For the most up-to-date information, download our 2017 Owner FAQ and Policies PDF
What type of properties do you manage?
What type of properties do you not manage?
Are you licensed?
- Northern Virginia Association of REALTORS®
- Virginia Association of REALTORS®
- National Association of REALTORS®
- Northern Virginia Chapter of the National Association of Property Managers
- National Association of Property Managers
What experience and credentials do you offer?
- Tino Peabody, President/Broker, RMP© (Residential Management Professional), Broker® (Virginia and Washington, DC)
- 2016 President of the Northern Virginia Chapter of NARPM
- 2016 Director of the VA State Chapter of NARPM
- 2016 Committee Member of VAR (Virginia Association of Realtors) Property Management Council
I began my career in real estate in 2001, as a primary in a real estate partnership revitalizing real estate homes in distress for resale and asset management. After selling my interest in the partnership I began my real estate career as a licensee working with investors and home owners to purchase, revitalize and sell real estate assets to increase their wealth and develop real estate portfolios as part of their investment strategy.
In 2004 I obtained my real estate brokerage license and several real estate designations to continue my education in the real estate industry.
In 2006 I created my own company Peabody Real Estate, LLC. After 4 years as a general broker maintaining my own brokerage I began the transformation of Peabody Real Estate, LLC into Peabody Residential. A property management company built with the scope to service all the needs of residential property owners.
Over the last 6 years I have worked tirelessly to incorporate the best business practices of property management companies and my experience into Peabody Real Estate, LLC to make it an award winning company. Today Peabody (Peabody Real Estate, LLC) is a boutique property management company working with clients exclusively through the foundation of property management. We assist home owners with Leasing, Management, Sale and acquisition of homes.
Our goal is to maintain a highly customer oriented company making each and every client the center point of our services. We are a technology and educationally driven company consistently improving our client experience and wealth.
I always welcome any comments or suggestions, please email at Tino@PeabodyResidential.com.
Our Executive Team
- Tino Peabody, Broker VA/DC, RMP©
- Erin Peabody – REALTOR® Company Manager
- Tom Roller, REALTOR® – Division Manager
- Monica Ryan – Maintenance Manager
We utilize support staff but exclusively maintain communication with clients through our Executive staff to ensure superior support and customer service.
Owners appreciate the small office atmosphere and personal service we deliver.
What do you do to get my property leased?
- WORD OF MOUTH / REFERRALS – We regularly receive referrals from our current and past tenants, friends of our tenants, and from other Broker’s agents.
- INTERNET LISTINGS – We have developed a web page, which provides information on rental homes to families that are planning to relocate into the Northern Virginia and Washington, DC area. Our properties are posted online through our MRIS (MLS) and the top 75+ searched rental websites on the internet.
- LEASING LOCATORS – We make all of our listings available to all the top internet websites, our Real Estate Rental Specialist Network, websites searched by active duty military, relocation networks and unique real offerings.
- CORRECT PRICING – Even the best properties will not lease quickly if overpriced. We analyze the market to be certain your home is priced according to current market conditions.
- THOROUGH PREPARATION – The most desirable properties, priced well, will not lease quickly if they are not in top condition. Properties must show well and have “curb appeal”. We make sure your property is presented in a clean and attractive condition so that it will catch the attention of a good, qualified tenant.
- WE SHOW YOUR PROPERTY THROUGH REALTORS® – We have created working relationships with area REALTORS® who have identified themselves as Rental Specialists. This professional network helps us show and lease our properties.
What do you do to qualify a tenant after they have made application to rent my property?
- APPLICATION – After a prospective tenant has been shown a property and has expressed a desire to lease it, our Rental Application must be submitted. We require several supporting documents along with the application to help us verify information included on the application. They also must pay an application fee as part of the application.
- SCREENING – We utilize our software credit, background, eviction and criminal screening services as well as our own efforts to collect information needed to confirm and process the application.
- LANDLORD VERIFICATIONS – We utilize public information, tax records and other research and verification.
- SCORED RETAIL CREDIT REPORTS –Tells us the applicant’s current and past performance in meeting their financial obligations. It also tells us their monthly debt and shows their previous addresses (which we compare to addresses listed on the application). An applicant must have acceptable credit to qualify.
- EMPLOYMENT / INCOME VERIFICATIONS – We verify job title, job status, salary and prospects for continued employment. An applicant needs to earn at least 3 to 4 times the monthly rent in gross income to qualify for rental.
- EVICTION & CRIMINAL REPORTS – This additional application screening process helps provide us with criminal background checks. This is a level of scrutiny that most other property management companies do not perform.
If accepted, the applicant’s in-processing includes a lease, lease signing, collecting pro-rated rent, and providing the tenants with a copy of any association documents needed for disclosure and instruction on rules and regulations associated with the property and community.
What is the Duration of the Lease?
How do you make sure the tenant is taking good care of my property?
In addition, we will generally schedule a 6-9 month annual property survey walk-through to see how the tenants are maintaining the property. We make sure the air filter is being changed, that the smoke alarms have batteries and that there are no unreported problems at the property.
We will also schedule a renewal survey when the tenant renews the lease. This protects both you and your property. The right for us to make routine inspections of the property is part of the lease agreement.
What do you do if they are not taking care of my property as they should?
What happens if the tenant does not pay their rent?
Each case is unique, and we make our decisions based on what is best for you and the property in the long run. We always proceed with the legal notices required for eviction regardless of any other factors. We will simply postpone the actual filing of the eviction if the tenant is showing favorable effort toward resolution. Evictions can be a simple matter or more complex depending on the tenant cooperation. We retain an attorney to issue non-compliance notices and coordinate the eviction process to ensure it is done correctly and with proper professional representation on the Landlords behalf.
How informed will I be about what happens with my property?
We do however provide you an email notice for each maintenance dispatches to help account for expenses for the property during the month and also to inform you if there may a repair we will need your authorization to complete over our authorized amount.
What if I want to be informed to a greater degree than you have just outlined?
Under your system of property management, how informed then will I be about what's going on with my property?
Aside from any special considerations unique to you or your property, our rule of thumb is this: If something may cause a potential interruption in your ordinary cash flow (loss of tenant or major repair), we will let you know about it right away. Otherwise non-emergency items will be notated in your monthly statements. Of course, we encourage you to contact us anytime you have a question or wish to discuss something. If you are a worrisome owner that wants to be informed of every little thing, our style of management is probably not for you.
How do you handle maintenance requests?
Do you use the cheapest maintenance people you can find?
Do you hold some of my money for repairs? How much?
How do I know you won't spend my money on large repairs without my approval?
Sometimes an owner will complain that we spent $585 (for example) when it was not an emergency. The simple explanation for this is that the company that went to the property charged a $85 service call (for example) to go out to the property whether they fixed anything or not. Therefore, instead of having the owner incur a $85 service call just for us to get an estimate and then having to send the company back out to do the repair and the owner having to incur another $85 service call, the owner saved $85 by having the repair done the first time.
We always tell the maintenance companies to alert us if the repair is going to be over $500 or a specific amount depending the type of service dispatch. Sometimes the maintenance company may think that the repair will not go over $500, but after they get working on the repair, they find that there is more to fix than they could see before they started the job. It would not make good sense and it could be a safety issue if the company had to leave an air conditioner or dishwasher, etc. torn apart while we waited for your permission to ok the additional $50.00 (for example) and then the maintenance company could charge another trip charge on top of the extra money for the repairs. This would not be in your (the owners) best interest.
Peabody passes any discounts or coupons that contractors accept to the owner.
My brother-in-law is fairly handy; will you use him to perform repairs?
What if I want you to use my plumber, A/C Company, etc.?
Our professional reputation, with both tenants and owners, is largely, if not entirely, determined by how well we handle maintenance. Therefore, we follow a practice that is most likely to insure the best possible response and resolution to problems.
I want you to use a Home Warranty for all covered repairs, is that ok?
There is a HUGE problem in the home warranty industry, and the public is becoming savvy to it.
Try searching Google with the name of your favorite home warranty company and the word `complaints’ or `fraud’. You will be amazed. Find out how many people feel like they got burned, turned down wrongfully, or got seriously bad service. Furthermore, feel free to visit www.my3cents.com for even more examples of this currently growing problem; THERE ARE MANY OTHERS…..
Warranties are typically purchased by home sellers or their real estate agents to avoid lawsuits if something breaks in the first year. Not to be confused with a builder’s warranty, a so-called home warranty — Actually a service contract — is typically purchased for existing homes, especially homes sold by real estate agents. These service contracts generally cost $400 to $600 for a year-long basic-coverage plan that includes items like ceiling fans, water heaters and furnaces.
The contracts come with loopholes. You need to carefully read your service agreement to determine what is and what isn’t covered. Coverage for plumbing, for example, typically ends at your home’s foundation, so leaks or breakages beyond that would be your responsibility. “Pre-existing” problems typically aren’t covered, nor are breakdowns that result from poor maintenance or improper installation. The contract also may require that a system be upgraded to current building code standards — at the homeowner’s expense — before they agree to consider repairs. People who have had problems with the home warranty companies say that the more expensive the repair or replacement, the more likely home warranty companies are to invoke these exclusion clauses.
You don’t have control over who does the work. The home warranty provider contracts with local service companies to perform the actual inspections and repairs. You don’t get to choose, and scheduling repairs can sometimes be a trial. The service technician may also try to sell you unneeded services.
We have had hundreds of problems with home warranties.
Tenants have more rights now than they ever have had in the past and Judges are normally on the side of the tenants and if repairs are not made timely, owners can find themselves on the wrong side of the legal system. It is hard enough to try to use a home warranty on the home that you live in. It is not cost effective or practical to use a home warranty on a rental property.
We will not use any existing Home Warranty Company for “first responder” service calls to the property, under any circumstance. Covered items that need replacing will be run through the Home Warranty Company only after an initial determination is made that replacement may be necessary.
So when might a home warranty make sense?
My home has a pool. How do you handle the maintenance?
When do you send owner’s funds and statements?
Payments take up to 5 business days to clear and then we have accounting to complete associated with your property and expenses for the current and previous month. This take us a few days so we commit to sending out funds to you on the 10th of the month or the following business day if the rent is received on time. If the rent is paid late we will follow up with you on the expected date to schedule the direct deposit to you.
We create and post the monthly statement for your property the date we issue our disbursements.
We process statements and rent proceeds between the 7th and 10th of each month. You should receive your statement and rent proceeds will be issued no later than the 10th or following business day providing the property is occupied and the rent has been paid on time.
Disbursements are made by ACH direct deposit into the owners’ accounts and statements are posted normally the same day.
When we send out the ACH payments the banks take two to five business days to process the payments. Payments to Owners who had late rents (received after 5th and before the 15th) are processed between the 18th and 22nd of the month. Late payments received after the 15th of the month are processed the following month.
If you have not received your statement and rental proceeds by the 10th of the month or the following business day, please email us at Info@PeabodyResidential.com. We will happily follow up with you and provide you a status update on the rent collection and answer any additional questions you may have.
Can you put the money directly into my checking account?
What bills will you take care of getting paid for me, related to my rental property?
Owners pay bills associated with ownership of the property and we pay bills associated with the management of the property.
There must be sufficient cash flow from the property to cover such expenses, and sometimes we must set up an additional reserve fund for this purpose, which will allow us to make prompt payment for you without waiting for the rent to arrive.
What will I receive with my monthly statement each month?
What is your Monthly Management Fee?
What is the Leasing Fee?
We list our rental properties in the Multiple Listing Service, which is accessed by several thousand real estate agents. This greatly helps minimize the vacancy time of your property on the rental market.
Are your fees negotiable?
Are there administrative fees or other service charges?
We do not charge clients for long distance calls or mileage. The only other expenses you should incur would be for services which fall outside the normal scope of our Management Agreement and for duplication of services.
Here are some examples that fall outside of normal management service:
- Example 1: When we coordinate a repair over $2,000. This will normally require us to obtain multiple estimates, coordinate approval of the estimate along with payment for the contractor, coordination and additional follow up with the tenant and the contractor, confirmation of the work being completed and any issues that may arise from quality control with the tenant experience, collection of the final invoice and confirmation of the work completion to include before and after pictures.
- Example 2:Insurance claims. We have to coordinate with the insurance company and normally work with their contract which includes many of the additional steps in Example 1.
- Example 3:Mold remediation or building compliance. These are both immediate issues that need to be resolved and done with significant work to ensure full compliance with the law. They require specific licenses to complete the work and then follow up confirmation of full remediation or compliance.
Owners often ask us to do things that are outside our normal management services, and we try to accommodate our owners whenever possible.
Can Peabody Residential help me sell my property?
We only sell homes for our contract clients! This ensures we focus 100% on our clients.
Is the management agreement a standard, widely used form?
Who holds the tenant's security deposit?
What should I do if the tenant calls or emails me?
Can I go by and view my property?
How soon can Peabody Residential start managing my property?
Property Management – Our Policies
One of the greatest compliments that we can receive is for one of our Owners to refer a friend, colleague or family member. We truly appreciate your referrals and you will have the satisfaction of knowing that Peabody Residential will take good care of your friend or family member.
The good news is that if a New Owner is referred to us, we are pleased to offer the New Owner one free month of management fees. Please be sure that you or the person you refer informs us of the referral.
Rental Increases / Lease Renewals
When making the decision on whether or not to increase rents, we consider market conditions, neighborhood conditions, tenant payment history, length of occupancy, property condition, time of year and anticipated expiration date of any renewal.
There are times after the tenant’s initial lease agreement where the tenants needs to stay on a month-to-month lease agreement or renew their lease agreement for a shorter period of time because of pending job transfers, purchasing a property, financial reasons, etc. Unless the owner is moving back into the property or putting the property on the market for sale, we will allow a shorter period. Once a lease is signed, it cannot be changed, so it is very important for you to notify us well in advance of your desire to make any changes.
After a property has been exposed to the market for two weeks without renting, we look into the possibility that the asking rent is too high. We will consider lowering the rent so that the property will not sit vacant.
We may, if necessary, offer a prospective tenant some “free” rent as an incentive to rent the property. We have found this to be very beneficial in obtaining tenants in a “slow” rental market.
Breaking the Lease
A Military Clause permits military personnel to terminate the lease when they present proof of a transfer outside the Washington, DC metropolitan area. They are required to provide thirty days written notice prior to vacating the house. If orders are not available, a letter signed by their Commanding Officer will suffice.
Occasionally, a tenant’s civilian employer requires them to transfer to another city. In this case, the tenant may terminate their lease by following the EARLY TERMINATION procedures in their lease agreement.
The tenant will bear all expenses normally experienced with re-leasing, and pays the rent until the property is re-rented, tenants may be released from their obligations upon successful completion of the early termination and paying all associated fees involved in the re-leasing of the property.
Tenant Purchasing a Home
Carbon Monoxide Detectors
Decorator Paint in Home
We consistently find that having even one wall that is maroon or green or one bedroom that is blue or pink can greatly increase the time it takes to rent the property each time it comes available. We strongly recommend that all walls and ceilings be painted an off white. We use Dover White semi-gloss paint on the walls, so that it is easy to do a touch-up when necessary.
We also find that prospective tenant will include in their application that walls be painted as part of the lease agreement. We will agree to painting rooms and areas of the home a neutral color if it secures a tenant for the property.
Equal Housing Opportunity
Inspection of Property
Our surveyors charge $100- $125 to conduct a survey. We normally perform an initial 6-9 month survey to see how the tenants are maintaining the property. Also we do a renewal survey when the tenants are renewing their lease agreement. This helps to ensure the property is being maintained by the tenants. We send notice to the tenant asking them to cure any noted deficiencies that are their responsibility. On more serious violations, we will inform you of the problem and recommend what corrective action should be taken. Also when our maintenance personnel do repairs, they are instructed to report anything that is out of the ordinary.
Anytime you desire us to perform an additional property survey, the fee is $100.
Also, be certain that you have adequate Property and Liability Insurance coverage.
The Property Leasing and Management Agreement requires the owner to carry insurance adequate to protect all parties.
IF YOUR RENTAL PROPERTY IS VACANT BEYOND 60 DAYS, REQUEST THAT YOUR INSURANCE AGENT ADD A VACANCY CLAUSE TO YOUR POLICY. WITHOUT THIS CLAUSE YOUR INSURANCE IS INVALID.
Have your agent name Peabody Residential as an additional insured, or property manager in your liability policy. We need this proof of insurance in our files. We must be provided copies proving coverage no later than thirty (30) days after signing the Property Leasing and Management Agreement.
What is 'Additional Insured'?
A property owner’s reason for providing additional insured status to others may be a desire to protect the other party because of a close relationship with that party (e.g., employees ) or to comply with a contractual agreement requiring the named insured to do so (e.g., Property Management Agreement or others working in behalf of the owner).
The Property Management Agreements requires the owners to name the property management company as additional insured because the management company does not hold title to the rental property that they are managing and cannot acquire general liability insurance on property that they don’t own to cover the management company. Ordinarily there is no extra premium charge to the property owner to add the management company as additional insured.
Property Management – Maintenance
Maintenance and Repairs
We realize it can be rather upsetting when you receive an unexpected bill from us for repairs made to your property; however, some repairs are urgent and must be corrected immediately. Emergency repairs are made in accordance with our Management Agreement. Normally, the tenants pay a portion of the repair expense but if, in our opinion, the expense was due to their negligence, the tenant will be billed and become liable for the entire amount. We do not do bids or estimates on repairs under $500.00. We normally, on any major repair, obtain at least two bids from reliable contractors. The bids will be sent to you to review and approve in writing. Due to the fact that the bids take time to be completed and in order to eliminate further delay, we ask that you make a timely decision or provide our staff with firm guidance. You will be asked to forward a check for the cost of the repair before the work is started.
It is our policy to use only reliable contractors that do professional work at a reasonable cost. We have used most of the contractors for several years and have found their prices very competitive.
Billing for repairs will be made directly to our company. We then bill only that amount to the owner’s account. As tenants are billed and reimbursements are received, the owner’s account will be credited with the amount of reimbursement. This will appear on the statement. We require owners to deposit $500.00 for a maintenance reserve upon signing the Management Agreement. A copy of any bills will accompany your statement explaining the type of work/repair accomplished on the property.
Maintenance Charges & Late Charges
We may require a pet deposit for each pet, however we do not as a standard as we account for all damage from the security deposit. Of course, tenants are liable for any damage caused by pets. Unauthorized pets found on a property can result in eviction and or a penalty.
We are extremely careful when selecting tenants who wish to bring pets with them.
Not allowing pets can add to the time it takes to rent your property. If you do not want to allow pets, please let us know and we are happy to note it as a “no pets” property.
*We recommend that if you have allergies to pets and plan to return to the property, you do not allow pets.
Re-Keying and Security Devices
We recommend that for the safety and security of your tenants and their families the following is done:
- Keyless deadbolts. Install a keyless deadbolt on every exterior door, including a door from a garage into the dwelling. A keyless deadbolt is not necessary on sliding glass doors or on doors that open from a garage to the outside.
- Keyed deadbolts. Install a keyed dead bolt or a keyed door knob lock on at least one exterior door. You don’t need a keyed lock on all exterior doors. You need a keyed lock on only one exterior door which is normally used for entry. That lock can be either a keyed deadbolt or a keyed door knob lock. Obviously, a keyed dead bolt is far superior to a keyed door knob lock because of its one-inch bolt.
- Door-viewers. Install a door-viewer (peephole) in the front exterior door.
- Pin locks on sliding glass doors. Ensure a sliding door pin lock on each sliding glass door is present.
- Security bars or door-handle latches on sliding glass doors. Install either a security bar (sometimes called a “Charlie bar”) or a door-handle latch that works, on each sliding glass door. You have a choice of one or the other.
- Window latches. You must have a window latch on each window. It can be the original latch or an after-market type.
- French doors. All French doors must have a threshold bolt and upper door jamb bolt (with a 3/4″ throw) on one door. The other door should have a keyless deadbolt and either a keyed deadbolt or keyed doorknob lock.
- Automatic door closers. You should have an automatic door closer on each hinged door that opens to the exterior of the property. Door closers on sliding glass doors are not required. We highly recommend them for safety and liability reasons. Spring-loaded door hinge pins seem to be the best and most aesthetic type of automatic door closers.
- Window screens. Window screens are recommended and all present at the property need to be hole and tear free.
- Rekeying at turnover. At each tenant turnover we rekey all keyed deadbolts and keyed doorknob locks on exterior doors if the doors can be opened from the outside by a key. We require owners to use our locksmith. Our locksmith re-keys the property to our key system and makes sure the locks and smoke alarms are up to code.
- Quick repair. You must quickly repair or replace a security device that you or your employees at any time discover is missing or not working–even if the tenant has not asked you to do so.
- Prompt response. We will promptly respond to legitimate tenant requests for rekeying, repairing, installing or replacing–preferably within three days after receiving the tenant’s request, but no later than seven days.
New tenants are advised to notify the appropriate utility companies to have service turned on in their name.
During periods of vacancy, utilities will be placed in the company’s name, and the resulting usage will be charged to the owner’s account. Having the electricity on greatly enhances the showing of your property when darkness arrives early in the evening and during hot weather.
During periods of vacancy, it is physically impossible for our staff to accomplish the task of watering the lawn and shrubs. If this service is needed, we will assist in contracting for the service at your expense.
When we have extensive repairs or painting to do, we will ask the assigned contractor to assist in watering.
Showing the Property
An agent will pre-qualify the applicant by determining the family size and composition, rental history, current rent and desired date of move-in. This process is completed in the office or over the telephone and then, if the customer is still interested, one of our network agents will show them your property.
Wear & Tear
Carpet replacement is pro-rated over a 6-7 year period. If a tenant moves out after 3 years and we have to replace the carpet, the tenant is charged 58% (based on 8 years) of the cost to replace the carpet.
If we have a garbage disposal fixed that was clogged by the tenant, the owner will be reimbursed, by the tenant, for the repair bill. If the garbage disposal has rusted through, the owner pays the whole expense. We make every attempt to be fair to both owners and tenants.
The Courts & Judges are not sympathetic to owners who want to charge tenants wear & tear repairs.
Grass must not be higher than 6 inches.
The area around the driveway, sidewalks, curbs and gutters are considered to be part of the yard and need to be kept free of weeds, grass, and leaves. For security reasons, hedges and bushes should be trimmed so they do not to block the view from windows.
WE DO NOT INDEMNIFY YOU AGAINST ANY LOSS OR EXPENSE DUE TO VACANCY (for any reason), UNPAID TENANT CHARGES, TENANT DAMAGES, ATTORNEY’S FEES IN THE PURSUIT OF A TENANT, OR THE COST OF MAKE-READY.
Peabody Residential is committed to maintaining at least minimum property standards for all properties under our management. Maintaining these standards will protect our owner’s investments and enhance the living environment for our tenants. It is important that all parties involved with a property maintain compliance with these standards to ensure a successful rental experience.
- Structural – Property is to be structurally sound, providing the tenant with a safe living environment.
- Roofs and Gutters – Roofs must be free of leaks and in good repair. Gutters are to be clean and free flowing.
- Landscaping, Trees, Miscellaneous Appearance – Landscaping is to be well maintained and at all times provide a neat appearance, including mowing and watering of lawns, trimming shrubs and flowers, and pruning of trees as may be required from time to time. All personal property, trash receptacles, and disabled cars are to remain out of sight. All debris is to be removed no less than monthly.
- Doors and Locks – All exterior doors are to be in sound condition, securable, and weather tight. All locks are to be re-keyed between occupancies. Also all locks must be operational at all times and be in compliance with the State Security Devices Statutes.
- Paint/Siding and trim paint is to remain free of peeling paint. Any homes built prior to 1978 must have a Lead Paint Addendum signed by the owner on file with Peabody Residential.
- Windows and Locks – All window glass must not be broken or cracked. All windows and window locks must be operational.
- Exterior Lighting – Exterior lighting is to be provided on perimeter areas where hazards may exist. All burned out bulbs are to be replaced immediately.
- Garages and Outbuildings – Garages and outbuildings may be used for storage, but must remain free of waste and debris.
- Heating System – All Properties are to be equipped with an adequate heating system meeting local building codes at the time of installation and be in good repair at all times. Defects are to be repaired immediately.
- Electrical System – Entire electrical system is to remain in good repair and meet local building codes at the time of installation. Any exposed wiring, defective outlets, switches, fixtures, or hazards of any kind are to be repaired immediately.
- Plumbing System – All Properties must be supplied with hot and cold running water. Plumbing fixtures are to remain free of leaks and be operational. Water heaters should be set no warmer than 120 degrees and be equipped with a pressure relief valve and appropriate drain plumbing in the event of a high pressure water release.
- Appliances – All appliances on the premises supplied by the property owner are to be maintained in good working order. Defective appliances are to be repaired / replaced immediately. (Unless otherwise stated in the lease agreement)
- Smoke Detectors – Properties are to be equipped with a minimum of 1 smoke detector per floor, and 1 smoke detector outside of the bedroom(s). The smoke detector must meet current local, state, and federal standards. Any defects in equipment must be repaired / replaced immediately.
- Floor Coverings – All flooring materials are to be clean and maintained in good condition at all times. Flooring, including carpet, vinyl, and wood is to remain free of rips, tears, and gouges. We require that the owners have the carpets professionally cleaned before the tenants move in and we require that the tenants have the carpets professionally cleaned when they move out.
- General Premises – are to be clean and free of debris at all times. Property is to be turned over to incoming tenants with the highest standard of cleanliness at all times.