers, etc without written permission. All
persons using the parking lot for vehicles must comply with all
2. Pricing - Residents 1 passes free. Visitor passes free. $20/mo per
additional pass for additional residents on lease. Additional
$30/mo surcharge per additional pass beyond number of residents
on lease; subject to availability. Additional $30/mo surcharge for
reserved stalls; subject to availability. Add/remove at any time by
requesting in writing.
1. Terms - Add/remove lockers at any time by requesting in writing.
Number and location of lockers available subject to actual
availability. Must provide and use your own lock; unlocked lockers
will be locked and you will need to call/email to have lock
removed. 1 copy of storage room key provided. Bike storage
available for free.
2. Locker Size - ~28”x20”x7’
3. Pricing - $20 per month per locker with no term commitment.
Multi-locker discount available.
1. Normal packages - ParcelPending automated parcel locker
accounts are included for free. We will handle the account setup
before you move in. When packages arrive, you will receive a text
or email. You must pick up your package within 3 days or
call/email to make alternative arrangements. Regularly failing to
pick up or call may result in your locker account being deactivated.
2. USPS - Small packages shipped by USPS may have been placed
in your mailbox or in one of the USPS parcel lockers by the 9504
entrance. If you are missing a package from USPS, please check
your mailbox first.
3. Signatures - On-site staff can sign for your packages if you
provide written permission for them to do so; just send us an
email. Packages received this way will either be placed into
ParcelPending lockers or stored in the office. You will receive a
text/email when they are received either way.
4. Oversized and overflow - Packages too large for the
ParcelPending lockers and packages that exceed the number of
available lockers will be stored in the office. If one of your
packages is stored in the office for this reason, you will receive a
text/email with pickup instructions.
5. Unattended packages - Unattended packages left anywhere on
the property will be intercepted and treated the same way as
oversized and overflow packages.
6. Missing packages - Call/email us for help. Sometimes it’s a
software glitch with the lockers. Other times we can pull camera
footage to see exactly where your package went.
1. Renters insurance is required for residents at all times.
Proof of insurance will be required on move-in and with each lease
extension/renewal. Policies may typically be purchased from the same
carriers as auto insurance policies and usually cost $10-15/mo. We
require a minimum of $50,000 in personal liability.
2. Other options
a. Alternatively, residents may purchase renters
insurance from a 3rd party during their application process; OR,
j. PAYMENT ARRANGEMENTS top
residents may request enrollment in our master policy for the
property. Master policy enrollment is not a full insurance policy but
it costs $10/mo and satisfies all insurance requirements.
Call/email for master policy enrollment or any questions.
i. Rent is due on the 5th of each month unless otherwise agreed in writing.
k. REFER-A-FRIEND top
Electronic payments accepted include: ACH, credit, & debit. Physical
payments accepted include: personal check, cashiers check, & money
order. Physical payments may be placed in the rent dropbox or mailed to
the address listed on your lease.
ii. Move-in costs will be evenly split over the first 3 months after move-in for
new residents upon request.
iii. Payment arrangements are available during your lease on a case-by-
case basis; however, no late fees will be waived unless you have
contacted us in writing before the 1st of a given month.
i. Have someone you think would appreciate the building? Let them know
l. SERVICE & SUPPORT top
that if they mention your name during their application, they will receive
$150 off their move-in fee and you will receive a $150 rent credit after
i. There will always be at least one person available to help you out on-site.
Check out ‘Meet the Team’ for details.
ii. If you have a maintenance request, please submit it by logging into the
‘Resident Portal’. Or, you can call / email. Maintenance requests are
processed within 24 hours. It may take longer to order parts and schedule
work, but you’ll hear from us and have a game plan within 24 hours.
iii. For anything else (billing, software problems, finding a package, parking,
etc.) please don’t hesitate to call / email!