PROPERTY MANAGEMENT SOLUTIONS
RESIDENT HANDBOOK
PAGE CONTENT
01 – TABLE OF CONTENTS
02 – SECTION ONE: Resident Handbook Introduction
03 – SECTION TWO: Know When Your Rent Is Due
04 – SECTION THREE: Public Utilities Phone List
05 – SECTION FOUR: Water Conservation
06 – SECTION FIVE: Maintenance Request Priority of Response
08 – SECTION SIX: Parking and Storage
09 – SECTION SEVEN: Disputes with Neighbors
10 – SECTION EIGHT: Residential House Rules
12 – SECTION NINE: Commercial House Rules
14 – SECTION TEN: Swimming Pool
15 – SECTION ELEVEN: Occupancy and Noise
16 – SECTION TWELVE: Renter’s Insurance
17 – SECTION THIRTEEN: Your Security Deposit
19 – SECTION FOURTEEN: Forced To Move
20 – SECTION FIFTEEN: Landlord Entering
21 – SECTION SIXTEEN: Departing Tenant
23 – SECTION SEVENTEEN: No Smoking
24 – SECTION EIGHTEEN: Marijuana
SECTION ONE:
INTRODUCTION
WELCOME:
Welcome to Brindle Monkey, Inc., Property Management Solutions and RENT OUR ROOF!
GOAL HERE:
Here at Brindle Monkey, Inc. we, will make every effort to keep the property in a well-maintained environment at a fair market rent. To enable a better resident/landlord relationship, we have provided the following information in this informational handbook. We have tried to answer often asked questions that most of you have. We have provided information to help you through your move-in and move-out process, along with guidelines for your occupancy with us.
CONTENT:
Throughout this booklet we have used excerpts from the “Landlord Resident-Answers to Resident Questions” booklet put out by the Department of Consumer Affairs and Fair Employment and Housing. Should you want a complete copy of this booklet, please write to: California Department of Fair Employment and Housing 1201 “I” Street Sacramento, California 95814 Again, we are happy to have you as our resident. Should you have any questions, do not hesitate to call us: San Luis Obispo office: (805) 543-9119. Arroyo Grande office: (805) 489-9401.
QUESTIONS:
At any time if you have a question or concern about the property, living conditions, building conditions, other tenants, neighbors, etc. Please call us immediately at 805-473-0300 office or Kevin Jones cell 818-612-1603 where you can also text or email us at listwithme@gmail.com If there is an emergency call 911.
MANAGEMENT PORTAL:
You will receive an invite to our management portal which is a great place that you will have access to many features such as your payment history, ability to request a repair, ask a question, etc.
SECTION TWO:
KNOW WHEN YOUR RENT IS DUE AND HOW TO PAY
Where, Who and how do I pay my rent?
We offer several ways to pay:
1. Electronically with an app: Zelle: listwithme@gmail.com 805-473-0300
2. Hand walk check or cash into Chase Bank: Chase: Account # 559727212 – Brindle Monkey Inc
3. Pay on our online portal, inquire to get your account setup by calling 805-473-0300
4. You can mail the check in but we have to receive it by the 5th or it is late. A question or response we get is, I mailed it on the 5th, it will be late, the keyword is received. Our mailing address is: Brindle Monkey, Inc. 791 Price Street #343 Pismo Beach Ca 93449
5. You can also drop off a check to the Dropbox at: 775 West Grand Ave Suite “I” Grover Beach Ca 93433
6. Lastly, you can bring cash to the office by appointment. 805-473-0300
When is the rent due?
The rent is due on the first of each month and has a 5 day grace period for us to “receive” the payment. After the 5 day grace period a late fee is due. If you mail it or it is post marked on the 5th that is not receiving the payment. Mail today takes a week or longer. We suggest to pay electronically or walk the money into the bank and that serves as your receipt of payment. You can drop a check off at the office, if we are not there, we have a locked box by the front door, if you put a check in the box please text 818-612-1603 to let us know you dropped off the check, we will reply with receipt. Cash may be accepted in person or to the bank only, please do not drop cash in the mail or the box. Thank you.
When and how do I get a late fee?
If payment is not received by the 5th of the month there is a late fee assessed that is in your lease agreement. The only exception is when there is a holiday in the first 5 days of the month like New Years, Labor Day, etc. then there is one more day grace period.
Forms of payment:
What we accept: Zelle, Cash to the bank, portal, walk into office or drop in the box, personal or cashier’s check.
What we do not accept: Wire transfers, credit card or Money Orders.
What if I can’t make my rent?
The first and foremost priority for us is communication. We understand that there are times in life that things happen, if you communicate with us, we can work with you if you need to make arrangements for payment, we can do that. We cannot do this every month, but we are willing to work with you and be creative to make this work.
SECTION THREE:
UTILITIES LIST
WHO PAYS FOR WHAT UTILITIES:
In your Residential Lease Agreement (RLMM) on paragraph 9 states who pays for what services.
WHEN DO I PUT THE UTILITIES IN MY NAME:
Immediately upon the start date of your lease the utilities you are responsible for are to be transferred to your name. There is a list below of some of the service providers.
ELECTRICITY Pacific Gas & Electric ………………………………………………(800) 743-5000
GARBAGE (Call WATER COMPANY First)
Atascadero Waste Management…………………………………………………… (805) 466-3636
Arroyo Grande South County Sanitary …………………………………………… (805) 489-3534
Grover Beach …………………………………………………………………………… (805) 489-4246
San Luis Obispo Garbage … (Morro Bay, Los Osos, Cayucos, Cambria) …(805) 543-0875
Paso Robles Waste Collection …………..…………………………….………..…..(805) 237-3866
City of Lompoc – Solid Waste Division .……………………………….…………..(805) 875-8024 (805) 875-8258
GAS Southern California Gas CO. …………………………………………………(800) 427-2200 ext.1314
WATER
Arroyo Grande 214 E. Branch St ……………………………………………………(805) 473-5438
Atascadero 5005 El Camino Real ………………………………………………….(805) 466-2428
Avila Beach ………………………………………………………………………………(805) 595-2664
Cambria 1316 Tamson………………………………………………………………..(805)927-6223
Grover Beach 154 South 8th ………………………………………………………..(805) 473-4550
Guadalupe ………………………………………………………………………………(805) 343-1340 ext. 106
Lompoc ………………………………………………………………………..…………..(805)736-1261
Los Osos Golden State Water………………………………………………………(805) 528-1626
Baywood Park Water………………………………………………………………….(805) 528-9371
Morro Bay 595 Harbor………………………………………………………………..(805) 772-6222
Nipomo 148 S. Wilson ……………………………………………………………….(805) 929-1133
Cal-Cities Water ………………………………………………………………………(800) 999-4033
Oceano 1655 Front Street ………………………………………………………….(805)481-6730
Paso Robles ……………………………………………………………………………(805) 237-3996
Pismo Beach 760 Mattie Road …………………………………………………….(805) 773-4655
Rural Water …………………………………………………………………………….(805) 481-8432
San Luis Obispo 990 Palm………………………………………………………….(805) 781-7133
Santa Maria ……………………………………………………………………………(805) 925-0951 ext. 217
SECTION FOUR:
WATER CONSERVATION
WATER CONSERVATION:
We live in such an amazing area but we do experience water shortages in our County and State. We kindly ask you to conserve and use water wisely. The conservation ordinances vary from City to City and County to County.
TENANT RESPONSIBILITY:
Tenants are responsible for complying with all such ordinances and should contact their local water agency to obtain the latest information. Tenants are responsible for any fines resulting from a failure to conserve water.
CONSERVATION TIPS:
Around the house:
1. Report leaks, dripping faucets, running toilets or other water problems immediately to the manager or owner.
2. Ask the landlord or manager to provide you with a low flow shower head and sink faucet aerators.
3. Avoid letting water run down the drain; catch in a bucket and use to water house plants.
4. Realize that every drop of water used must be treated twice; for consumption, and sewage.
Kitchen Area / Laundry
1. Use your automatic dishwasher for full loads only. Each load uses about 25 gallons of water.
2. Scrap dishes clean before quick rinse and load in dishwasher.
3. If you wash dishes by hand, don’t leave the water running, only turn on when needed.
4. Keep a bottle of drinking water in the refrigerator, no waste on hot days waiting for tap water to cool from faucet.
5. Instead of running water to thaw frozen foods, plan ahead, thaw, soak or defrost in microwave.
6. Don’t let the faucet run while you clean vegetables.
7. Wait until you have a full load, each cycle can use 30-35 gallons.
Bathroom
1. Take shorter showers. Water on only when rinsing.
2. Don’t let the faucet run while brushing your teeth or shaving.
3. When you use the bathtub, don’t fill it as full.
4. Don’t use the toilet as a trash basket to get rid of tissues or cigarettes.
5. Try not to flush as often. Some people say “If it’s yellow, let it mellow. If it’s brown, flush it down.”
6. Remember to turn the faucets off completely – running water is wasted water.
7. Check toilets for leaks and listen for running water.
If you suspect a leak, drop a few drops of food coloring into the tank. If the bowl fills with color, report leak.
Outdoors
1. Instead of washing your car with a running hose take your car to a commercial car wash that recycles its water.
2. Use a broom or blower instead of washing down walks, patios or driveways with a hose.
3. Water your lawn only when it needs it.
4 . Water during early morning hours.
5. Don’t let children play with the hose & sprinklers.
SECTION FIVE:
MAINTENANCE REQUEST AND PRIORITY OF RESPONSE
Call Property Management Solutions 805-473-0300 text 818-612-1603, email listwithme@gmail.com or submit your request through the management portal. If you have an emergency, call 911.
To get an idea of normal response times which are many times determined by the availability of service providers this is a general estimate and it is our goal to respond, repair and correct as quickly as possible. There are times like when it is 107 degrees outside and the air conditioner breaks or stops working, we won’t be the only service call to the air conditioning repair facility.
1. EMERGENCIES – SAME DAY SERVICE:
Anything that has immediate potential to harm life, limb, or property, call 911. Sinks or toilets clogged, major drain clogs and nonfunctional without alternatives. Water flowing which will cause damage that cannot be contained by bucket, towel or suitable container. Electrical dangers which may cause harm or fire call 911. Stoves which are leaking gas, call the Gas Company (800) 427-2200. Outside lighting not accessible and needing replacement that creates safety hazard. Primary entry door does not lock or unlock.
2. NEXT DAY SERVICE:
Any non-life-threatening situation which could become a potential emergency. We will do our best to get them as soon as possible depending on the availability of a repair person.
3. PRIORITY: 2 – 5 Day Service:
Scheduled and or general maintenance requests which have a moderate priority would be items such as a light fixture, bulb that cannot be reached, non-essential door or knob, personal property such as washer dryer, refrigerator, stove, or microwave that does not pose a health or safety issue.
When calling for a maintenance request, please be ready to answer some of the questions below regarding the issue you are having so that we can send the right person out to fix the problem the first time.
TOILETS Running?
Please turn off the supply line, valve usually located behind the base of the toilet near the floor and then call Property Management Solutions. If your toilet is clogged: Did something go down the toilet like a child’s toy, feminine hygiene product, paper towel, etc.? If not, please try using a plunger first. If there is no success, please call Property Management Solutions 805-473-0300 and we will dispatch a repair person. If it is determined that the clog is caused by misuse, like the above mentioned, you the tenant will be responsible for the repair bill.
GARBAGE DISPOSAL:
Sometimes this happens, and we need to use the key, like an Allen wrench and manually spin the unit. Still jammed call Property management Solutions 805-473-0300, again if something is stopping the unit caused by the tenant, the tenant will be responsible for the repair charges.
MAINTENANCE TIPS:
Garbage Disposal: a citrus clean like lemon with ice cubes will keep the unit nice and clean and sharpened.
Dishwasher: not draining properly, try running an empty cycle or two with Lime-Away.
MAINTENANCE REQUEST CHECKLIST:
Name
Address
Type of repair
State of Emergency
Description of repair need
Location on site of repair
SECTION 6:
PARKING and STORAGE
PARKING:
Parking and Storage Disclosure (PSD) generally in Paragraph 3 is the detailed information for parking
Paragraph 7 in the Residential Lease Agreement (RLMM)
STORAGE:
It is our general rule that all storage is to be kept to the interior of the property, in the garage or in a storage shed. Each property is a little different and a case-by-case basis, you can refer to your contract in paragraph 8 of the Residential Lease Agreement (RLMM) and also the Parking and Storage Disclosure (PSD) should outline the basis of the allowed storage.
WHY DO YOU ENFORCE PARKING AND STORAGE RULES:
The number one complaint we get is parking related issues amongst tenants and storage related issues with our owners.
WHY SO STRICT ON PARKING AND STORAGE?
In todays current environment with homeowners insurance, one thing most tenants don’t realize that the policies are much higher for a rental property than your own home. Also the majority if not all of the policies are brokered out of state and these companies are cracking down very hard on the various aspects of potential claims. To the point of letters of non-renewal for items such as debris onsite.
SAFETY ISSUES:
If cars and stored items are on site or not in their proper place, there can be health and safety issues including obstructing firefighter or emergency services to do their job effectively and efficiently or sometimes not at all which a claim could be denied or only partially paid. Too much storage can also cause infestation or bugs and vermin.
SECTION 7:
DISPUTES WITH NEIGHBORS or OTHER TENANTS
I HAVE A PROBLEM:
We ask that if there is a problem with a neighbor or another tenant on site, to please call us first Property Management Solutions 805-473-0300 office or text Kevin 818-612-1603 so that we can be the intermediary and hopefully create a solution to the problem or concern at hand.
WHAT DO I DO:
Best thing to do is to remove yourself from the situation and call us. We are not asking you to snitch, but you and the other party are in close proximity and we want to diffuse the situation as soon as possible. Please leave graciously and without escalation. Get to a safe place and call us, if you feel threatened or unsafe call 911.
WHY WE WANT YOU TO CALL US:
As a third party, we are not emotionally attached to the circumstance and being outside the situation, we might have a neutral solution that works for everyone. Not always do we have a solution, but we generally we can negotiate a fair outcome for all.
WHAT IF I CALL 911:
We want to know so that we can also document the file.
ITS REALLY NO BIG THING:
No matter how big or how small, we want to hear from you. We realize that multiple small things can add up and become a big thing and then there is a blow up. If we can nip it in the bud we can create a peaceful living circumstance for everyone involved. Please be patient with us, from time to time we do run into someone outside of our control that may be difficult to work with, but rest assured we will do our best for you.
WHAT IF IT ANOTHER TENANT IN THE BUILDING?
When we have an uncooperative tenant that is not following the rules, we follow our standard operating protocols and if we cannot resolve the issue we ask a tenant to leave and we do not renew the lease.
SECTION 8:
RESIDENTIAL HOUSE RULES
RESIDENTIAL HOUSE RULES:
1. This addendum becomes a part of the rental agreement between Property Management Solutions and Tenant(s).
2. No persons, pets, or animals of any kind are permitted to occupy the premises other than those listed on the rental agreement or pet addendum form without express prior written consent of the property manager.
3. Any tenant or tenant guest(s) who is intoxicated, uses premises for illegal activity, commits a crime or nuisance, tenant will be subject to eviction.
4. No unnecessary noise from voice, radios, televisions, stereos, musical instruments, etc. is permitted.
5. Hours for noise consideration are from 1000pm to 0800am which conforms with most local noise ordinances.
6. Management is not responsible for damage or theft of personal property. Tenant(s) shall obtain their own insurance.
7. If a common laundry facility, hours of use shall be 0800 to 1000 pm.
8. No roller-skating, skateboarding, riding of bikes, motor driven vehicles, aircraft or drones on the premises.
9. Resident is responsible for cost of repairs to plumbing, plumbing fixtures and appliances should the damage be caused from negligence or misuse. Foreign items causing stoppage of waste, jamming of mechanisms is considered improper use and repair costs shall be paid for by tenant.
10. All personal items of all occupants and/or guests, including but not limited to recreation, health, sports and or hobby equipment, tools, brooms, cleaning supplies, recyclables, etc. Shall be kept out of view. No rugs, towels, articles of clothing, linens, or any such items shall be hung on the exterior of the building, on balconies, fences or in hallways. No mops, brooms, or rugs are to be shaken, dried or rung from the same or from open windows.
11. Parking shall be in designated spot(s) or space(s) only. All vehicles parked on the property must be operative and current registration. No right of storage is given other than agreed on the rental agreement and or parking and storage disclosure form.
12. Highly combustible items such as gasoline are prohibited and shall not be stored anywhere on the premises.
13. Any vehicle maintenance conducted on the premises is prohibited. Disposing of any toxic or environmentally hazardous vehicle material on or about the property is not permitted; violators will be subject to the municipal regulations administered by the local government authorities.
14. Bikes or vehicles are not allowed on walkways, stairways, parking lots and shared areas, except on bike racks. Any bikes or vehicles left on the property will be removed at the tenant’s expense.
15. No changes, alterations, upgrades, or updates to the property without consent from the property manager.
16. General maintenance like replacing light bulbs inside your unit are tenant responsibility
17. Installation of mounts or objects on the wall that require assistance, we will provide free installation of TV mounts and similar items to ensure that no damage will be done to the unit, building or systems like electrical, plumbing, etc.
18. Damage to building, its equipment, furnishings, above and beyond normal wear and tear, shall be paid for by the tenant.
19. Tenants are advised not to use any off-the-shelf products to clear drains. Any damage to pipes due to drain cleaners will be charged to tenants.
20. Do not make any alterations in any way (painting, tv mounts, changing locks) without prior written permission of the owner or agent. The tenant will be responsible for the cost of damage beyond ordinary wear and tear.
21. Nails, tacks, brads, or screws shall not be driven into the woodwork, walls, floors or ceilings of the building
premises, nor shall there be any boring or marring of the woodwork or walls without written permission from the management company. The tenant shall be responsible for damage caused by violations of this rule. The Tenant agrees not to install or attach anything to the building without written approval in advance of the property manager.
22. Tenants, children or tenants’ guests are not to play, gather or obstruct public passages including stairways.
23. Television antennae or satellite dishes may not be placed on the property without prior written consent of the management and will be removed without notice. Upon removal of antennae, Tenant will be held liable for any damage to the roof or any part of the building/house.
24. No sign, advertisement, notice, doorplate, or other similar device shall be inscribed, painted, engraved, or affixed to any part of the outside or inside of said premises without written permission.
25. Tenants are expected to keep their units in clean, sanitary condition and free from objectionable odors.
26. Any item permanently affixed shall become a fixture and not be removed without written approval in advance, property manager reserves the right to instruct Lessee to remove all or any of the items mentioned and place the premises back in the same condition they were prior to installation.
27. If any prior agreements exist, they must be presented to the property manager in writing before execution of lease, incorporated and signed by property manager or they deemed null and void to this lease execution.
28. Abuse of regulations may result in a Notice to Cure or Termination of Tenancy.
29. Resident is responsible for any treatment for ants, mice, spiders, or any other bugs or types of rodents.
30. Smoking is not allowed anywhere on the premises as per the lease agreement.
PLEASE FOLLOW THE ABOVE RULES AND REGULATIONS TO KEEP COMMON AREAS CLEAN AND TO MAINTAIN A PEACEFUL, SAFE AND PLEASANT ENVIRONMENT FOR YOURSELF AND YOUR NEIGHBORS.
SECTION 9:
COMMERCIAL HOUSE RULES
1. Tenant shall not install or operate any machinery or apparatus other than usual small business machines without specific written approval of Landlord. No article deemed hazardous because of flammability and no explosive or other articles of an intrinsically hazardous nature shall be brought into the building.
2. No additional locks or similar devices shall be placed upon doors of the premises and no locks shall be changed except with written consent of Landlord. Upon termination of the lease, tenant shall surrender to Landlord all keys to the premises. Such consent of Landlord shall not be unreasonably withheld.
3. Tenant shall be permitted to move furniture and office furnishings into or out of the building at their own risk only at such times and in such a manner designated by Landlord to cause the least inconvenience of the other Tenants. Any damage caused to the premises, building or other onsite property shall be repaired at the expense of the Tenant.
4. Provided Landlord is required to furnish Janitorial services no person shall be employed by Tenant to do janitorial work on the exterior premises unless Landlord shall first give written consent. Any persons employed by Tenant to do interior janitorial work shall, while on premises of the building, be subject to and under the control, direction and subject to building rules but shall not be considered the agent or employee of Landlord.
5. Window coverings other than the building standard, either inside or outside the windows, may not be installed without prior written consent from Landlord and must be furnished, installed, and maintained at the expense of Tenant and at Tenant’s risk, and must be of such shape, color, material, quality, and design as may be prescribed by Landlord.
6. If Tenant desires additional telecommunications connections, or installation of any other electrical wiring, Landlord will, upon receiving written request from Tenant and at Tenant’s expense, direct the installers as to where and how the wires are to be introduced and run, and without such direction no boring, cutting, or installation of wires will be permitted without landlord approval. Tenant shall not install or erect any satellite dish, antenna, arial wires, or any other equipment inside or outside the premises and building without in every instance obtaining prior written approval from Landlord.
7. The sidewalks, entrances, passages, courts, corridors, vestibules, halls, stairwells, and elevators (if applicable) in or about the premises, and buildings shall not be obstructed or used for storage or for any purpose other than ingress and egress by Tenant unless specified within the lease agreement specifically.
8. Tenant shall not create or maintain a nuisance in or on the premises, nor make or permit any noise or odor or use operate any electrical or electronic device that emit loud sounds, air waves, or odors, that are objectionable to other tenants of this building or any adjoining buildings or premises that will violate any law, damage the premise, or inure the reputation of the building or property.
9. Tenant and occupants shall observe and obey all parking and traffic regulations from time to time imposed by Landlord on the premises, building or property. Landlord in all cases reserve the right to designate “no parking” zones, traffic rights-of-way and general parking area procedures. Failure by Tenant to comply with parking regulations will constitute a default of Lease. Landlord may institute such measures for proper parking as are necessitated by conditions existing at a particular time; including but limited to towing, impounding and/ or tagging of improperly parked vehicles, and instituting a control system to ensure only properly authorized vehicles are parking in assigned areas.
20. Tenant, its employees, its invites, and guests shall not smoke in or on the Premises, Building, or any common areas.
21. Tenant shall be responsible for any damage including stoppage caused by failure to use the apparatus as instructed or for the purpose constructed done to any common area including but not limited to restrooms, elevators, stairways, hallways, lobby, sidewalks, parking lots, landscape areas caused by Tenant, its licenses, guests, agents, contractors, or invitees’ negligence or misuse.
22. Landlord reserves the right to establish rules and regulations which shall govern the access, activity, conduct, and set specific rules and regulations with respect to contractors, subcontractors, agents, or consultant which perform activities in the Building, Premises, and/ or Property.
23. Landlord reserves the right to make further reasonable rules and regulations as in its judgment may from time to time be necessary for the safety, care, and cleanliness of the Premises and the preservation of good therein. Any additional rules and regulations promulgated by Landlord shall be binding upon the parties hereto with the same force and effect as if they had been inserted herein at time of execution hereof. Tenant shall be responsible for the observance of all the forgoing rules and regulations by Tenant’s employees, agents, clients, customers, invitees, and guests. Landlord shall not be responsible for any violation of the forgoing rule and regulations by the Tenants of the Building and shall have no obligation to enforce the same other Tenant’s.
24.) Tenant may not conduct or permit any auctions or sales at the Premises or Property.
SECTION 10:
SWIMMING POOL POLICIES
Your assistance is needed to make our pool fun, safe and sanitary. Cooperation in following these swimming pool policies will allow pleasant relaxation and recreation for all.
1. Pool hours are 9:00 a.m. to 10:00 p.m.
2. The pool use is reserved exclusively for residents and their guests. There is a limit to two (2) guests per apartment. Guests may not use the pool unless the Resident accompanies their guest. Residents are responsible for the conduct of their guests.
3. No children under the age of 16 are allowed in the pool area unless accompanied by an adult. If the child is 16 or over, they must be able to swim in order to be at the pool alone. Make sure your children know the rules and regulations of the pools and the importance of following them.
4. No food, glass or alcoholic beverages are allowed in or around the pool area.
5. No running & jumping or other noisy, disruptive or dangerous behavior is allowed in or around the pool area.
6. NO DIVING.
7. Please exercise common courtesy when using radios, or any music devices in or around the pool.
8. Please protect the pool furniture from suntan oils or lotions by using towels or other covers and be sure that you shower and are reasonably “oil free” before entering the pool.
9. Management is not responsible for the loss of or damage to personal belongings. Please take all personal articles with you when leaving the pool area.
10. Diving off the roof, balcony, walkway, etc., into the pool is strictly forbidden and will result in immediate termination of Tenancy.
11. Please do not hang wet towels or swimsuits over the balcony railings or pool fence to dry.
12. Please exercise due care and caution in and around the pool area.
13. Persons using the pool do so at their own risk.
14. NO LIFEGUARD IS ON DUTY.
15. Safety equipment is to be used for emergency purposes only.
16. THE MANAGEMENT RESERVES THE RIGHT TO DENY USE OF THE POOL TO ANY PERSON.
SECTION 11:
OCCUPANCY and NOISE
OCCUPANCY:
Occupancy and how many people are allowed to live in the unit I am renting? On your lease agreement, usually in Paragraph One it states who is legally allowed to live in the premises. It also states how long a visitor can stay without being on the lease agreement or notifying the property manager. Most of our leases state that any stay over 3 days you need to notify us and we log the name of who will be staying and for how long. Why does you as the property manager need to know? There are many factors why the owner and or property manager needs to know who is on sight and for how long, for example for insurance purposes or in case of an emergency. There are also City, County, State and or Federal guidelines for overcrowding and vary depending on location, zoning, safety codes, etc. In some areas permits are required.
NOISE:
Noise can also be an issue based upon the location and local, City, County or State ordinance(s) determining what and how this can be enforced. Noise disturbances are prohibited. No person, tenant or guest of tenant shall unnecessarily make, continue or cause to make noise disturbance(s) that disrupt the living environment of other tenants or neighbors. We will issue a noise warning and if not corrected a notice to cure can or will be issued. The notice to cure is and can be the first step of a lawful eviction. We will also advise other affected parties to call the local law enforcement.
We strive to have and provide a great environment for all parties on sight so that everyone gets the best possible value from the money they are paying for use of the property. We have some control and will do what we can to provide you and the other tenants the best possible living space.
CALL US FIRST:
If a neighbor or another tenant is being too loud or there is some type of conflict, we request that you call us at 805-473-0300 office or Kevin Jones cell 818-612-1603 and let us be the mediator, we want to keep the peace between you and your neighbors. We are usually really good at resolving the issues where for the most part everyone gets along. As an outsider, we can come in without the emotion and speak with the other party and resolve the problem.
SECTION 12:
RENTER’S INSURANCE
DO YOU REQUIRE RENTERS INSURNACE:
Yes. We require renters insurance in all of our properties as stated in the rental agreement.
WHAT IF I HAVE A PET?
If you have a pet you need an additional pet provision added to the policy.
ANY SPECIAL REQUIREMENTS:
Yes. In the insurance policy, Brindle Monkey, Inc., dba Property Management Solutions needs to be named as the loss insured.
WHAT DOES IT COVER?
The renters insurance policy also covers many other things besides the building in case of damage. Speak with your insurance agent about and what it covers.
DOES THE OWNER HAVE INSURANCE?
Yes. The owners policy will NOT cover your belongings or your possessions.
DISCLAIMER:
We as property managers are not licensed in this field and make no representations of what is or is not covered in your renters policy. Speak with your licensed insurance agent about what is covered, what is not and if you can get coverage for specific items, possessions, or types of losses like acts of nature, wind, flood, hail, earthquake, etc.
WHAT IS THE COST:
The cost varies on the coverage your select but overall is very affordable.
LOCAL REFERRALS:
State Farm Rob Railsback 805-773-7470
Allstate Brian Iversen 805-481-4611
Farmers Elizabeth Head 805-481-1416
SECTION 13:
YOUR SECURITY DEPOSIT AND HOW DO I GET IT DEPOSIT BACK?
ABOUT SECURITY DEPOSITS:
Your security deposit as per California State Law that can be collected after 01 JUL 2024 is equivalent to one months rent, with only a few exceptions. The security deposit is the owners and property managers insurance that when you move out any damage may be deducted from this amount. Security deposits are mailed by the owners within 21 days of receiving the keys from the tenant.
HOW DO I KNOW WHAT CAN BE DEDUCTED?
We recommend that you do a Pre-Move out inspection where we will go through the unit with you and give you the opportunity to correct any deficiencies that we would have to deduct for that are outside of normal wear and tear.
MOVE OUT CHECKLIST
See Section 16 regarding Departing Tenant and that will go over in detail what needs to be done inside and out of the unit.
WHO HOLDS MY SECURITY DEPOSIT?
Brindle Monkey, Inc., dba Property Management Solutions forwards all deposits to its respective owners.
MAY I USE MY SECURITY DEPOSIT FOR MY LAST MONTH’S RENT?
No. Your security deposit is not to be used as the last month’s rent as per the rental agreement.
WHAT IF THERE’S SOMETHING WRONG WITH THE APARTMENT BEFORE I MOVE IN?
When you move in, we do a walk through together, fill out a form called the Move In form that is completed in writing, we take multiple photos, and you will be given a property condition form to fill out. Be sure that any problems are noted on this property condition or move in form. This form is a statement of the condition of your unit when you move in. We also do a video documentary on the interior and exterior of the unit both at move in and move out.
MOVE IN.
If you do not contact us to add any additional items to the move in form within three business days, we assume that there are no further items you want added to the list. We do a Move In form together, plus we take photos and also do a video documentation of the condition of the unit when you take possession.
WHAT IF I MOVE OUT BEFORE MY ROOMMATES DO? DO I GET MY SECURITY DEPOSIT BACK?
We do not spilt up security deposits, this would be between you and your roommates. When there is a change in tenants the appropriate office must be notified and lease agreement amended, removal and addition of authorized residents. New tenants must ALWAYS be approved by BRINDLE MONKEY Inc. dba Property Management Soltions, full application, credit, eviction and background check BEFORE they move into the property.
HOW MUCH NOTICE DO I HAVE TO GIVE WHEN I DECIDE TO MOVE?
Generally the notice is 30 days but there are other cirmstances for different timelines. The notice should always be in writing also.
WE’RE ALL MOVING OUT AT THE SAME TIME, BUT ONE OF MY ROOMMATES DID LOTS OF DAMAGE AND WE DON’T WANT TO BE PENALIZED.
Again, we do not split up security deposits nor get involved in disputes between roommates. You and your roommates will be responsible for negotiating how your refund will be split.
CAN I GET INTEREST ON MY DEPOSIT?
We do not hold your deposit, the owner does.
THE KEY TO GETTING MY DEPOSIT BACK IN 21 DAYS
The key is just that, the time starts from the day that we receive all the keys back from the unit is when the 21 days start. You are responsible for the rent until all keys are delivered. If you drop them in the box after hours, please text us and get a response back for confirmation.
SECTION 14:
CAN I BE FORCED TO MOVE?
CAN I BE FORCED TO MOVE?
Yes. There are several forms and formats, each case is different.
IS THERE A PROCESS?
Yes. There are forms that give various forms of notice, such as: notice to perform, notice to cure, notice to pay, notice to quit, notice of termination of tenancy and notice of change in terms of tenancy which all can be used in different and various instances.
DO I GET NOTICE?
Yes. There are levels of notices, requests and demands to vacate the premises from 3 days to 3 months depending on the circumstance, which there are thousands. We focus on communicating with you verbally and keeping everything civil and in a cooperative manner.
ARE THERE ALTERNATIVES?
Every situation is different. If you have a question, concern, request or demand, please contact us immediately so that we can talk this through and come up with a reasonable solution for all involved.
THE BOTTOM LINE:
The bottom line is if you are following the rules, none of this matters. We are in the business of keeping tenants not making them move, but from time to time we are forced to make that request.
SECTION 15:
CAN MY LANDLORD ENTER MY UNIT WITHOUT MY PERMISSION?
CAN MY LANDLORD ENTER MY UNIT?
Yes. Under certain circumstances. You have a basic right to privacy, and we respect that right as the Property Manager.
DOES THERE NEED TO BE NOTICE?
There are times that we will need to enter the unit, mostly with 24-hour notice as per your lease agreement.
EXCEPTIONS TO ENTERING:
The exception would be based upon an emergency situation, and you will be notified if and when we or emergency personnel have entered your unit.
ARE THERE PERIODIC CHECKS?
We also do yearly health and safety inspections that we set on an appointment basis with you.
SECTION 16:
LETTER OF INSTRUCTIONS TO DEPARTING RESIDENT
We, at Property Management Solutions, are always sorry to see one of our Tenants terminate their residency with us. In departing we ask that you leave your unit as clean as possible in order to avoid any unnecessary charges for cleaning. The cleaning requirements are listed below.
PRE-INSPECTION:
We encourage a pre-inspection of your unit, please contact our office to schedule a time. The scheduled time must be no earlier than two weeks prior to your move-out. If you do not respond to our office, you will waive your right to a pre-inspection. Please note: your unit must be empty the time of the pre-inspection for better evaluation.
SCHEDULING:
In order to avoid any scheduling problem or additional rent charges, it is our expectation that you will move out by the day you have stated in your “Notice of Intent to Vacate” To assist us in making refunds due you promptly, we ask that you review the “Statement of Security Deposit” term of your Rental Agreement.
TIMING OF RETURN:
Please return all sets of keys to our office at the time of vacancy. RENT WILL BE CHARGED UNTIL THE KEYS ARE RETURNED TO US: DROP THEM IN DROP BOX AT 775 West Grand Ave Suite ! Grover Beach Ca 93433 IN AN ENVELOPE WITH YOUR NAME, ADDRESS AND SECURITY DEPOSIT FORM IF THE OFFICE IS CLOSED.
Thank you for your continued cooperation as we prepare for your departure. If you have any questions, please don’t hesitate to call us 805-473-0300.
KITCHEN
1. Clean refrigerator, shelves, crisper and floor under refrigerator. Vacuum coils.
2. Clean all cupboards, tile, fan and faucet fixtures.
3. Clean range, burners, knobs, oven, drip pans, range hood and filters.
4. Do not turn off/unplug the refrigerator.
BATHROOMS
1. Clean toilet and toilet tank.
2. Clean chrome fixtures, fan and mirrors.
3. Wipe inside of medicine cabinet.
4. Clean floor, tile and baseboards.
5. Clean shower, shower door tracks, bathtub and grout.
LIVING ROOM, DINING ROOM & BEDROOMS
1. Clean base boards.
2. Wipe finger marks and other scuff marks off walls and doors.
3. Remove picture hanger hooks.
4. Wipe drapery rods.
5. Wash mirrors, windows, window sills, and window tracks. Dust screens.
6. Vacuum and dust closets and shelves. Remove hangers. .7
7. Clean sliding door tracks.
8. Remove all boxes, litter and debris from premises.
9. If, during your tenancy, you have had fur bearing animals, you will be expected to have your unit professionally treated for fleas and provide Property Management Solutions, with a receipt at the time you vacate the premises.
EXTERIOR:
All trash, debris, personal belongings, animal waste, etc. to be removed from the site. If you fill the trash bins, please place them out at the street. If you are responsible for the landscaping, that all is manicured on the last day of your tenancy and turned over in a good manner.
RESPONSIBILITY OF REMOVAL:
Placing items at the street does not constitute removal and may subject you to a charge for pick up or junk removal. It is your responsibility that all items are removed from the premises.
OVERALL UNDERSTANDING:
Other than normal wear and tear there will be deductions on all items that are not properly addressed. If you need referral of workers that help you, contact our office for their phone number. You are responsible for their payment.
DEDUCTIONS:
If any of the above-mentioned items are not attended to at the time you vacate your unit, they will be subject to a deduction in the deposit as set forth in your Rental Agreement.
FORWARDING ADDRESS:
To assist us in making refunds due you promptly, we ask that you make sure we have your forwarding address (see Return of Security Deposit Form attached). If you do not have the forwarding address form, please request one at our office.
SECTION 17:
SMOKING RULES FOR TENANTS:
CAN I SMOKE?
Yes, but there shall be no smoking or vaping on the premises by tenant(s) and or their guests. You will have to go off the property to smoke so that there is not a nuisance to other tenants to have access to fresh air.
COMPLAINTS:
If you as a tenant cannot open your window due to smoke from another tenant, please call us immediately, there will be a warning issued in the form of a notice to cure. If it continues then the tenant creating the smoke can receive a notice of termination for breach of contract.
DOCUMENTATION:
We need documentation of the offenses. Pictures are good, Videos are better. If the video is long we suggest uploading to YouTube on a private setting and send us the link.
SECTION 18:
MARIJUANA RULES FOR TENANTS:
CAN I SMOKE?
There is a no smoking rule on the premises.
CAN I GROW MARIJUANA?
No. But it’s legal here in California. It is still Federally Illegal, and the owner could be in jeopardy of criminal charges and the property seized even from a tenant growing marijuana on site.
PENALTY:
We would give a specific time frame to remove and if not removed we would have to start an eviction process.
TENANT ACKNOWLEDGEMENT OF RESIDENTS HANDBOOK
Tenant(s) have been given a copy and all pages have been explained thoroughly by the property manager on this
date ____ of _______________ in _______ and we the undersigned are in full agreement of the contents of the
resident handbook and will abide by the house rules and what is covered here in this handbook.
_______________________________________ ______________
Tenant Name Date
_______________________________________ ______________
Tenant Name Date
_______________________________________ ______________
Tenant Name Date
_______________________________________ ______________
Tenant Name Date
_______________________________________ ______________
Property Manager Date