HOUSING AVAILABILITY POLICY
Our properties become available when they are ready for rent. Before making our vacant properties available, we ensure they are properly prepared for the new tenant.
We restrict the number of occupants for our rental properties to prevent overcrowding and stress on plumbing and other systems. The Fair Housing Guidelines require us to abide by the Two Adults Per Room Plus One.
You will be required to sign a separate Pet Lease Addendum containing our pet-related guidelines.
Should your rental application be approved, you will be required to sign a lease agreement. A rental lease agreement stipulates your rights and responsibilities as a tenant.
In addition to the above mentioned requirements, the lease/rent agreement will require you to:
- Restrict any behavior within your household that violates our rental agreement. We define “household” as inclusive of any member of your family, as well as any visitors to your home.
- Notify our management of any repairs and maintenance required on the rental property as soon as possible. You may be held responsible for damages as a result of your failure to report the maintenance problems in time.
- Any form of criminal activity, such as the illegal use, manufacturing, sale and distribution of drugs.
- Notify the management of any guest(s) who will stay in your rental unit for a prolonged period.
Should you seriously and repeatedly violate any terms and conditions laid out herein, we reserve the right to terminate your rental/ lease agreement.
How to Maximize Security Deposit Return
Please follow the guidelines below to maximize the return of your security deposit. We will use the inventory and condition report that you should have completed and returned upon occupying the property to evaluate the property upon vacating.
- Unit must be completely free of all personal items and trash
- Dust and clean all floors, walls, ceilings, baseboards, and window sills
- Dust and clean kitchen counters and cabinets
- Replace all damaged or broken window coverings
- Clean all bathroom fixtures, sinks, showers, bathtubs, toilets and behind the toilets
- Clean all kitchen fixtures and sink
- Garbage disposal should be tested and free from blockage
- All appliances must be pulled from the wall and thoroughly cleaned inside and out
- Floors and walls behind appliances must be dusted, cleaned and free of grease
- Stove drip pans must be replaced. Any broken stove knobs must be replaced
- Electrical light and wall switch cover plates must be replaced if broken, stained or missing
- All burned out light bulbs or florescent tubes must be replaced with the same watt bulbs
- Bathroom light fixture bulbs must be replaced with the same style bulb
- Clean all bathroom mirrors
- Replace all broken or missing bathroom towel racks and toilet paper holders
- Fireplace must be cleaned out and dust free
- Patios, balconies, and storage closets must be swept and free of debris and trash
- Change all A/C filters with the correct size filter
- Dust and clean all light fixture covers, ceiling fans and blades
- Replace all broken or missing light fixture covers
- All dead bugs must be removed. Flea bomb if you’ve had a pet
- All hard surface floors must be mopped and free of scuff marks
- Carpets must be professionally cleaned and any pet odors removed if needed. Copy of receipt is required
- Replace all broken or missing window panes and screens
- Remove all unauthorized bedroom locking door knobs installed by tenant
- All pilot lights should be on or gas turned off to fixture
- Lawn, garden and hedges must be trimmed, cut and cleaned thoroughly
- Garage must be swept clean and free of all personal items and trash
- Do not leave any trash, personal items, or furniture at the curb or anywhere on the property
- IF YOU TOUCH UP PAINT MAKE SURE THE PAINT WILL MATCH. IF YOU PAINT AND IT DOES NOT MATCH, YOU WILL BE CHARGED FOR REPAINTING
- All utilities must remain on for 5 days after moving out
What Is an Eviction?
An eviction is a legal process in which a landlord removes a tenant from a rental property. Many evictions happen because the tenant has not paid rent, or even because the tenant is habitually late on the rent. You can be evicted for other reasons depending on the terms of your lease. There are several situations which call for the use of eviction notices. In North Carolina, common issues that call forth the need for eviction services include:
- Failing to pay rent within the specified time
- Overstaying your lease term without renewing the agreement
- Deliberate or gross negligence causing property damage
- Bringing in tenants to the property without authorization
- Taking on a pet when the lease agreement does not authorize it
- Repeated complaints from neighbors for making noise or causing disturbance
- Engaging in criminal activities such as drug smuggling/trafficking
Whatever the case, a legal procedure for eviction must be followed. In the case of failing to pay rent, a tenant is issued a “10- day Demand for Rent.” The tenant must pay their dues or vacate the property. After the ten-day period, if the tenant has still not obliged, an eviction lawsuit can be filed.
If the tenant is overstaying their lease agreement, also referred to as a “holdover” tenant, the period of the notice will depend on the period of the lease agreement. Typically
- If the lease agreement is annual- serve a notice of one month
- If the lease agreement is monthly- serve a notice of one week
- If the lease agreement is weekly- serve a notice of 2 days
In case of tenants engaging in criminal activities on the rented property, you can file a case for expedited eviction under “Article 7 Eviction” of the North Carolina law.
Most tenants will move out of the property within the notice period. If not, the second step is to file a “Summary Ejectment.” Cases of Summary Ejectment can be filed in one of the two courts.
- If damages sought are less than 10,000 US dollars- go to “Small Claims Court.”
- If damages sought are over 10,000 US dollars, go to a “District Court.”
The court will issue the tenant a “Summons” by a County Sheriff or court official detailing the date and venue of court hearing usually within two weeks of the notice. The tenant can simply vacate the property or contest his case.
At the court hearing, both parties should present sufficient evidence and documentary proof to justify their claims such as a copy of lease agreement, proof of non-payment, pictures of damaged property or criminal activity and notices served. We will help you gather all this evidence if you require any eviction services from our end.
If the court judgment is in favor of the property owner, they will be awarded a “Judgement for Possession’ meaning the right to the property. The tenant will have ten days to vacate the property or appeal the decision. In case of non-action from the tenant, you can file a “Writ for Possession” that allows the county sheriff to remove the tenant from the property within 7 days of its issuance.
Once the tenant has moved out or has been removed by the Sheriff, you can have the locks changed by a locksmith in the presence of a Sheriff.
Sometimes a tenant will move out but leave behind some possessions. In that case, you should notify the tenant and serve a notice period. If the tenant does not respond within the notice period, you can dispose of off the items in accordance with NCGS § 42-25.9 and NCGS § 42-36.2
Repair and Maintenance Services
Ongoing property repairs and maintenance is an integral part of our property management company. We do regular inspections of your property ensure that it is well maintained and to avoid major expenses resulting from neglected repairs. Property that is not maintained on a regular basis, create problems for owners in the long-run.
When we take over a property, we carry out a comprehensive inspection and make note of all repair and maintenance issues.
Based on urgency, cost, and time required for these repairs, we will prioritize them. Some of these may have to be addressed immediately to make your property ready for move in. Other issues that are more preventative in nature can be postponed for a later date. We help you budget for the repairs, so you don’t get any surprises about your property. We try to keep your maintenance cost as low as possible.
We regularly inspect your appliances, heating and air-conditioning systems, plumbing, electricals, roofs, floors, windows, and landscapes.
How preventative inspections help
- It reduces the cost of maintenance by addressing the issues before it becomes costly to repair.
- It keeps the tenants happy as well as encourages them to look after the property.
- It helps us plan to keep your property in “move-in” ready.
- It helps get timely services from service providers; electricians, carpenters, plumbers, and landscapers.
- It ensures that the property meets the state laws for property maintenance and emergency preparedness.
If any repairs are necessary, we make sure to communicate with our clients handle any repairs. We ensure that the repairs are done at competitive rates in a reasonable time by qualified contractors who charge reasonable labor coats.
We understand that repairs and maintenance can be time-consuming and costly. Depending on the terms of your agreement and the amount of maintenance deposit with us, we will take care of the repairs for you. We will seek your written permission to initiate any repair work that exceeds the amount specified in the management agreement.
We are aware that the properties that are well maintained, keep it’s tenants happy, keeps the maintenance costs and does not experience tenant loss.
Help Your Property Management Company
Managing rental properties is a stressful and challenging. Whether it’s rent collection, handling repairs, handling maintenance, or keeping your tenants satisfied, is challenging.
Property managers specialize in taking care of your property and property-related duties and responsibilities, thereby freeing up your time and energy for the things that matter.
Before handing over your property to us, please ensure following:
- Your property should be in its best condition.
- It should be cleaned and tidied up before anyone moves in.
- It will help both your management company and the tenant to manage and maintain the property.
Your rental property should be in good condition.
- The faucets and drainage pipes should be inspected for leaks.
- Electrical appliances should also be in good condition.
- All no working fixtures should be replaced or repaired.
- Ensure all the fixtures are properly installed.
- Remove all personal items on the property.
- Make sure that all personal items are removed from the property.
- All personal items should be removed in basements, yards, garages, and attics.
- Tenants expect the property to be empty and clean
- Removing these items will save you money.
Clean Your Home
- Give your home a good scrub.
- Tenants do not want to rent a dirty property.
- Some tenants may ignore old property and fixtures, most will avoid a property which dis dirty.
- The carpets should be properly cleaned. Hire a professional cleaning your carpets.
- We can help you find professional cleaning services for your home before renting.
Repair and repaint damaged walls.
- Make sure your property’s walls are in best possible condition.
- Walls are one of the first things a prospective tenant notices
- You don’t need to repaint the walls, but you do have to make them look good.
- Keep your appliances in good condition.
- Appliances such as air conditioners, light bulbs, sinks and heaters should be in good working condition.
- Check that all sinks and toilets flush properly.
- Keep air conditioner between 75-78 degrees in summer.
- Keep air conditioner between 60-65 degrees in winter.
- Provide us with all the details of your property.
- These details should include the type of septic tank, the location of the main electricity switch, where the water shut-off is, and what size air filters are needed.
- The will help us manage your property in a better way.
All Information in the Forms Must be Accurate
- We need these forms to ensure that we will be able to handle your rental property very efficiently.
- Accurate information in the forms will help us manage your property properly and affect.
- Misleading and false information will lead to problems.
- If you cannot provide complete information, talk to your property management company about it.
Provide a Copy of Your HOA Rules
- It will help us keep your property operating smoothly.
- We will also provide a copy the HOA Rules to the tenant.
- Keep your contact information updated with us.
- Using this information, your property manager will be able to contact you whenever necessary.
- You should provide your email address, current home address and phone number.
- By ensuring that the property is in excellent condition and that any paperwork is ironed