Current Tenant Resources


Frequently Asked Questions

Where are you located?

Marquette, Michigan

What is the best way to reach you?

The best way to reach us is through email at  If you have a maintenance request or complaint it must be sent through your TWA (Tenant Web Access).  Our leasing agents and property managers are frequently out of the office showing, inspection or maintaining properties. This happens more frequently during the busiest rental season.  We only monitor emails during regular business hours, but the Tenant Web Access is monitored 24/7.  Our office is only open to the general public/tenants by appointment.

I have a maintenance emergency!

Read our maintenance page

I need to request non-emergency maintenance. How do I do that?

Read our maintenance page

When is my rent due?

Rent is due and payable online by the 1st of each month by 5:30 PM. You will be charged late fees according to the terms of your lease. Personal checks, cash or credit cards are NOT accepted.   If you would like to pay with a cashiers check or money order, you may do so, but please be aware that there will be an additional fee for each check submitted.

Do you accept cash rental payments?

We do not accept cash or personal checks for payments.   All payments will be required to be made online through your tenant web access which you will receive before moving in.  Your first months rent along with security deposit/cleaning fee must be paid and cleared before you can take residency.

Can I pay my rent on line?

Yes you can!  You must pay your rent online using your tenant web access which you will be given access to prior to moving in.  You can even setup your account online for automatic payments.  We DO NOT accept credit or debit cards, therefore you will need a checking or savings account to pay your rent.  Cash and personal checks are also not accepted.  All payment online are charge a processing fee.

Is it true that if one roommate can’t pay his/her rent, then everyone on the lease can be penalized?

Correct. When you and your roommates sign your lease, you agree to pay a specified total monthly amount for the property. If one of your roommates can’t pay his/her share, and we are forced to begin court proceedings to recover his/her rent, the court proceedings involve everyone in the home. All of your names are on the lease; therefore, all of you are equally responsible.

Why do I have to fill out the Move-In Inspection form?

Before you move in to your rental house, you’re provided with a Move-In Inspection Form. This form is for your protection! The form is a record of any existing damage to the house when you take possession and serves as proof that you didn’t cause the damage. The form must be returned to us within SEVEN (7) DAYS of your occupancy or it is invalid. If you did not receive the form when you picked up your keys or misplaced it, you may print one from the link above.

Who is responsible for turning on the utilities when I move in?

YOU ARE (unless specified in your lease they are included). We turn off utilities in our name effective on the first date your lease begins. Therefore, it is your responsibility to contact the appropriate utility companies and request that service begin in your name on the first day of your lease. If you do not do this, you may not have utilities on the day you move in.

We recommend that you allow plenty of time for the utility companies to begin furnishing service to your unit. It may take up to several business days for service to begin, particularly during peak seasons or holidays.

If you cannot move in to the unit on the first day your lease begins, you must begin utility service on your first lease date. Occasionally, problems or delays occur between the time when we have service turned off in our name, and service begins in your name. If you must have power, heat, water, etc. on a certain date, do not assume the utilities are in place. This is especially important in winter, when pipes may freeze and burst if not properly maintained. Double-check with the utility companies to make sure service has begun.

Who is responsible for yard maintenance/snow removal?

YOU ARE (unless specified in your lease they are included) Check your lease agreement to see if you are responsible for yard upkeep/snow removal or if the owner has furnished yard maintenance as part of your monthly rental amount. If you would like to add lawn care/snow removal service to your lease, please contact us for a quote.

I would like to paint/alter my unit in some way. Do I need approval to do this?

YES!  You must NOT alter the premises in any way without landlords/agents written consent. Otherwise, you could be held financially responsible for putting the unit back as it was when you moved in. Also, before you install any sort of fixture (A/C, ceiling fans, Satellite, curtain rods, etc.), check with us first.

Do I need renter’s insurance?

Your lease may require that you have renter’s insurance.   It is highly recommended to protect you. Our owners carry insurance on the building that you live in, but their insurance does not protect your personal property or liability. Renter’s insurance is inexpensive and very easy to get.

I want to move out before my lease period has expired. Can I do this?

If you are changing tenants, you must complete and turn in the “Change of Tenant” form.    If everyone is moving out prior to the lease end date, you must fill out the “Early Marketing Agreement” form and return.  Each carries a fee outlined on the form itself.   Remember that you are responsible for the terms of your lease agreement in full until a suitable replacements can be found or your lease expires, whichever comes first.

Do I need to provide written notice that I’m moving out, even if my lease will expire on a specific date?

NO – your leases automatically expire on the date listed on the lease.   We will contact you typically 3-6 months in advance to see what your intentions are.   We will start showing your property usually 2-4 months in advance of your lease end date.

Do I have to let you show the house to prospective renters?

YES. In order for us to re-rent the house as soon as possible after you’ve decided to move out, you are required to allow a member of our staff or a licensed real estate agent to accompany prospective renters into the house, as long as they have an appointment to do so. You may not unreasonably impede the showing process. We realize showings can be inconvenient, and we will work with you to make the process as easy as possible.

How do I make sure I get all of my security deposit back?

It’s very simple. The unit must not be damaged and must be clean (to our standards) when you leave it. We understand that “clean” means different things to different people, so we’ve provided a MOVE OUT CHECKLIST where you can find information on what we expect in order to give you a full refund of your security deposit.

When will the security deposit be returned?

The security deposit will be returned to one tenant 30 days after your lease end date and receipt of ALL keys/parking passes/remotes. The property will not be considered vacated until all keys/remotes are turned in to our office.You must provide us with a forwarding address in order to receive a security return.

Can I use my security deposit as my last month’s rent?

NO – THIS IS AGAINST MICHIGAN STATE LAW. We cannot stress enough that your security deposit cannot be used to pay your last month’s rent.It is against the law for you to do this . Your security deposit is intended to protect the owner of the property against damage caused to the unit during your occupancy.

Does the management company own the property I live in?

This is a common misconception, and the answer is NO. We are the property management company. Property owners pay us a monthly fee to manage the renting of their properties. Therefore, we work for the owners and our first responsibility is to them. We are bound by a property management agreement to act in our owners’ best interests.

Can we smoke on any of your properties?  What if I have a medical marijuana card?

There is no smoking of any kind allowed on any rental properties as this is against insurance company policies.  If you are caught smoking anything on the property you will be fined according to the terms of your lease and possibly evicted.  Having a medical marijuana card does NOT give you the right to possess, smoke, consume, distribute, grow, etc marijuana on the property.

Who is responsible for maintenance costs?

Tenants are NOT responsible for property maintenance costs such as appliance repair unless specifically outlined in the lease agreement.  Any costs due to tenants negligence whether by act or omission or guests are charged to the tenant.   Smoke alarms, light bulbs, pest control, filters, lawn care and snow removal are always the responsibility of the tenants unless noted otherwise in the lease agreement.