Prospective Tenant Resources


Frequently Asked Questions

Where are you located?

Click here for directions and contact information.

Are all of your available properties view-able online?

Yes. We upload new properties to our website almost every week and we put all of our available properties online as soon as possible. View those properties here.  Scheduling showings can be done right online!

Why do I get voice mail when I call your office?

Our leasing agents and property managers are frequently out of the office showing a property or inspecting it. We have an automated phone system that answers each and every call. We are always reachable in the event of an emergency, and our staff members will return your call as soon as possible.  Typically email is the best way to reach us.

I’m a student and I want a house or apartment for the upcoming school year. When is the best time to start the rental process?

We begin to market our student rentals in the late fall and winter for leases beginning the following spring and summer. Check our website often for rental updates and to schedule showings.

I have a pet. Do you have properties that allow pets?

Some of our properties do allow pets.  Please check the listing for details. However, the owner/agent must approve your pet prior to moving in.  This may include bringing your pet into our office to get approval.  Please schedule with our office before doing so.   In addition, there will be a pet fee required.  All pets will need to be licensed, have all necessary shots.

I want to rent one of your properties. How do I get started?

The first step is to schedule a showing online here. Once you’ve seen the inside of a property and decide you want to rent it, you must fill out an application. Every person who is planning to live in the unit must fill out a separate application and each of you must pay the $50 application fee.

I have a roommate. Does he/she need to fill out the application, too?

Yes. Every person over the age of 18 who will be living in the unit must fill out a separate application and pay the application fee.

I’m moving from another town, state, or country. I saw a property on your website that I just love, but I won’t be able to see it in person. Can I fill out an application to rent it anyway?

Unfortunately, no. We will not process an application for a property that you have not been shown. Here’s why: a property may look great in photographs, but there could be many reasons why it may turn out to be unsuitable for your needs. The location may not be just right or you may not like the neighborhood itself. Or there may be small details about the property that, upon closer inspection, don’t appeal to you. If we reserve a property for you and you don’t take it, then we may lose the opportunity to rent it to someone else during that time. That’s unfair to our owners and to others who may want to rent it. We will, however, allow a friend or relative to view the apartment on your behalf.  In some instances, we can do a FaceTime walk through or have a 3D tour available on our website.

Does filling out an application reserve my property?

It does not. Even if your application has been approved, the property is still available for other people to rent until you sign a lease agreement and provide us with a security deposit. Only upon receipt of bothof those items is the property considered “rented.”

I’ve filled out an application. How long does it take to be approved?

We check past rent references and perform a credit/background check on every applicant. This can sometimes take several business days to accomplish. Sometimes landlords don’t call us back immediately, or the website that processes our credit checks may be backlogged. Please be patient. We make every effort to get your application processed as quickly as possible. Remember, we want to get the house rented as badly as you want to rent it! Normal turn around time is 3-7 business days.

What is a parent/co-signer guarantee?  Why do I need one?

If you are a student or do not make enough income (see requirements on application), we require a parent guarantee/co-signer agreement.   This is to not only protect the owner of the property, but also offer protection from your roommates.   If they decide to skip town and leave you – you don’t want to get stuck paying the rent in its entirety alone.    Always good to have that form to protect you!   Please download the form above.

Is there anything I can do to speed up the application process?

The best way to ensure a quick answer on your application is to make sure the information you provide is correct and complete. Please follow the instructions on the application to complete and for a list of what we’ll need from you in terms of additional paperwork. The less legwork we have to do to track down inaccurate or missing information, the faster we can process your application.

What does the application fee cover?

The fee covers several things, most importantly the cost to perform a credit/background check. We use a credit reporting service to verify your credit/background, and we pay a fee to that company for each applicant processed. The fee also covers our time spent checking your past rental references, and it pays for the paperwork associated with the lease. The fee also guarantees that the applicant is serious about the property, and cuts down on the number of bad or fake applications we receive.

My application has been approved and I need to sign the lease. What happens next?

You will have 24 hours once we offer the property to you to sign a lease.   Once the 24 hours has expired, you will still have an opportunity to sign the lease, however it will be on a first come – first serve basis.  Remember, your full security deposit/cleaning fee of 1.5 times the monthly rent is due at the time of lease signing.

What is the lease term for your properties?

The majority of our leases are no less than 12 months, with the option to renew your lease for additional one-year periods provided you are a tenant in good standing. Some of our properties may be available only for one year while the owners are out of the country or working in another state. We also have a few short-term rentals.  Please inquire.

How much security deposit must I pay?

Typically the security deposit/cleaning fee is 1.5 times the monthly rent.  We will give you the exact number when we offer the lease to you.   We require that to be paid at the time of lease signing and in ONE PAYMENT INSTRUMENT (Cashiers check or money order only).  We do not take separate checks from each tenant.

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

No.We cannot stress enough that your security deposit cannot be used to pay your last month’s rent.Your security deposit is intended to protect the owner of the property against damage caused to the unit during your occupancy. Your monthly rate is a completely separate payment that is due on the first of each month through our online payment portal.

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

You are. 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.  For this reason we recommend calling the utility companies 7-14 days in advance.

If you cannot move in to the unit on the first day your lease begins, you are required to begin utility service on that 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 critical in the winter, as pipes may freeze and burst if not properly maintained. Double-check with the utility companies to make sure service has begun.