INFORMATION FOR CURRENT TENANTS

OVERVIEW 

We appreciate our tenants and it is our goal to make your tenancy with us as trouble free as possible.

Are you moving?  The Security Deposit Notice is below. Please follow the procedures outlined as it will help you get your deposit returned in full. We do require a formal written notice to terminate the tenancy. Your deposit can NOT be used as last month’s rent.

Do you have a maintenance issue?  Please review the Maintenance Instructions below. If you have further questions please call our office or email us regarding the repair that is needed. It is our intention to serve you as quickly as possible. We have an approved list of contractors to serve your needs, most of which we have worked with for many years.

SECURITY DEPOSIT NOTICE

In order for your security deposit to be returned, the following must be completed on or before the agreed upon date of vacating your rental unit. Normal wear and tear is expected, however, adjustments will be made for any damage or abusive care of the premises.

• Walls: Walls should be washed and free of unusual marks, gouges or holes.
• Floors: Carpets are to be professionally steam cleaned and free of burn holes and stains. Vinyl, tile and wood floors are to be clean and free of marks, tears of unusual gouges.
• Windows, Sliding Glass Doors and Mirrors: Free of cracks and breaks and cleaned with a glass cleaner.
• Window Coverings: Should be free of excessive dust and free of damage.
• Light Fixtures: Should be clean and contain operable bulbs.
• Appliances: Oven and Broiler: Should be cleaned with an appropriate oven cleaner and wiped down. Do not use oven cleaner in a self cleaning oven. It will damage the finish. Stove: Should be wiped down and cleaned. Refrigerator: If provided, should be defrosted, wiped cleaned and free of any soap residue. Garbage Disposal: Should be free of any foreign objects and food. Toilets, Tubs, Showers, Basins and Fixtures: Should be clean. Cabinets and Drawers: Should be wiped clean. Trash Compactors: If provided, should be free of trash, wiped out, be free of odor and have a new bag installed.
• Fireplaces: Should be cleaned and free of any wood, trash or ashes.
• Yard, Patio, Balcony and Deck Areas: Should be swept and cleaned as necessary. Lawns should be mowed and watered. Planter boxes and landscaping should be weeded.
• Keys: All keys and garage/gate openers should be returned promptly upon vacating the unit.
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MAINTENANCE INSTRUCTIONS

Before calling the office please check to see if the problem can be fixed simply. Examples of simple fixes are below.  Be sure to read these examples carefully.

• The oven does not work:  Check the time bake to be sure the setting is turned off. An oven set on time bake WILL NOT HEAT.
• Air-conditioner does not work: Check ALL circuit breakers often during hot weather or if a circuit breaker over loads, it will flip off the circuit A/C breaker.
• Garbage disposal does not work: Check underneath on the disposal unit for the reset button, which may need to be reset.
• Electrical does not work in part of the house: Check the GFCI plug, which is usually located in the garage, patio, kitchen or the bathroom. Resetting the GFCI plug will most likely restart the electrical. Sometimes there are more than one GFCI, so check around the house so you are aware when electrical problems occur.
• Circuit breakers keep going off:  Check all appliances to see if the circuits are being overloaded with appliances such as microwave, toaster, curling irons, blow dryer, etc.
• Smoke alarms do not work: Check to see if batteries need replacement.
• Fireplace: BE SURE TO OPEN VENT BEFORE STARTING FIRE. If smoke is coming out of fireplace put out fire immediately. Do not use softwoods in fireplace such as pine, fir & redwood. Also, do not use logs purchased as Duralogs, Duraflames, etc. these woods and logs cause a coating in the flue which can cause fires. Use woods such as oak, almond, walnut, etc. When removing coals from fireplace, ALWAYS make sure the coals are cold. NEVER put hot or warm coals in a container such as a garbage can. Store any warm or hot coals away from any combustibles or house for at least two (2) days before disposing them.
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Tenants are responsible for the following maintenance:

• Replacement of light bulbs
• Replacement of furnace and air-conditioner filters every six months with the correct size.
• Replacement of smoke alarm batteries. Normally the smoke detector will emit a beeping sound.
• Test smoke alarms every 30 days. Remember the smoke alarm is for safety and it is very important to check it.
• Keep the dwelling clean and sanitary, inside and out free of grease, mold, mildew, cobwebs, etc.
• Conduct routine insect and rodent control.
• Proper disposal of toxic waste such as oil, antifreeze, batteries, solvents.
• Where indicted on your rental contract, maintain exterior landscape by mowing, trimming, weeding, fertilizing and watering. If there are sprinklers, be sure to monitor the level of water needed.
• Keep all landscape watered unless unless under Homeowner’s Association control.
• Pick up all pet droppings on property. Keep pets, if applicable, from causing damage.
• In kitchen, keep all food cleaned up at all times, Keep hood vents/ovens cleaned regularly.
• Proper disposal of holiday, Christmas lights. Lights are to be hung properly and carefully checked. They are only to be up during the season and immediately removed. Christmas trees are to be properly removed.
• Tenant shall keep the premises clean, sanitary and well-ventilated to prevent pest problems inside and outside the premises.
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EMERGENCY AND NON-EMERGENCY

Emergencies:  Definition of an emergency is fire, flood, uncontrollable water, backed up sewer, electrical problem endangering life or smell of gas. An emergency is NOT lack of heat – We recognize this is a priority item and will make it a priority with the vendors to have the heat working as soon as possible. An emergency is NOT lack of air conditioning, non-working dishwasher, garbage disposal, sprinklers, etc

If you have a maintenance emergency please call our office at (831) 462-1406. 

If the emergency is after hours, please call our office at (831) 462-1406 and follow the prompts to leave an emergency message.  

Of course, if it is a dangerous situation call 911. 

• Emergencies causing immediate danger such as FIRE call 911
• Emergencies involving GAS call PG&E and if necessary call 911
• Emergencies involving IMMEDIATE electrical danger call the utility service such as PG&E, etc.
• Emergencies such as backed up plumbing, flooding call (831) 462-1406

If it is a Non-Emergency, please do the following:

After hours, call the office (831)462-1406. Be sure to leave a complete message with return telephone numbers. Be sure to follow up during daytime hours in the event the voicemail system fails.

During office hours:

• Call (831) 462-1406 and inform the party answering the phone, you have a maintenance request. They will direct you to the property manager. If the property manager is not available at that time leave a message with the staff member answering the phone.
• Explain your problem clearly and calmly, giving your name, telephone number(s) and address. A work order will be immediately written for you.
• A vendor will be assigned and will contact you.
• Remember, this is a Non-emergency item and in most cases, the vendor will not be able to make an appointment immediately.
• Failure to show at an appointment will probably mean a charge to you unless you have made arrangements for the vendor to enter your unit without you present. If you are unable to keep the appointment, make sure to call the vendor.
• If you do not hear from a vendor within 7-10 days, call our office. A staff member will contact the vendor to find the cause of the delay and inform you as to when services can be expected.
• If after a repair has been made and you are still having difficulty, be sure to call and state you had a recent repair and there is still a problem. Recent repair means within the last 60 days. If you fail to report this and there is further damage, you may be responsible for the cost of the damage.