Prospective Tenant Resources


Frequently Asked Questions

Where are you located?

We are located in Marquette, Michigan.

Are all of your available properties viewable online?

Yes. We upload new properties to our website as soon as they become available.  You will be able to tell if a property is available by the assigned designation (Rented, Available Soon, Available Now).  You can view properties here.  Be sure to view the 3D tours of the properties you are interested in.  After viewing the 3D tours online, if you are interested in seeing the property in person, please schedule showings online under each properties “details” page.

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

Our agents and managers are frequently out of the office showing, inspecting or maintaining properties. We have an automated phone system that answers each and every call. We are reachable in the event of an emergency through your online tenant web access or via email. Our staff members will return your call as soon as possible.  Typically email is the best way to reach us for all general questions.  Please submit questions to:

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 around the second week of January for leases beginning the following spring.  Late summer rentals begin showings around June. You can always view the 3D tours, so feel free to view the tours anytime.  Check our website often for rental updates and to schedule showings.

I have a pet/animal. Do you have properties that allow animals?

Some of our properties do allow animals.  Please check the listing for details. However, the owner/agent must approve any animal prior to moving in.  This may include submitting a video of your pet to get approval.  In addition, there will be a animal fee/deposit required.  All dogs will need to be licensed in the county of Marquette (through County Clerk – Marquette County Court House) and have all necessary shots.  Breed/Weight/Type restrictions may apply based on each property.

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

The first step is to view the 3D tour/pictures online here. Once you’ve viewed the property and decide you want to rent it, you must fill out an application online. Every person who is planning to live in the unit (above the age of 18) must fill out a separate application and each of you must pay the application fee to process the application.  Once you apply, you will receive a email with additional information you must supply to complete your application.

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?

We recommend before renting any property that you at least view the the 3D tour/pictures of the desired property or by having a friend/relative/roommate view the property on your behalf.   

Does filling out an application reserve my property?

NO, 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/cleaning fee/first months rent. Only upon receipt of both of those items is the property considered “rented.”  If approved, you will be offered the property and you will have 24 hours to pay a holding fee (which is equivalent to Security Deposit + Cleaning Fee) to hold the unit for up to 7 days for you.  Any holding fee will be applied to the lease once signed.   If you decide to not rent the property and have paid a holding fee, it will be forfeited.  All holding fees are non-refundable, except in the case where you have signed a lease and they are then applied to the lease.

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

To expedite our application as quickly as possible, be sure to send us all needed documents via email we requested when you applied.  (you should have received an email upon filling out an application with the needed items) We check past rent references, employment verification and perform a credit/background check on every applicant. This can sometimes take several business days to accomplish. Sometimes references 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.  Remember, all roommates must apply before we can process your applications.

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

If you are a student or do not meet our qualifications (see outline of qualifications on application page), 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 move out and leave the area – you don’t want to get stuck paying the rent/utilities/other obligations in its entirety alone.    Always good to have that form to protect you!   Please download here.

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. Upon completing an online application, you will receive a email with a list of additional items needed to complete the process.  Please follow the emailed instructions to complete.  The less chasing we have to do to track down inaccurate or missing information, the faster we can process your application.  We may not begin processing applications until all prospective roommates applications and information are turned in.  We do offer an expedited application process for $100 additional.  Inquire for more details.

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 administration costs including checking your past rental references, along with 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.  The application fee is NON REFUNDABLE!

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 or place a holding fee equivalent to roughly 1.5 times the monthly rent total.   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.  If you paid the holding fee that will be transferred from a holding fee to security deposit/cleaning fee once lease is signed.  If your lease start date is within 30 days of lease signing, you will also be required to pay your first months rent at lease signing.

What is the lease term for your properties?

The majority of our leases are annual leases, with the option to renew your lease for additional one-year periods provided you are a tenant in good standing.  We also have a few short-term rentals.  Please visit our website for for more information.  Feel free to email us at with questions.

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 it must be paid at the time of lease signing and in ONE PAYMENT INSTRUMENT.  We do not take separate checks from each tenant, cash or personal checks.

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. 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 will not be allowed to take occupancy and you will be charged a fee for failure to setup utilities by the start of your lease.

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 of your occupancy date.  You can find contact information for utility companies here.

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 a few days prior to moving in to make sure service has begun.