Resident Resources
You can pay rent online and request maintenance through Peabody Residential's resident portals.
Resident FAQ
Our Virginia leases do not provide a grace period. Rent is due on the first and late on the second and a 10% late fee is due if rent is paid after the 1st of the month. In Washington, DC we provide a 5 days grace period and a 5% late fee id due if rent is paid after the 6th of the month.
No. We do not waive late charges. Fair Housing laws require that we treat all our residents equally. We cannot decide if one resident is more deserving than another of paying late charges, therefore we enforce late charges across the board
We request you pay your lease payments online via e-check from your checking or savings account. You can make a one-time payment or sign up to have your payments automatically withdrawn each month at www.peabodyresidential.com. It's that easy! No more hassle and no more late payments.
No. We only accept online payment, or cashier checks (bank drafted checks), we do not accept cash.
Emergencies
Yes we do. The emergency number is 703-436-6964 Ext. 107. An Emergency is something related to the condition of the Property that materially affects the physical health or safety of an ordinary tenant, ordinarily, a repair to the heating and air conditioning system is not an emergency. Do not use the emergency number to report non-emergency repairs.
The following are examples of maintenance emergencies. The main sewer line is backed up. A pipe broke and water is leaking into the home. There was a break-in and you have an unsecured entrance to the home. After hours call 703-436-6964 Ext. 107. If it is after 5:00 p.m. and before 9:00 a.m. and the call is not an emergency, you could be charged for the call.
Maintenance
You may submit all maintenance request through your online account. We also have an emergency hotline for 24/7
Yes, if resident damage or neglect causes the maintenance, you will be charged for it. Also, you can be billed for a service call if you miss an appointment with one of our maintenance contractors.
NO. If the Landlord fails to repair a condition that materially affects the physical health or safety of an ordinary tenant as required by this lease, please contact your local authority or consult an attorney. Failure to strictly follow the procedures in the applicable sections of the Lease and Landlord/Tenant code will cause Tenants to be in default of the lease agreement and tenants can be evicted for wrongfully with holding rent.
First you must work with our property management department to get your problem resolved. If you are unable to get your problem resolved please email me your request at Info@PeabodyResidential.com and I will look into the situation.
We understand that from time to time tenants have financial difficulties, health problems or other emergencies. Although we sympathize with the situation, we are legally bound to follow the lease agreement. Please do not place us in the difficult position of denying a request for an exception to the lease agreement because we cannot grant an exception. Thank you in advance for your cooperation.
There are a number of reasons why property managers or maintenance staff may need to enter your home, and it could be very inconvenient for you if you always had to be home and available when these circumstances arose. According to TAR lease Landlord or anyone authorized by Landlord will attempt to first contact the Tenant, but may enter the Property at reasonable times without notice to make repairs or to show the Property to prospective tenants or buyers, inspectors, fire marshals, lenders, appraisers, or insurance agents.
Additionally, Landlord or anyone authorized by Landlord may peacefully enter the Property at reasonable times without first attempting to contact Tenant and without notice to:
- survey or review the Property's condition and take photographs to document the condition
- emergency repairs
- exercise a contractual or statutory lien
- leave written notices
- seize nonexempt property if Tenant is in default.
Unless otherwise stated in your lease it is your responsibility to take care of the lawn, which includes watering it on a regular basis. If you let the grass die, you may be responsible to re sod the yard.
If the refrigerator is a responsibility of the landlord and clearly specified in the contract, then landlord needs to repair or replace the refrigerator. However landlord is not responsible for your food inside. If you buy a refrigerator from Best Buy (with 5 year warranty) and it malfunctions, would they pay for your food inside the refrigerator?
Refrigerators break down, regardless of who owns them. If it was your refrigerator, you'd have to pay for the spoiled food. If the unit stops working, it is your responsibility to find an alternative to store your food.
If you know your neighbors well enough, ask to borrow some fridge/freezer space. Refrigerators make excellent ice chests, buy some freezer-pack inserts and keep them frozen. Plan where you can buy some Dry Ice. Dry Ice is particularly usefully for freezing and keeping things frozen because of its very cold temperature of -109.3 F. Be sure to take an ice chest to pick up the Dry Ice and use insulated gloves when handling Dry Ice.
Not only will taking these steps help when your refrigerator breaks down, it will help when we have power outages due to storms or other natural disasters.
If you have renters insurance you may want to check with your insurance company to see if food spoilage is covered.
It is strongly recommended that you purchase renters insurance to cover any of your personal property and any personal liability loss in case of accidents.
Generally yes. However, you must also obtain written permission from the property manager to do this. All costs of installing extra phone lines are the responsibility of the resident
Requests to paint the walls a different color must be in writing and requires the owner's consent.
Also you will need to let us know which wall or rooms and we will require an additional deposit which is refundable if the wall or rooms are restored to the original color unless you have approval from the office that you do not need to restore the paint.
Keys
Each property is different. Usually you will need to the visit the U.S. Post Office nearest to the property to obtain keys.
In some cases, we have a duplicate set of keys available in the office. We will only release keys during normal business hours to persons listed on the lease and identification is required. If we have to bring a key out to you there will be a $55 trip charge. If you lock yourself out after hours you will need to contact a locksmith at your expense. The property must remain on our key system.
You may submit a written request to have the owner install a garage door opener. If the owner is not willing to pay for such, you may purchase a garage door opener and our authorized contractors will install it at your expense if we have the owner's consent.
No! You cannot change the locks yourself. Re-keying the property without our permission is a serious lease violation and against the law in Virginia/DC. Virginia/DC Law specifically forbids the tenants from locking out the landlord and the Courts & Judges are not sympathetic to tenants who lock out the landlord.
All notices or requests by Tenant for rekeying, changing, installing, repairing, or replacing security devices must be in writing. Installation of additional security devices or additional rekeying or replacement of security devices desired by Tenant will be paid by the Tenant in advance and must be installed only by contractors authorized by our office.
Guests and Roommates
According to your lease, your guests can stay for 3 days. If you wish to have a guest stay for longer than 3 days, you must have approval from the office.
You may be able to have a roommate, but first they have to be approved through the office. We must know who is occupying the property. The roommate must fill out our rental application, pay a $45.00 application fee and be submitted for approval by Peabody Residential. Tenant(s) must abide by the decision of Peabody Residential whether another person or persons can be added to the Rental/Lease Agreement. Failure to fulfill the above mentioned requirements may result in termination of your lease.
If your roommate moves out, a written notice needs to be submitted to the property manager. Remember that tenants are jointly and singularly liable to ensure that the rent is paid. You must have written permission from the property manager to substitute a roommate. (It is not the responsibility of Peabody Residential to arbitrate or mediate problems with multiple tenant situations.)
Security deposits are collected as "security" for the property. Reimbursements to departing roommates are handled by the remaining tenants. No portion of the security deposit will be refunded individually.
Pets
Not usually. For more information, please refer to your rental agreement or contact your property manager.
Generally you are not allowed a pet or an additional pet after you move in. For more information, please refer to your rental agreement or contact your property manager.
Lease
It is our primary responsibility to act in the best interest of the property owner at all times. We understand that there are extenuating circumstances which may prevent a resident from fulfilling the term of their lease agreement. If you find that you are not able to fulfill the term of your lease agreement, please contact our office to discuss the situation as soon as possible. We do not allow subletting under any circumstances without our consent. All applicants will be required to qualify according to our normal standards and there may be a fee associated with subletting provided it is at our consent.
Yes. Unless you have a transfer clause in you lease, you can be liable for the remainder of the rent through the end of your lease or until the home is rented to another occupant.
Yes. According to the TAR lease agreement if Tenant is or becomes a service member or a dependent of a service member, Tenant may terminate this lease by delivering to Landlord a written notice of termination and a copy of an appropriate government document providing evidence of:
- entrance into military service;
- military orders for a permanent change of station (PCS); or
- military orders to deploy with a military unit for not less than 90 days.
Termination is effective on the 30th day after the first date on which the next rental payment is due after the date on which the notice is delivered. Section 92.017, Property Code governs the rights and obligations of the parties under this paragraph.
Yes. If you do not answer our attempt at renewal of the lease your lease automatically renews on a month to month basis at the higher rate posted in the renewal notice.
Yes. The lease agreement stipulates a written notice of intent to vacate which must be in our office 30 days prior to the end of the lease term. You can find the 30-Day Notice to move-out form under the Tenants Documents on this website.
Yes. The lease agreement stipulates a written notice of intent to vacate which must be in our office 30 days prior to the date you intend to vacate the property. You can find the 30-Day Notice to move-out form under the Tenants Documents on this website.
We understand things do not always go as planned. Please contact our office as early as possible so that we may, adjust the date available for prospective tenants and be prepared to pay prorated rent in advance for the extra days you plan to remain in the property. If we already have new tenants or the owner is scheduled to move in we may not be able to extend your lease. Then you will need to be out of the property on you original move out date.
No, we do not automatically raise the rent. It may be necessary to raise the rent somewhat in accordance with the rental market and or at the request of the property owner.
We normally mail the deposit to the forwarding address you leave at our office less any charges incurred within 30 days of the last day you occupied the property.
Yes provided that there is no damage incurred to the property by the pet
The pet deposit is only refundable at the end of the lease term after you have vacated the property and we have determined that no damage was incurred by the pet.
What if I do not see the answer to my question here?
Please submit you question to us in writing at info@peabodyresidential.com.