Resident Handbook

Tenant Handbook

Please keep this document in a safe place for future reference. Please read this manual carefully and thoroughly as it contains important rights and obligations which are intended to be binding upon you, the landlord and Aloe Property Management. This manual is incorporated into your Lease Agreement and is expressly made a part thereof.

Aloe Property Management Welcomes You

To achieve a successful tenant/management relationship we prepared the Aloe Tenant Handbook to assist you with your tenancy. We recommend that you keep it in a convenient location so that you can refer to it easily.

You will find maintenance guidelines, rental payment instructions, general information, safety tips, guidelines, emergency instructions, and more.

Aloe wants you to be prepared throughout your tenancy. Therefore, we want to provide important information and documents that you may need in the future.

The owner of the property has retained Aloe Property Management (APM) as their Property Management Company and representative to manage the property you are renting. Therefore, you need to contact Aloe when you need assistance (see contact page).

If you have questions or concerns on any of the information contained in this documentation, contact our office at any time. APM is here to help you.

 We wish you a successful and enjoyable tenancy in your new residence.

Table Of Contents

General Information Tenant Communication Telephone Calls During Office Hours Voicemail After Hours Calls Emergency Calls Email Aloe Property Management Website General Office Information	5-6
Move-in Process Utilities Moving Checklist	6-8
Rental Payments NSF Late Service Charge Notices Renewals Lease break Inspections	8-10
Rules & Regulations CC&RS Renters Insurance Occupants Trampolines/Above ground pools Parking Keys Trash & Garbage Jury Trial Waiver Disturbances Animals	11-16
Getting to know your property	16
Property Maintenance Procedures After Hours Submit Work Order Home Warranty Resident Damages Maintenance Responsibilities	16-22
Preventative Cleaning Tips & Housekeeping AC Filters Circuit Breakers Pest Control Landscaping Plumbing Septic Hauled Water Tanks Walls & Ceilings Water Softener Fireplace Flooring Care Appliances Garbage Disposals	22-30
Moving Out	30-31

 

General Information & Communication

Tenant Communication

On the next page you can find our general contact information. Communication makes a difference in any area of life, and it can only enhance your tenancy by letting Aloe Property Management know what you need.

Use the telephone, email or written correspondence to contact us. What is important is that you DO contact us when you need assistance.

Telephone Calls During Office Hours

During regular office hours we strive to have a live person to answer your call. Your management team may not be available or in the office and you may need to leave a voice message. When you speak to someone or leave a voice message, please state the reason for your call so that someone can assist you with the information you need.

Voicemail

During the day, if you reach our voice mail system, please leave a message complete with your name and the telephone numbers where Aloe can reach you, both day and evening. Someone will return your call as soon as possible. The benefit of a voice mail system is the ability to leave a message twenty-four hours a day, seven days a week

Email/Text Messages

Email and Texting is a great way to communicate and enables your management team to contact you quickly and efficiently and, when needed, send you important information.  Please note that communication by email is encouraged.

Maintenance Requests

Please remember that all maintenance requests must be in writing unless it is an emergency. This is in your rental agreement. You can access a maintenance request online through your Tenant Portal.

Aloe Property Management Website

Aloe stays current with business technology. The website www.aloepm.com, contains important information for tenants. Visit it regularly to use the Tenant Services section.

General Office Information

Mailing Address:

Aloe Property Management 3413 E Aloe Dr Chandler, AZ 85286

 

Communication:

Phone: (602) 854-9884    Texting Number: (520) 399-8632

Email: Info@aloepm.com

Website: www.aloepm.com   Tenant Portal: Desertcanyon.appfolio.com/connect

 

Office Hours:

Monday – Friday 9:00 (AM) to 6:00 (PM)

 

Electronic Communication

The parties hereby agree that any communication may be sent via email or any other electronic means of communication and that it is deemed received only when the other party acknowledges in writing receiving this notice or communication.  You are strongly urged to communicate in writing rather than calling to track all communication. Emails/texts are considered “proper notice”

The Move-in Process

Once you have been approved you have twenty-four (24) hours to sign your lease and pay the earnest deposit.

We sign our leases Electronically. Your lease will typically be emailed to you for electronic signature. This will be sent after earnest deposit is paid.

By signing the lease agreement, you accepted the property in its present condition (AS IS). No cosmetic repairs will be done after move-in unless specified in writing in the lease agreement.

If the property was occupied when you completed your application, you understand that it is being rented cosmetically in “AS-IS” condition. Once the tenant has vacated, we will perform a walk through and will ensure the unit is professionally cleaned and that items are performing the function intended. Unless agreed to in writing, we cannot promise cosmetic upgrades.

At move in you will complete a Move-In Form to notate cosmetic deficiencies for your protection at move-out. Any items needing repairs that are not performing the function intended, a maintenance request will be submitted through your portal. We perform a standard make-ready between tenants. This means that we ensure the unit is clean and items are performing the function intended. It does not mean that we will paint, replace carpet, etc. The homeowner is not obligated to make any repairs, except for those which could affect the health or safety of an ordinary resident.

Everyone has different standards of cleanliness. We use a professional cleaning service that cleans to our standards. If something of importance was missed, we will send the cleaners back to touch up. Because some time may have elapsed between us having the unit cleaned and you moving in, a little dust or dirt may accumulate on the floor - this is not cause to send cleaners back out.

Aloe Property Management does its best to accommodate your desired move-in date. If it is a back-to-back turnover and the vacating tenant leaves the property neat, clean and in good repair, it is usually not a problem. However, if the unit is not left up to our standards, we will need time to make it ready. We apologize for any inconvenience or delays and promise to do everything we can to expedite the process.

You will have 7 days to return the Move-In Report. Please note any cosmetic deficiencies for your protection at move out as well as any items needing repairs.  Unless it is a true emergency, please DO NOT call about repairs until you have submitted your report. We will not address items (unless an emergency) until you submit the report. This is for your protection.

If you have any questions not answered here, please contact the Aloe office.

Utilities

You are required to set up utilities in your name (unless otherwise noted on lease). This includes Electricity, Gas, Water, Sewer, Trash, Recycling, Internet, and Cable. It is the tenant’s responsibility to confirm which utilities the home uses.

As part of our service, Citizen Home Solutions, our move-in concierge service will be contacting you to assist you with the setup of your utilities. This is a FREE service to assist you with connecting water, gas, electricity, cable, internet and other services according to your area. Citizen Home Solutions will help you comply with the utilities section of your lease agreement. It is your responsibility to ensure your power, gas, water and other required utilities have been connected into your name by the start date of your lease agreement. This will ensure you do not have any disruption of utility services when you move in. Subject to your move in date, Citizen Home Solutions will attempt to get in contact with you in the next 1 - 2 business days to activate your utilities. As a form of courtesy, Citizen Home Solutions will attempt to contact you via phone call at a maximum of 3 attempts. Please be expecting their call. To activate your utilities immediately, schedule a call with Citizen Home Solutions at a specific date and time, via the following link. Schedule my appointment now https://myfreeconnection.com/desertcanyonproperties

Rental Payments

Rent is due by the 1^st of each month regardless of weekends and holidays and considered late if not received by 11:59pm. Monthly bills will not be sent. If you know that you will have a delay or problem paying by the due date, contact your management team immediately. Lack of communication can negatively affect your payment record.

Aloe Property Management accepted rental payments by:

• US Mail

Sent to either office address and made out to Aloe Property Management. Tenants understand that there is an $8.99 processing charge for all money order, certified funds, and third party checks. No personal checks. This charge must be added to the rent check if paying by this method and is due and payable no later than the next rental payment date as additional rent.

• Online Portal through appfolio.com/connect

Tenants understand when paying online with a credit card, debit card, or e-check, any third-party software payment processing charge are the sole responsibility of the tenant and shall not be deducted from any balance due. It may increase or decrease at any time.

• Multiple Payments

We only accept one rental payment monthly. If there are multiple payments made (different cards, accounts, or roommates), you will include a $10 processing charge per additional payment. This does not include the processing charge or online charge through third-party software. If one of the payments reverses, it will cause rent to be late and additional charge will be added.

NSF

Any check returned for insufficient funds (NSF), or an online payment is declined (insufficient funds or wrong account number), you will be charged an NSF charge. The NSF charge is $75.00 and immediately payable with your next payment. If the NSF payment was for rent, your account will then be charged a late charge for the number of days late. Your payment must be paid within 24 hours of the notification or legal action will be taken. If there are more than three NSF online payments, tenants' payment must be paid by certified funds plus a processing charge.

Late Rent collection service charge

All rent payments will be applied to outstanding balances first, then rent, which may cause your rent to be late if not paid in full.

Late service charge will start on the 2^nd day and continue until rent is paid in full. Please refer to your lease.

Five Day and Ten Day Notices

If rent is not paid, Aloe Property Management will send a Five Day Notice, which becomes an additional expense.

Any Five Day Notices Ten Day Notice, Cure Notice, and HOA Notice, sent to you will add an additional administrative charge. See lease for details.

Renewal of the Lease

Tenant will pay a $150 lease renewal service charge for each time the lease is renewed.

Breaking the Lease/Early Termination

Aloe Property Management’s primary responsibility is to act in the owner’s best interest at all times. However, we understand that at times extenuating circumstances may prevent a resident from fulfilling the term of their lease agreement. If you need to vacate the property before the end of your lease, there is a re-rent service charge for placing a new resident.

Option 1: Pay lease break service charge equal to (2) two months' rent. This is not considered rent, this is merely a service charge for breaking your lease. This amount is due prior to move out and requires a 30 day notice in writing. You may not use security deposit towards any of these service charges.

Option 2: You will be responsible for the property and payment of your rent until either the end of your lease or until the unit is re-rented. You will also pay an additional leasing service charge to the property management company and an additional service charge for the number of showings and staff hours used to re-lease the unit. This service charge starts at $1000.00. You may not use your security deposit towards any of these service charge.

This does not release you from continued liability for: future or past due rent; charges for cleaning, repairing, repainting, or unreturned keys; or other sums due.

Periodic inspections

As part of the agreement with the owner of the property, we will be conducting a periodic inspection of the property (this may include videotape taken of the interior and exterior.)

We are looking at the overall condition of the property as well as major damage, pet damage, cleanliness/habitability, and lease violations.

You will be notified of any problems and given ten days (or five days if health & safety) to remedy them.  Any breach not corrected will be addressed as per the Arizona Landlord/Tenant Act.  

If access is denied, a 48 Hour Notice to Access is sent and a $50 charge is applied.  You will then be in breach of lease and eviction proceedings will begin.

All water softeners and water heaters can not to be blocked by personal items. Upon request we may need you to take photos of the interior and exterior of the home. You have 10 days to send them to us via email.  It’s very simple you just, take photos of each room including garage, back yard and upload to ZInspector app.

Rules & Regulations

CC&RS

These are the rules and regulations set forth by the homeowner’s association.  Please read through them (you may request copies from your manager or homeowner’s association,) as you will be required to obey all rules and regulations.

Any fines set forth by the homeowner’s association for not obeying these regulations will be assessed to you. This applies to only those properties with an HOA. You will be required to pay any fines within 5 days of receiving the notice. If management needs to notify you of any HOA Violation Warning notices, you will be charged a $5 admin charge per notice. It is your responsibility to maintain the property and be aware of the rules. It is not the responsibility of the homeowner or property manager to send warning letters before a fine is imposed.

Renter’s Insurance

It is required that renter’s insurance be obtained for the protection of you, your guests, and your personal belongings.  The owner carries insurance that covers the building only. Personal belongings of the tenant are not covered.

Renters insurance covers belongings from fire, smoke damage, wind damage, theft, vandalism, and a collection of other events and medical expenses for someone who may be injured on your property. Renter’s insurance covers hotel stays during a catastrophic event (pipe bursts, house fires, water damage), not the landlord. Management and Landlord are never, under any circumstance, responsible for your personal belongings. Food spoilage and excessive utility bills are not covered by the Landlord.

Guests/Children

Any person or persons staying more than seven days in a row, and not more than a total of 30 days per twelve-month period.   If this exceeded, the guests/children will be considered residents, unless prior written permission is obtained from management.  If occupant will be permanent, a written application with credit & legal reports are required on all occupants over the age of 18.  Only those persons listed on application/lease have permission to occupy the premises.  You will be responsible for the behavior of your guests, their guests/children, and your children.  All portions of this agreement also apply to any guests.

Trampolines and/or above ground pools

May be prohibited per HOA guidelines or Landlord liability. You need authorization from management or the Landlord in writing before placing on property. Landlord and management have the right to deny these requests. If approved, you relieve all liability of the Landlord and management and need to ensure your renters insurance is aware of them on the property along with proper coverage. If we find this on the property without written authorization, you will have 5 days to take it down or face eviction. A fine per incident is $200

Parking/Vehicles

All vehicles must be parked in assigned areas (garages, parking lots, driveways etc.) or on the public streets where allowed.  No parking on the lawns, sidewalks and other areas not designated for parking.  All vehicles must be registered, always licensed and operable.  No vehicle repairs (except minor repairs e.g. changing a tire) are allowed at any time.  No oil/fluid stains are allowed on the driveway, garage floor or any other area on the premises.  Please discard all oils or fluids properly. No one is allowed to stay or live in any RV or any other vehicle on the property or land. Most communities do not allow parking on the street, do not block neighbor’s driveways with any commercial vehicles. No trailers or boats to be left out or overnight. Please contact HOA for any questions. Property manager may not send notices, a fine will be imposed.

Keys and locks

Alterations or replacements of the locks, installation of bolts, knockers, mirrors or other attachments to the interior or the exterior of doors requires the approval of management.  Management must have keys to each lock on the house.

Trash & Garbage

• All trash, garbage & recyclable items must be placed in appropriate containers.
• All containers are to be stored out of view on non-trash pick-up days.
• The tenant is required to plan for trash pick-up through your local waste management company.
• If your home is in an HOA, it is a violation and a fine may be imposed if left out. It is not the property management's responsibility to send notices.
• Toxic waste such as paint, oil, antifreeze, solvents, and batteries must be disposed of in accordance with the rules and regulations set forth by the city and county.

Jury Trial Waiver

The Landlord and the Tenant hereby waive their rights to a jury trial.  The prevailing party to any lawsuit or other legal action is entitled to attorney fees and costs.

Disturbances, Noise & Nuisance

All residents and guests are expected to conduct themselves in a way that will not offend or disturb the neighbors or passers-by.  Any activity that causes extreme or excessive noise, traffic, or disturbance of any kind, is cause for eviction.  This includes loud music, vulgar or profane language, etc. If music or other sounds can be heard outside the perimeter of the leased premises, it is considered too loud.

Any pets that are left outdoors barking that causes neighbors to contact us will constitute in a breach of lease.

Same goes for any police reports which constitutes in immediate eviction. 

Applicable Law

This Lease is entered into in the State of Arizona, and the rights and obligations of Landlord and Tenant hereunder are subject to all applicable local, state and Federal laws, statutes, regulations and ordinances, as amended and in effect from time to time ("Applicable Law"). All provisions are intended to be compliant with current state law. If any provision of this Lease is held to be invalid or unenforceable under

Applicable Law, then such provision shall be deemed to be amended to be in conformity with Applicable Law, and the validity and enforceability of the remaining provisions of this Lease shall not be affected thereby. If after the execution of this Lease any state statute regulating or affecting any duty or obligation imposed upon Landlord is enacted, amended, or repealed, Landlord and Tenant elect to perform in accordance with such statute, amendment, or act of repeal in lieu of complying with the analogous provision of this Lease or of the statutes in effect when this Lease was executed. No reference to any liability of either party is intended to modify, eliminate, or reduce any liability of the other party that is created by any statute, ordinance or law.

Crime Free Lease

The Landlord hereby informs the Tenant that this property participates in the crime-free rental program. Any person arrested and convicted of a felony in the past five years or released from any prison or jail in the past five years is prohibited from living on or visiting the rental property. If you or your guests are involved in a crime in or around the rental property, you will be immediately evicted for that action. The Tenant agrees to abide by all city and state laws and codes. Failure to comply with this paragraph may result in an immediate eviction. Tenant further agrees to report any actions by others that violate federal, state or city laws. Tenant agrees that any police report made that involves the tenant, their guest or the rental property may be admitted as evidence and hereby waives any hearsay objections.

In the Event of Landlord Placing Home Up For Sale

Should the Landlord place the property on the market for sale, tenant shall comply with showing the home to prospective buyers and their respective agents.  Tenant will be given no less than a 48 hour notice to access.  This does not constitute in a forceable move out as the lease is still in place until lease expiration date.  Tenant will comply with all home inspections, walk throughs, and not to interfere with the sale or closing of property.  Tenant shall not have any conversations with the buyers or their respective agents regarding the property.

All properties are non-smoking of any kind

All smoking must be done outside on the patio. This includes vaping of any kind and medical/recreational marijuana.  A fine of $500 will be accessed if any odors from smoke/marijuana are noticed in the home or garage during a walk through. This constitutes immediate termination of the lease.

Animals

(including mammals, reptiles, birds, fish, and insects) are allowed only if we have so authorized in writing and have paid all required pet fees. This fee is for the privilege of having a pet, and for damage the pet may cause. Any animal on the premises seen by management, neighbor, contractor, or during an inspection will impose a $200 fine to the tenant.

If you or any guest or occupant violates animal restrictions (with or without your knowledge), you’ll be subject to charges, damages, eviction, and other remedies provided in this Lease Contract. If an animal has been in the house at any time during your term of occupancy (with or without our consent), you may be charged for de-fleaing, deodorizing, and shampooing. Any pet that damages carpet including urine odors/stains are financially responsible for either remediating the carpet and padding or replacement.  There are to be no signs of urine odors at move out.

You are responsible for your animal at ALL times.

NOTE: Pet urine can cause severe damage to an AC unit. It is your responsibility to keep your pet away from the unit. We recommend putting up a temporary fence at least 3 ft away from the unit to keep your pet from urinating or chewing the unit. (NOTE: An assistive animal is not considered a pet.  You still must notify management in writing. Tenant understands it is illegal in Arizona for a person to falsely claim that an animal is a service animal or an emotional support animal.

Pet Insurance: All tenants with pets must provide proof of pet liability insurance with coverage of a minimum of $100,000. This is not the same as Landlord Liability insurance or renter’s insurance.

Support or service animal or other fair housing issues

• The Landlord recognizes that a Tenant or their guest may need a service animal or support/assistive animal. Tenant agrees that no such animal may be allowed on the premises without written notification to and written consent by the Landlord.
• Tenant understands it is illegal in Arizona for a person to falsely claim that an animal is a service animal.
• The Landlord rents to all Residents who otherwise qualify and applies all rules and regulations equally, regardless of race, religion, disability, ethnicity, religion, sexual preference, familial status or any other protected issue. Resident agrees to immediately notify the Landlord, or their statutory agent, in writing of any issues that may relate to a fair housing issue.

New Construction

Tenants occupying a newly built home understand it is their responsibility to register the address with the post office. Management is not responsible for the delivery of mail and cannot require the Post Office to deliver to the address.

The tenant understands that if the home they are renting is currently under construction, occupancy cannot take place until the builder receives a certificate of occupancy. The tenant accepts there may be delays in move-in due to construction related issues. Landlord cannot guarantee occupancy on lease start date. The landlord will not be held responsible for any costs due to loss of housing, storage of belongings due to delays in occupancy, or fees/penalties of any kind. If the premises are not available on the date identified in the lease, then rent shall abate until the possession has been delivered. Upon 5 days written notice to the owner, Resident may terminate the lease and Management shall then return all prepaid rent and security deposit to resident.

Get to know your property

When you move into a property it is helpful to know where important items are located. Take the time to know or locate the:

• Main circuit breaker in the event power goes out,
• Ground fault circuit breaker (some of these are by the sinks in the house, not at the breaker box),
• Gas shut off valve – turn off during emergencies/disasters for safety,
• GFCI plug(s) – so you can check them if your plugs or appliances in the bathroom, kitchen, patio or garage fail to work,
• Electric and/or gas meters to check your utility bills,
• The main water shutoff valve in case of major flooding,
• Water shutoff valves below the sinks and behind toilets in case of water leaks,
• Method of cleaning for the oven so you use the right products – DO NOT use regular oven cleaner on a self-cleaning oven. This may permanently damage the oven. DO NOT leave the racks inside the oven when running the self-cleaning cycle. If you are uncertain about any of the above items, contact your ICP management team for help.

Property Maintenance

After-Hours Maintenance Charges

Our contractors expect additional compensation for working weekends, holidays or after normal business hours. Unless it is an emergency, when you schedule after-hours maintenance, you will be responsible to pay the after-hours premium charges. They have families just like you, and prefer not to be working evenings, weekends and holidays. So, if you require a special appointment time with a repairman and it results in the repairman billing us an extra charge, you will be charged that amount which exceeds the regular service charge.

How to Submit a Work Order Request

Because we put such a high priority on keeping the property in good condition for the enjoyment of the resident, we make it easy to request maintenance at your Resident Portal, at desertcanyon.appfolio.com/connect

As per your lease, all requests for routine and non-emergency maintenance must be made in writing, providing your name, daytime and evening telephone numbers, address and specific problem or repair. Your requests will be handled in the order that they are submitted.

Non-emergency repairs are done during normal business hours (9:00 a.m. to 5:00 p.m., Monday through Friday).

Remember maintenance personnel will not make an immediate appointment for non emergencies. We know that repairs are an inconvenience and promise to address them diligently. We appreciate your patience and cooperation.

Maintenance Priorities are determined, and there are target completion times for each. Please use the following categories as guidelines.

Categories of Priority

Category 1: Emergency Maintenance

Emergency defined: Anything relating to the property under the lease that is threatening to life, health, or the property. Fire (please call 911), flood, sewage back-ups, gas odors (please call gas company), broken water pipes, Target: 5 to 8 hours.

• Emergencies causing immediate danger such as fire, call 911
• Emergencies involving gas call the gas company and if necessary, 911
• Emergencies involving IMMEDIATE electrical danger, call the utility service or 911
• After contacting one of the above sources, then call the Aloe office and report the problem.
• Emergencies such as backed up plumbing, flooding, call the Aloe office and listen for emergency instructions and if necessary, call 911.
• An emergency is NOT being without heat when temperatures are expected to be above freezing, but Aloe recognizes this is important and will make it a priority with vendors to have the heat working as soon as possible. This is the same for air conditioning with extreme heat conditions.

Please Note: during peak seasonal months, target response times for heat and air may be subject to delays due to contractor overload.

Management will make any necessary repairs within a reasonable time.  You will not be reimbursed for any unauthorized repairs you make.

 

The following are not emergencies:

An emergency is NOT being without heat when temperatures are expected to be above freezing and the same for air conditioning with extreme heat conditions.

Refrigerator not cooling, locking yourself out of the house, power or gas off, a/c inoperable and the property has two (2) a/c units, oven not working, no hot water, etc.

These issues may be inconvenient, uncomfortable, and aggravating, but they are not emergencies. Aloe recognizes this is important and will make it a priority with vendors to have the heat working as soon as possible

Aloe is not liable for loss of food caused by appliance breakdown or for damaged belongings due to water leaks. Please make sure that you have adequate ‘renter’s insurance’ to cover unforeseen personal losses.

Category 2: Urgent Maintenance

Broken windows, plumbing repairs (not clogged toilets, see notes below), loose railings, wobbly decks, electrical problems, etc.

Target: 2-4 business day service

Note: during peak seasonal months, target response times for heat and air may be subject to delays due to contractor overload.

Category 3: Normal Maintenance

Appliance repair, garage repairs, leaky faucets, etc.

Target: 4-8 business day service

Category 4: Non-Essential Maintenance

Fence repair.

Target: 15-20 business day service

Maintenance Personnel

Maintenance personnel are not employees of our company, consequently we do not control their work hours.

If a vendor has not contacted you within 2 business days of submitting your maintenance request, let Aloe know by email at info@aloepm.com or text. Aloe will contact the vendor to find out the cause of the delay, and then inform you when to expect the vendor to call

Please advise us if a repairman does not arrive, or if the work is not completed in a professional and satisfactory manner.

Your participation and notification in the maintenance process is expected. If you do not provide us notice of maintenance issues we are not aware of cannot help get them resolved.

Home Warranty

Your home may have a home warranty on it.  You must contact management prior to you doing any repair other than those listed as your responsibility.  If your home has a home warranty, you or your property manager will submit your claim and provide you with the vendor assigned to schedule the work order.

We do not have any control over home warranties and how long they will take to process. We understand all frustrations but have minimal authority. This is a decision the landlord has made.

Resident Damages / Maintenance Charge-Backs

Repair for damages caused by your neglect, abuse or misuse will be charged back to you in full. We will rely on the servicing contractor to tell us what caused the problem.

A few examples of misuse include, clogged plumbing due to items dropped in the toilet (toys, brushes, diapers, napkins, any personal items) or a jammed garbage disposal. The plumbing repair cost will be your responsibility. This is not considered equipment failure and you should do everything you can to handle these issues yourself. Unless the contractor indicates it was not caused by you (i.e. roots in system, pipe collapsed, septic tank backup), we assume the problem was caused by misuse, and not by a defect of the property. Clogged plumbing is your responsibility.

Damages caused by abuse or misuse will always be charged to you.

Maintenance Charge-Backs

If the contractor we send to the property tells us the need for maintenance is due to your negligence, abuse, or something easily remedied like a GFI switch or circuit breaker tripped, or garbage disposal not re-set, you will be billed for it. Failure to pay the bill will result in an outstanding balance on your account, which will need to be paid with your next rental payment, or sooner.

Reporting Repairs

The resident agrees to accurately report repairs to the property Management Company using the Online Portal. If the Resident makes false repair reports or claims to the manager, the resident may be charged a minimum of one $75 trip visit (there will be a separate charge for each vendor sent to the property) plus a $65 coordination charge per falsely claimed items or any damages/repairs deemed tenant caused and any other normal hourly labor incurred in researching and coordinating intentionally made false claims.

Residents must be home or someone over the age of 18. TENANT IS LIABLE FOR ANY SERVICE CALL/REPAIR CHARGES IF AND WHEN THE TENANT FAILS TO KEEP YOUR SCHEDULED APPOINTMENT- OR IF DEEMED TENANT CAUSED DAMAGE OR REPAIR by the vendor. The trip charge is a minimum of $75.00 if you fail to keep an appointment, as well as a $65 coordination charge for us to reschedule.

Also, keep in mind some repairs are very costly. When a great deal of money is involved, we may need to contact the owner of the property for their approval. This may cause some delay in the repair. Please be patient with our staff as we help you work through these problems.

Resident’s Maintenance Responsibilities

The resident is required to promptly notify Aloe Property Management of all needed repairs.

Failure to inform Aloe of water leaks or any condition that result in damage to the property will cause the resident to be held liable for the cost of repair of subsequent damage!

Telephone notification is only acceptable in cases of danger to a person or property. Written notification is required for all non-emergency repairs, by the lease agreement.

Renting a house is not like renting an apartment. Aloe Property Management does not have a maintenance handyman living in your neighborhood to run to the property and fix things immediately. There are some items that you can take care of yourself such as clogged garbage disposals, GFI switches that need to be reset and minor items.

It is your responsibility to cooperate by allowing the repairman in the property for scheduled maintenance and repairs. Be sure to contact the repairman at least a day before, if you are unable to keep your scheduled appointment; failure to do so will mean a charge to you.

Aloe will bill you for the vendor trip charge if you have agreed to an appointment with a vendor but failed to open the house for them at the scheduled time.

If there is still a problem after a recent repair has been completed (within 30 days), call us. If you fail to report this problem, and it causes further damage, you may be responsible for its cost.

Damages caused by abuse or misuse will be charged to you. We will rely on the servicing contractor to tell us if you caused the problem.

Monitoring of security systems is not handled by Aloe or the owner. You will need to make your own arrangements to set up service in your name.

Inform Aloe of any and all:

 Signs of mold in the property

 Toilet & faucet leaks and any plumbing backup

 Electrical problems

 Heating & air-conditioning problems

 Inoperative smoke detectors

 Faulty appliances (those included in Rental Agreement)

 Roof leaks

 Gas leak

 Broken windows & doors

 Unsafe, unhealthy or dangerous conditions

 Evidence of termite

 

Some examples of maintenance you are expected to do at your own expense:

Replace light bulbs, torn or damaged screens.

Replace or repair cabinet catches, hinges, knobs, or handles

Fallen towel bars or toilet paper holders and tighten screws

Replace HVAC filters bi-monthly.

Re-light gas furnace or hot water heater.

Spray yard for bugs and weeds.

Keep grass and weeds out of flowerbeds and rock areas.

Replace smoke/carbon monoxide detector(s) batteries every year.

 

Examples of repairs management will make at Owner’s expense.

Repairs to A/C-heat systems.*

Replace heating element in hot water tank.*

Repair roof leaks.*

Repair or replace any part of plumbing under sinks or behind walls.*

Repair or replace any broken electrical components.*

Repair/paint any rotted wood (please notify management.) *

If repair technician notes tenant-caused, you will be charged.

 

Examples of repairs for which you will be held responsible:

Replace heating elements/hot water tank if caused by empty tank.

Repair or replacement of A/C unit due to not replacing the filter on a regular basis.

Any unusual damage or extraordinary wear on any of the floors, walls, ceilings, caused      by pets, smoking, children, guests or any unusual or unreasonable use. Windows/Glass        breakage.

Damage to fences, outside walls, shrubbery, replacing of dead plants/trees tenant caused.

 

Preventative Cleaning Tips & Housekeeping

Heat – A/C units & Smoke Detectors

All filters must be changed bi-monthly.  (no exceptions)

A clean filter prevents serious damage to the motor, compressor and other parts of the AC/Heating unit. A dirty filter reduces the efficiency of the A/C and heating unit requiring it to work harder increasing your electric bill; and shortening the operating life.

Any cleaning required or damage done to AC/Heating units caused by failure to perform mandatory changes of the filter will be charged to the resident. The repair technician will make this decision.

This is a very expensive maintenance or repair, and the resident always gets billed for the entire amount due to neglect.

The air coming from the vents will not be warm in the winter or cool in the summer.  Heat pumps are designed for the temperature to be set and then to leave the control alone.  The air runs over the heating or cooling element, then gradually warms or cools to the desired temperature.  During extreme hot or cool temperatures, the heat pump may not keep the house as comfortable as you may desire.  To help the unit perform as desired, close all the blinds, try not to use any of the hot appliances (oven, etc.) and keep all doors closed.

Poor cooling may also be due to a clogged filter. Adjust vents with air flow and close ones not used to help air flow harder in rooms that may need be cooler.

Replace the smoke detector/carbon monoxide batteries at least once every year. (April 15^th is easy to remember.)

A smoke detector can be the only thing between you and a fire.  Many homes have heat pumps for the heating and cooling of the home.

Circuit Breakers

Circuit breakers move only slightly when triggered.  It may appear to be ON when it has “popped” off.  To reset a breaker, turn it fully to the off position and then turn it back on again.  The ground fault circuit (GFI) breaker detects even slight voltage changes and cuts off the power during fluctuations.  They are usually used around sinks, exterior plugs, garages, and some lights.  If you lose power to a plug near a water source, it is usually the GFI circuit.  Most GFI’s located at the breaker box are marked with a red or yellow button.  Many homes have the circuits at the plug-in outlet.  When these “pop” simply reset the breaker as outlined above, or per the instructions on the plug-in outlet cover.

Extermination/Pest control

Please report any pest control problems within three (3) days of possession.  If not reported in writing, it is agreed that the premises have no infestation of any kind.

Any future infestations of any kind, less termites & bee swarms, shall be your responsibility.  You are required to report any suspected or known termites.  You are not responsible for termite control.  Management assumes no responsibility for the control of roaches, ants, scorpions, or other pests.  Please notify management if you suspect any termites or wood destroying insects around the house or grounds.

You will be charged for any damage caused by uncontrolled pests (i.e., ants building a nest in the a/c unit and damaging the unit.) If we find pests are evident during a walk through, we will hire pest control to come remedy and the charge will be assessed to tenant. We require all tenants to have bi-monthly pest control.

If pest control is included in rent, you will be responsible to communicate with pest control company on scheduling and allow access. Any pests you notice, contact your property manager or the pest control company to come back out and take care of it.

Bed Bugs

As has been widely reported, bed bugs have become a re-emerging problem nationwide. One reason for this increasing problem is that it is easy for persons to spread the problem unknowingly. Bed bugs readily hide in small crevices and are notorious hitch-hikers. Bed bugs are often transferred by purchasing used furniture and through travel in luggage and in hotel beds and linens. The best strategy for effective pest control is prevention. The following are recommended steps in the prevention of bed bug infestations:

(1) clean your apartment regularly; including vacuuming your mattress(es),

(2) clean up clutter to help reduce the number of places bed bugs can hide

(3) exercise caution when purchasing used furniture or clothing by making sure to inspect each item, and asking the retailer or seller if the items were checked for bed bugs

(4) do not bring discarded furniture, mattresses or clothing into your apartment and (5) take precautions when traveling and staying in hotels. Lessee(s) understand that bed bugs are wingless insects that are approximately a 1/4 inch in length allowing them to lodge themselves within furniture, including bed frames, mattresses and box springs.

Clutter around the room offers additional sites for these pests to hide, and increases the difficulty in eliminating bed bugs. Accordingly, Lessee(s) agree to examine hotel rooms and carefully scrutinize and consider the history of any used furniture prior to purchase and prior to moving any furniture into Premises. Lessee(s) agrees not to bring in any furniture or other discarded items into the Premises from the trash and/or recycle bins as this is a central source of many pest infestations. Lessee(s) understands that as a Lessee(s), they play an important role in helping to maintain the home and community, since they are in the best position to observe and maintain their residence. Lessee(s) understand and agree that it is their responsibility to report any maintenance issue in their unit without delay. Lessee(s) agree that routine maintenance requests will be submitted in writing to the Management Office and that emergency maintenance issue will be reported via telephone or in writing so that Lessor may respond to the condition reported. Lessee(s) agree not to apply their own pesticide without the written authorization of Management as our exterminator will inspect the unit to confirm the infestation and to develop a pest management plan. If your unit (or a neighboring unit) is infested with bed bugs, a pest management professional may be called in to apply pesticides. The treatment will be more effective if your unit is properly prepared. Lessee(s) agree to follow the recommended readiness procedures, including allowing full access to Lessor and its exterminator for treatment. Lessee(s) understands that the choice of exterminator is that of the Lessor and its agents. Lessee(s) agree that they are responsible for any and all costs associated with treating the bed bugs at the Premises. Lessee(s) further understands and agrees that they are also responsible for any damages caused to the Premises, including any damage caused to neighboring units as the result of their pest problem spreading to a neighboring unit(s). Lessee(s) on behalf of themselves and their heirs, successors, executors, agents, attorneys and assigns hereby releases and forever discharges Lessor, its past and present owner(s), manager(s) and affiliated entity(ies) and their respective officers, directors, principals, employees, attorneys, insurers and agents from any liability for claims known or unknown arising from any from any and all damages caused by a pest problem, including bed bugs . Lessee(s) further expressly agrees to indemnify, save, protect, defend and hold harmless Lessor from and against any and all claims, damages, suits, losses, payments and expenses, including reasonable attorney's fees for any damages ,allegations, claims, and/or demands relating to, caused by, or arising from a pest problem at the Premises, including bed bugs.

This document sets forth the entire Agreement between the parties hereto regarding Pest Control at the Premises. No supplement, modification or amendment of this Agreement shall be binding unless executed in writing by both parties. By signing this acknowledgment, Lessee(s) agree and acknowledge that they have inspected the Premises and found the unit to be clean, safe and in good condition, free of all visible pests, including but not limited to bed bugs, roaches, ants, etc. The signatories to this Agreement hereby represent and warrant that they are authorized to execute this Agreement on behalf of the entities named. This Agreement may be executed in counterparts and facsimile copies of same shall be admissible for all purposes and shall be deemed as original.

Landscaping

You are required to care for the grounds as provided in your lease agreement, keeping them in the same condition as when you took possession.  This care includes regular lawn care where applicable, trimming the shrubs & trees under 6 feet tall, edging all the walkways, curbs and driveways, keeping the roof and gutters free from debris and keeping weeds from all rock areas.   Please try to keep all trees and shrubs from growing on or near the roof or gutter system.  (Owner will trim/remove all trees over 6 feet tall.)  You are also required to report any condition that may cause damage, permanent or temporary, to the yard or house and treat the yard for pests. If the home happens to be a corner lot, tenant is responsible for maintaining the weeds on the side of the wall facing the street.

Property shall be always WEED free. After receiving 3 HOA Violation notices for weeds, we will hire a landscaper to do weekly service in the front yard and add to the rent.

If Landscaping is included in rent -- The landlord will take care of landscaping in the front and back yard. The landscaper will use the watering system and set it to water the plants to keep them alive and growing. The landscaper will be cautious to not use more water than needed. You may not change the irrigation system to reduce the water used to save money. If any plants or trees die because of this, the tenant will be charged to replace it and labor to plant it. Keep the yard free from all animal feces. If the yard is full of feces and landscaping cannot be done, you will be charged for the landscaper’s time to come back when it is cleaned up. You are also required to report any condition that may cause damage, permanent or temporary, to the yard or house and treat the yard for pests. Any irrigation or sprinkler leaks should be reported in a maintenance request.

Plumbing

You are responsible for keeping all sinks, lavatories, and commodes free from obstructions.  Please do not let anyone throw anything into the plumbing system or use it for any purpose other than what it is designed for.  You will be responsible for any damage or stoppage after three (3) days of occupancy unless it was caused by mechanical failure of the plumbing system.  If your system becomes clogged, call the office and we will send out our plumber.  Our plumber knows what is considered mechanical failure and what is caused by misuse.  There will be no reimbursement for charges not pre-approved by management. 

Septic

If your rental property is on a Septic system. We ask you to observe the following practices to ensure the septic system continues to provide adequate water and waste disposal.

1. Avoid washing more than two loads of laundry per day. A washing machine can use up to 45 gallons of water per load. Excess amounts of water could flood the system.
2. Do not put anything except toilet paper down the toilets. No tampons, wet wipes, Q-Tips, condoms, paper towels, etc. NOTE: even if wet wipes say they are “flushable” they will not dissolve properly and can clog the system.
3. Do put any grease or oil down the drains. You can dispose of grease by pouring it into an old can or plastic bowl, allowing it to cool and harden, and then throw it away.
4. Do not use your garbage disposal for vegetable peels, eggshells, or any type of food disposal. Always get as much food out of the sink as possible and only use the garbage disposal for the small food that makes its way into the bottom of the sink.
5. Do not allow toilets to run. If you hear your toilet running or intermittently filling, you have a flapper that is not property seating and requires attention. A running toilet can flood the septic tank and cause an extremely high water bill.
6. Be conscious of water usage during extremely heavy rains because the water seeping into the ground can overwhelm the system.
7. Apply a bio-active treatment every month. These are small pouches that flush down the toilet and increase the active enzymes necessary to break down solids. Treatment costs $3 or less.
8. The tenant is responsible for the care of the septic field and no buildings may be placed on it. You cannot drive or park on the field. The tenant will be responsible for any damage caused to the field due to vehicles or buildings. If you are neglectful in any of these areas and it results in the septic tank being pumped, you may be responsible for the bill.

Septic Tanks

Tank should be checked regularly, and enzymes used on a monthly basis. Septic needs to be pumped periodically based on use. Never drive over a septic tank or install plants nearby as both can damage the system, fill may be required until these areas have fully settled. The tenant is responsible for the care of the septic field and no buildings may be placed on it. You cannot drive or park on the field. The tenant will be responsible for any damage caused to the field.

Wells

If the primary source of water comes from a private/shared well, the owner will be fiscally responsible for maintaining the well per the well agreement. Well components may be new or used and are not warrantied after Builder has delivered possession of the Building. Well may require additional filters and/or softeners to further purify the water.

Hauled Water Tanks

The tenant is responsible for maintaining the water tank. It must always have water in it and be monitored for leaks. The tenant understands no buildings can be erected over the well storage area and this area cannot be driven over. The tenant will be responsible for any neglect or damage to the tanks.

Walls and Ceilings

Please keep all walls clean and unmarred.  Do not paint or wallpaper the walls without prior written approval of the management.  You are welcome to hang pictures with “no damage” hangers or command strips. You may hang them if they are clean and unmarred upon vacating.  All walls, baseboards and trim must be cleaned before vacating.  All ceilings must be dusted/vacuumed and cleaned regularly and upon vacating.  IF YOU ARE A SMOKER, YOU ARE RESPONSIBLE FOR ALL SMOKE RESIDUE AND DAMAGE.

Windows/Glass

Tenant is responsible for all windows and glass.  Tenant is strongly encouraged to call the police if the glass/damage is caused by someone other than Tenant.

Water Softeners

Tenant is responsible for keeping salt in unit. Should unit become inoperable due to tenant neglect they will be responsible for repair/replacement. $50 fine will be accessed if no salt in system during time of inspection. It is at the landlords discretion to fix or replace the water softener if it becomes inoperable.

Fireplace Use

If there is a fireplace on the property, it is available for your use, but is AS IS.

However, before putting it in use, please contact PR and confirm it has been recently cleaned/inspected. If it has not, we will provide you the Landlord approved vendors to perform a cleaning/inspection prior to use. You will then be responsible for having it inspected, and if necessary, cleaned by a certified “chimney sweep” when you move out.

Proper Use of Fireplace:

 Before starting the fire open the damper.

 Close the damper securely only when the fire is out and ashes are cold.

 If smoke is coming into the room, put out the fire immediately and vent the house.

 Use hard woods, like oak or mesquite rather than soft woods like pine or cedar. (Soft woods cause sparks and a buildup of creosote in the flu).

 Never use fire starters such as lighter fluid or kerosene and definitely not gasoline.

 Never burn trash or Christmas trees in the fireplace.

 Always use a log grate. It positions the fire properly and ensures a good flow of air to and around the fire.

 Build moderate to small fires. Most prefab fireplaces are not designed for roaring fires. Do not overfill the fireplace. Overfilling can cause excessive heat in the chimney and possibly a housefire.

 Use a fireplace screen at all times to prevent damage to the carpet and to reduce the possibility of a fire spreading into the room.

 Never leave the fire unattended or with unattended children.

 Always use a metal ash container for the removal of coals and ashes and be sure the coals are cold. Never put warm coals in a garbage can, paper bag or any flammable container.

Resident must not stack firewood next to the house, any building or wooden fencing. Doing so promotes the infestation of wood destroying insects.

Carpet/vinyl/tile flooring care

Tile and vinyl require a solution of soap and water to be applied about once a week.  This will keep any dirt or debris from building up on the floor.  You are responsible for any damage caused by improper cleaning, broken or loose tiles, and stains in the carpet or any repairs required for the flooring to be returned to useable or undamaged condition.  Carpets must be PROFESSIONALLY CLEANED (Contact management for PREFERRED COMPANY) upon vacating.  A copy of the cleaning company’s bill will be required at the move-out inspection.  Please check with management for a list of acceptable carpet cleaning companies.  The use of a rented “do-it-yourself” cleaning unit will not be considered acceptable.  A professional carpet cleaning company is required. (Rug Doctor,Chem-dry, Oyx-clean and Sears are never acceptable.)

Appliances

If the oven or broiler will not turn on, please check the timer on the stove.  Generally, the knob will pop out if the timer is off.  Turn the knob until it pops out. (Also, make sure the clock is set.  This can stop operation on some units.)  Instructions on other types of units are on the face of the unit.  Be careful when cleaning the oven that the oven cleaner does not drip on the counter or on the floor.  Do not use oven cleaner on self-cleaning or continuous cleaning ovens.  You will be charged for damage to an appliance by improper use, cleaning, or lack of maintenance. This includes scratches on electric ceramic flat cooktops, burn marks that cannot be removed, missing knobs, handles that may be broke, missing racks, and cracked or missing compartments in warranted refrigerators. Do NOT use any cleaners other than soap and water on stainless steel appliances as many of them scratch the surfaces.

Dishwasher

Use the dishwasher at least once per week.  Seals may dry up and the motor may be damaged by long periods of not being run.  Clean the door and door edges of food items that have fallen from the counter or run down the sides when loading. Use vinegar to remove hard water calcium build up frequently. Make sure you do not put dishes in dishwasher with any food or crumbs on here. It will damage the dishwasher and cause a backup and drainage issue. If it does not drain, it is likely food crumbs.

Garbage disposals

• Garbage disposals are not for bones, grease, meat, or any other similar items. A general rule of thumb is; if you can throw it away, then you should.

• If the motor buzzes, turn off the switch. Release the disposal by using an Allen Wrench on the bottom of the disposal unit.  Turn the wrench back and forth until the unit turns freely.  If this does not work, you can also take a broom stick handle in the top of the disposal and rotate it in a clockwise direction.

• Always unplug the unit before you try any of these repairs. If you are unsuccessful, report the problem in writing to management and we will have a technician call you back.  This is not considered an emergency.

• You will be charged if a foreign object (i.e., bottle caps or tabs, bones, etc.) is removed from the disposal. If the disposal does not buzz, please remember there is a small reset button on the bottom of the disposal.  You will be charged for the repair if you put any type of food down the disposal that clogs it including non-perishable items. You will be charged for maintenance service if the disposal is only jammed, clogged, or the safety button has not been reset.

Countertops and Cabinets

Always use cutting boards and hot pads when cutting or placing hot items on the countertops.  Do not use abrasive cleaners on the countertops, as they will scratch.  All unpainted cabinets must be cleaned regularly with a wood cleaner (such as Murphy’s oil soap) and treated with a wood preserver (such as Scott’s Liquid Gold).  All cabinets must be vacuumed out and drawer/door fronts cleaned as above before vacating. Any burn marks from hair appliances or any other electrical appliances on the bathroom vanity and kitchen countertop will be cause for replacement at tenant expense.

Upgrades

Ice makers, water dispensers, security systems, RO filter systems, water softeners, Ring video doorbells, Programmable Thermostats, etc.

Landlord is not obligated to repair or replace any upgraded item. They are conveying as is.

 

Preventative Cleaning Tips

Preventative Cleaning Tips

Cleaning is easier when you use a “preventative approach”.

Here are some tips:
• Always put away food and wipe up food debris.

• Clean pet bowls regularly to avoid attracting ants and other insects.
• Do not allow grease to build up in kitchens; use a sponge and soapy water regularly on counter tops, stovetops, and hood filters.
• Avoid cooking with very high heat. This will add to more grease build-up and cause damage to appliances. It can also be dangerous.
• Avoid mildew by venting rooms and bathrooms properly, particularly after baths and showers.
• Clean bathroom tile or other surfaces regularly to prevent the buildup of grime.
• Clean toilets regularly to avoid buildup of grime, rings, and mildew.
• Mop tile, wood, and vinyl to avoid “dust bunnies” and the buildup of grime.
• Do not use wax or strip the finish on vinyl or tile.
• Do not use “cleaning products” on tile.
• Vacuum all flooring regularly, particularly carpets. This will save in carpet cleaning bills.
• Regularly pick up debris and pet feces in outside areas.

 

Additional Cleaning Tips

It is not always necessary to purchase expensive cleaning products. Vinegar, baking soda, ammonia, and salt are some inexpensive cleaning products with many uses. They also are helpful for people who have allergies to cleaning products. They can be better for the environment than commercial products

• Drains
• For a great once-a-month drain cleaner, pour 1/2 cup baking soda into the drain, follow with 1/2 cup white vinegar -- it will foam. Cover and let sit 30 minutes and then flush with cool water.
• For stubborn, slow-running drains, pour 1-cup baking soda and 1- cup salt down the drain. Follow this with 2 quarts boiling water. Let sit 30 minutes, and then flush with cool water.
• Tile Countertops:
• To clean ceramic tile, where mold and mildew accumulate, use a combination of 1/4 cup baking soda, 1/2 cup white vinegar, 1-gallon warm water, and 1-cup ammonia.
• Alternatively, regularly clean kitchen surfaces by using a spray bottle mixed with ½-cup vinegar and a quart of water.
• Glass Cleaner:
• When glass-cleaning products leave residue on bathroom mirrors, mix 3 tablespoons of vinegar with a quart of water in a clean plastic spray bottle.
• Spray glass and wipe with a clean paper towel.
• Dishwasher:
• Empty the dishwasher, pour in a ¼ cup of vinegar, and run the dishwasher again.
• Even if you prefer not to use the dishwasher, run at least once a week to keep seals from becoming hard and cracked.
• Refrigerators:
• Clean regularly and place a cup of baking soda in a bowl on a refrigerator shelf to absorb odors.
• A cup of dry unused coffee grinds can also absorb odors when placed on a refrigerator shelf.
• Washing Machine:
• A half cup of baking soda can be added to the washing machine with regular detergent to help with mild odors.
• Toilets:
• Remove waterline marks in the toilet bowl by pouring in 2 cups of white vinegar. Let soak overnight, then flush to rinse. If this does not work, rub the waterline mark with a wet pumice stone.
• Carpet Stains:
• Vacuum the carpet if the stain is dry.
• If the stain is still wet, blot gently to remove excess – blot, do NOT rub.
• Lightly soak the carpet stain with clean water first to remove the stain – blot, do NOT rub.
• If the stain remains, mix a 3 Tablespoons of vinegar with a quart of water in a spray bottle and spray the stain; blot again; do NOT rub.
• If this fails, consult a professional carpet cleaner immediately; the longer you wait may mean the stain may not come out.
• Have carpets steam cleaned as needed (Contact Aloe for list of Carpet Cleaning Companies)
• Carpet Odor:
• Regular vacuuming cures most carpet odors, but if carpet odors persist, lightly sprinkle the carpet with baking soda and vacuum thoroughly, removing all baking soda from carpet. Repeat if necessary.

Moving Out

Put it in writing

Before notice is accepted by management, it must be put in writing.  The notice must include the date you anticipate having the property ready for a move-out inspection and where you are moving to.  Notice must be one full calendar month (1^st through the end of month) and delivered in writing. Emails/texts are “proper notice” and should be requested on your portal under “contact us.” You must receive a response from Aloe to consider it accepted. 

Thirty-day notice to vacate

A thirty-day written notice to vacate is required on your portal.  THE WRITTEN NOTICE IS REQUIRED EVEN IF YOU INTEND TO VACATE AT THE END OF THE LEASE.  You will complete this on desertcanyon.appfolio.com/connect, on contact us tab. This notice should include a definite move-out date.  The lease stipulates the forfeiture of the entire security deposit if the thirty-day notice is not given, plus the monthly rent until the property is re-rented.

Thirty-day notice on monthly rentals must go from the 1^st of the month to the end of the month unless otherwise approved by management. 

Marketing during the notice period

The property may be listed for sale or rent.  The most probable showing hours are from 9:00am to 6:00pm.  The property must be available and in good showing condition during this marketing time.  Illness and birthday parties are acceptable reasons for rescheduling a showing.  Inconvenience, out-of-town guests and no one home are not acceptable reasons to reschedule.  Your home telephone will be called at least 48 hours before showing.  You will also be sent 48 hours written notification to your given email.  If there is no answer or answering system or you do not respond, we will send a certified letter notifying you of the date & time of the showing.  If permission is given, we will call your work number.  Extra effort is expected in keeping the yard neat and the house clean during marketing.

Minimum showing conditions:

1. All beds made and rooms neat.
2. Floors are recently vacuumed; clutter free, especially no piles of dirty clothes.
3. Kitchen and baths are clean; sinks are clean and empty.
4. Walls are clean and unmarred.
5. Pets are out of the way; litter boxes are clean and odor free.
6. TV is off or on low so as not to be intrusive.
7. Yard is mowed and trimmed and in good condition.
8. Blinds/curtains are open, and home is well lit (when possible.)

The better the home shows, the more likely it will sell or rent quickly.  The faster a new resident is found, the less you will be bothered by showings.  A home that shows well benefits everyone!

Move-out inspection

Asking for a same day inspection is impossible, as the property manager has a full schedule.  You are requested & have the right to be present, but not necessary. Please do not follow the manager through the house.  We give you the privilege of completing your initial report without Management looking over your shoulder; please give us the same consideration. Please complete your pre-move out inspection through ZInspector.

1. Inspections are made from 9:00am-4:00pm Monday through Friday. Please do not plan on an inspection to be made on nights, weekends, or holidays. They take up to an ½ hour depending on the size of the home.
2. All utilities are to remain on for 72 hours upon move out or unless mutually agreed after the inspection. This enables you to have utilities for any additional work if all is not acceptable the first time through.
3. Inspections are made only after you have completely vacated the unit, carpets have been professionally cleaned and dry (receipt required), landscaping clean and trimmed, all trash is hauled off, no evidence of pests/insects and you are ready to turn over keys at the time of the inspection.
4. A room-by-room check will be made, including interior, exterior, grounds, appliances, windows, curtains, blinds, etc.
5. A re-inspection service charge of $50.00 will be charged for each return trip that is required after the first appointment. If the Inspector arrives for the appointment and the house is not ready and/or the utilities are not on, the inspector will leave.  You will be charged for all subsequent trips.
6. All TV mounts that were put up by tenant need to have holes patched and wall painted. Any cracked/broken outlet covers/switches are tenant’s responsibility.
7. If there was a pet on premise, all dog waste shall be removed and picked up from yard including in between the gravel.

Mold

This informational packet is designed to educate Tenants about mold and how our office handles reports of mold growth in a rental. We will also provide a pamphlet from the EPA. Please review this material and call the office if you need additional assistance. Mold consists of naturally occurring microscopic organisms which reproduce by spores. Not all, but certain types and amounts of mold can lead to adverse health effects and/or allergic reactions. Mold is often seen in the form of discoloration, ranging from white to orange and from green to brown and black, and often there is a musty odor present. The key to mold prevention is moisture control. Reducing moisture and proper housekeeping will significantly reduce the chance of mold and mold growth. Tenant agrees to:

• Keep premises free of dirt and debris that can harbor mold
• Use exhaust fans when bathing/showering and continue running until moisture is eliminated
• Report non-functioning fans immediately
• Hang shower curtains inside tubs when showering
• Wipe down excess moisture after showering and clean up any water spills
• Leave bathroom and shower doors open
• Find and eliminate any source of excess moisture
• Clean and dry any visible moisture on windows, walls, and other surfaces •Regularly check for leaks under sinks
• Open blinds and curtains to allow airflow
• Use ceiling fans to circulate air
• Ensure clothes dryer properly vents outside Tenant will report in writing:
• Problems with A/C or heating
• Discoloration of walls, doors, floor coverings, window frames, or ceiling
• Anything appearing to be mold or mildew
• Loose bathroom tile
• Any water intrusion such as plumbing leaks, drips, or “sweating” pipes
• Overflows from the bathroom, kitchen, or laundry, especially when the overflow may have permeated walls or cabinets
• Any roof leaks causing water intrusion into the home.

Tenant agrees to be held responsible for any and all damage to the property resulting from moisture or mold and any health problems that may result from their failure to comply with this Addendum. Noncompliance includes, but is not limited to, Tenant failure to notify Aloe Property Management of any mold, mildew, or moisture problems immediately in writing by submitting a maintenance request via the Tenant Portal. A violation shall be deemed a material violation under the terms of the Lease Agreement and the Owner shall be entitled to exercise all rights and remedies it possesses against the Tenant at law or in equity and the Tenant shall be liable to the Owner for damages sustained to the leased premises. Tenant shall hold Owner and Aloe Property Management harmless for damage or injury to person or property as a result of Tenant's failure to comply with the terms of this addendum. Understanding Mold Under the right conditions (moisture, a food source, and time) mold will grow, multiply, and produce spores. Mold spores are always present in the indoor and outdoor air. Mold produces spores that can spread easily through the air. There is mold that can grow on any organic substrate including wood, paper, carpet, food, ceiling tiles, carpet, or any surface where dust has accumulated. When excessive moisture or water accumulates indoors, mold growth will often occur, particularly if the moisture problem remains undiscovered or unaddressed. There is no practical way to eliminate all mold spores in the indoor environment. The way to control indoor mold growth is to control the amount of moisture available to the mold.

There are many common sources of excess moisture that can contribute to indoor mold growth. Some of the primary means of moisture entry into homes and buildings are water leaks (roof or plumbing), vapor migration, air infiltration, humidifier use, or inadequate venting of the bathroom and kitchen.

Controlling moisture

The most critical step in solving a mold problem is to accurately identify and fix the source(s) of moisture that allowed the growth to occur. It is important to dry any water-damaged areas within a 24 - 48 hour period. If a small amount of mold is present in the home, the mold can be cleaned up with a mild detergent and the excess water or moisture removed. It is not necessary to kill the mold or its spores. You can carefully remove the moldy materials if necessary. The key is to generally reduce indoor humidity within 35% - 60% (depending on the climate) and fix all leaks. How we deal with mold If there is a report of mold in a rental, we will proceed with the following process:

1. Assess the situation. APM will send a representative to the rental to :a. verify the presence of organic growth; b. attempt to determine the source of moisture; c. document the situation with pictures and/or video; develop a plan for remediation.
2. If we discover mildew or small amounts of mold, we will educate the Tenant on cleaning and prevention techniques.
3. For larger amounts of mold or possible hidden mold, APM will hire a preferred vendor to test for mold, determine if there is any health hazard or danger, attempt to discover the source of moisture, and develop a plan for remediation.

If there are elevated levels beyond ordinary Tenant cleaning:

1.We will share the results with the Owner and determine a plan of action. This usually involves hiring a professional remediation vendor as quickly as possible. Every attempt will be made to correct the problem within five days but keep in mind we cannot control the vendor 1 schedule.

2.Remediation typically does not require the Tenant to vacate the premises. However, if the situation does require you to vacate, APM will assist you in finding temporary quarters until it’s safe to return. Renters insurance will often pay to house you temporarily.

3.The owner is required to commence action to correct the condition of the rental unit within a reasonable amount of time. If we determine the problem was caused by your negligence or abuse, you will be fully responsible for the cost of remediation.

4.The owner may refuse to correct the condition if the cost exceeds a reasonable amount. If the owner refuses to correct the condition and intends to terminate the Lease, we shall notify the Tenant in writing and provide a reasonable amount of time to find suitable housing (no less than 10 and no more than 20 days from the date of notice)

5.You are required to continue paying rent during the period of a renovation or up until the day of termination. Any costs incurred for temporary relocation are your responsibility. Tenant further agrees that it will not cause, hire, or conduct any inspection or testing to be done in the Property for any type of contamination but may request that Landlord conduct such testing provided Tenant pays for the cost of such testing. The landlord shall have the right to retain the third-party certified testing company of its choice, and the results of such testing shall be the property of the Landlord, who shall only be obligated to disclose positive results exceeding the legal limits.

Rent Without Viewing

Renter has not personally viewed and/or inspected the property being rented as referenced above. All Parties agree that Renters were given the opportunity to inspect the property prior to signing the lease. Residents declined to do so at their own choosing and chose to sign the lease on the subject property, sight unseen, for their convenience. Furthermore, parties acknowledge that Renters will be fully obligated to all provisions of the lease agreement should they not take occupancy of the property.

2. Renter understands and has been advised that Owner has, to the furthest extent possible, cleaned and made all necessary repairs in order to maintain the property in a clean, presentable and habitable condition. Renters further agree that any maintenance shall be done as required by the lease agreement and not the preferences of the residents since tenants agreed to take property sight unseen.
3. Renters acknowledge that the property is only represented through the listing description and statements provided in the lease. The agent makes no warranties expressed or implied other than those stated explicitly in the lease agreement.
4. Resident understands and is fully aware of their financial obligations under the terms of this lease and the possible implications of signing a lease without first viewing the property in person. To ensure satisfaction, resident confirms they have performed their diligence in researching the property, amenities, location, and surrounding areas. The resident is aware and agrees to the lease break process as described in the lease

 

1. Courtesy Pledge It shall be a violation of this Lease for Tenant to interfere with Agent, Agent’s staff, and Agent’s vendors, or to use rude, foul-mouthed, threatening, abusive and/or insulting language with dealing with Agent, Agent’s staff, and Agent’s vendors. Tenant will be provided one warning that such behavior is NOT acceptable and will not be tolerated. If behavior persists, Tenant will be served with a demand to cure or quit or be subject to a Non-Lease Renewal. Thereafter, all communications must be in writing only.
2. Welcome to Aloe Property Management. When it comes time to purchasing a home, we hope you will give us the chance to help! Ask us about incentives towards your purchase.