TENANT FAQ

How do I pay rent?
Simple, use our online payment ! The easiest way to pay rent each month is by setting up an account in the tenant portal.

We do not accept cash payments. We also do not pick up rent payments at your address.

How to avoid late fees?
In order to avoid rental fees you must pay rent when it is due. All rents are due on the 1st of each month and there is a grace period until the 3rd of each month (business hours) to receive the payment. Unless it is received within this timeframe you will incur a late fee charge.

Remember, paying online will save you time and will save you money. Sign up for the online payments in your tenant portal.

How do I get the utilities (water, electric, gas, internet) in my name?
Our office does not handle setting up utilities for tenants. You will need to contact each utility company to get service started at your address. The City of Sacramento website has links to some of the offices you’ll need to contact:

PGE 1-800-743-5000: start, stop or transfer PG&E Service
SMUD : 1-888-742-7683 Start service in electric

https://www.cityofsacramento.org/Living-Here/Utility-Services

In case of emergencies, what do I do?
Gas: if you smell gas, and if the gas oder is not that strong, open up all windows and doors. Do not turn on light switches and leave immediately and call PGE at 1-800-743-5000

If you see downed power lines or suspect another emergency or smell strong odor of natural gas Call 911 first, then Get in touch with PGE during an emergency at 1-800-743-5000.

For any other emergencies call 911.

What should I check before making a maintenance request?
Electrical problems
If your electricity stops working, it may be something as simple as turning a circuit breaker off and on. To do this, open your circuit breaker panel. If a switch has been tripped, it may be in-between the off and on positions. Turn it to off, wait about a minute, then turn it to on.

If you don’t see any issues with the circuit breaker panel, then you should call the electric company.

Water leaks
If you have a leak under a sink or toilet, you should turn the water off before more damage is caused. Under sinks and behind toilets, there are handles on the pipes. Turn the handle to the left until it is gently snug (twisting it too tight will break it). This will make the water stop leaking. Then make a maintenance request to get the leak fixed.

If your rental until has no water service, you’ll need to call the City of Sacramento to get it resolved.

Toilet problems
If a drain in your home gets stopped up, such as in a toilet or sink, attempt to free the blockage first with an ordinary household plunger. Do not use the toilet to dispose of toys, diapers, hair, excessive toilet paper, bottle caps, Q-tips, wrappers, cigarettes or feminine hygiene products. However, if sewage is backing up in all tubs, showers and sinks, there may be a problem at the street. If this happens, call the City of Sacramento or county department of water/sewer, and let us know immediately.

Gas leaks
If you smell gas in your rental, leave immediately and call PG&E at 800-743-5000.

Heating problems
Rental properties that have electric heat pumps do not blow hot air from vents like a gas-powered system. The air that blows is slightly warmer than the room temperature and slowly raises the temperature of the unit.

Properties with gas-powered heat should blow hot air from vents when they are operating. If not, the pilot light may be out. Call PG&E at 800-743-5000 to get the pilot relit. If the pilot light isn’t the problem, then call us for maintenance.

Dishwasher problems
Dishes not coming out clean? Try removing any debris from under the spray arm. Whenever you empty the dishwasher, look for paper, glass or food debris that may collect at the bottom near the filter. Remove any debris immediately as it can cause damage to the internal components of the pump and drain system. Rinsing dishes before loading will help to minimize the gunk left inside your washer after a cycle. If you see any water coming from under the dishwasher or around the door, let us know immediately.

Garbage Disposal problems
Do not put anything in the garbage disposal that is not biodegradable food. Don’t grind extremely fibrous material like corn husks, celery stalks, onion skins and artichoke. A garbage disposal is not a trash can. Do not grind glass, plastic, metal, paper and cigarette butts. Don’t put in expandable foods such as pasta or rice that can cause many jams and clogs. Don’t turn off the motor or water until grinding is completed and let water continue to run for 15 seconds, flushing out any remaining particles.

NEVER WORK ON A DISPOSAL WITHOUT UNPLUGGING IT FIRST!

90% of garbage disposals that appear not to be working just need to be reset. There is usually a red or black reset button on the garbage disposal motor underneath your sink. Just push to reset. Unplug the disposal’s electrical cord from the wall outlet and remove the object. If the disposal makes no noise when turned on, check that the plug hasn’t come loose from the outlet under the sink. If the garbage disposal is plugged into a wall outlet, ensure the outlet has power.

Remember: Do not pour grease, oil or fat in a garbage disposal or drain. The grease will slowly accumulate and clog your drains. Don’t use hot water when grinding food waste. (Hot water will cause grease to liquefy and clog drains).

How do I clean vehicle oil drips from a driveway/garage?
To prevent stains from getting any bigger, pour cat litter on it and rub it into it to soak up as much as possible. In addition, you should put down a preventative cover to avoid further stains.

How do I get rid of insects and other pests?
Spiders, fleas, ants, mice and other pests are a natural occurrence in all homes at one time or another. However, you can discourage unwanted visitors by removing all possible food sources and placing all pantry and cupboard food stuffs into airtight containers. Remember, per your Lease Agreement, you are responsible for spraying and control of these minor pests. If any of these become a problem, call a hardware store or a pest control company for a recommendation. Many inexpensive and easy-to-use products exist for controlling insects and mice.

How do I get rid of bees and wasps?
As any other pest you are responsible for any pest control on the property. All rentals must be treated as if they were your own property.

How do I provide notice that I’m going to move out?
You must submit, in writing, at least 30 days before you plan to move-out, the date you will be completely out of the rental property. We will schedule a walk-through of the property to assess any damages and determine if deductions will be made from your security deposit.

What can I do to get my full security deposit when I move out?
A security deposit is completely returned when the rental property looks like it did the day you moved in, with consideration for reasonable wear and tear. Therefore, you cannot expect to get a full refund of your damage deposit if you leave with (1) holes in the walls or damage to the walls, (2) damaged floors, (3) anything left messy or dirty, (4) anything broken, (5) any of your personal belongings or trash inside or outside the property or (6) insect or pest infestations. This is not a comprehensive list, but a general rule of thumb is that the unit should be ready to rent again without the need to clean or repair anything.