Tenant Handbook
How to Live In and Care For the Home You Are Renting
Caring for Your Home like It’s Your Own!
OUR PERSONAL MESSAGE TO YOU 4
OFFICE LOCATIONS AND PHONE NUMBERS 5
General Rules and Regulations
Part of Your Lease 6
Lease Agreement 6
The Property 6
Contact Information 6
Rental Payments 6-7
Returned Checks 7
Default of Rental Payment 7
Thirty Day Written Notice 8
Breaking Your Lease 8
Security Deposits 7-8
Move-in Day 9
Keys and Locks 9
Trash, Garbage and Recycling 9
Disturbances, Noise and Nuisance 9
Move-In/Move-Out Condition Report 10
Periodic Surveys 10
Parking Vehicles 10
Guests 10
Emergency Maintenance/Repairs 11
Insurance 11
Pets 11-12
When You First Move In
Get To Know Your Property 12
Placement of This Hand Book 12
In And Around the House
Lowcountry Living 12-13
Heat/AC Units 13
Circuit Breakers 13
Exterminators 13-14
Changing Paint, Wallpaper, Etc. 14
Maintenance, Damage and Repair
Expectations 14
Putting Maintenance Requests in Writing 14
Who Does What? 14-15
Unauthorized Repairs 16
Lawns and Grounds 16
Light Bulbs 16
Plumbing/Septic Systems 16
Waterbeds 16
Walls and Ceilings 16
Vinyl Floor Coverings/Hardwood Floors 17
Carpet Care 17
Stoves 18
Drapes/Blinds 18
Dishwashers 18
Garbage Disposals 18
Washer/Dryer Hookups 18
Cleaning and How To’s
Our Goals 18
Minimum Cleaning Standards 19
Counter Tops and Cabinets 19-20
Kitchen Appliances 20
Fireplaces 20
Moving Out
Put It in Writing 20
Marketing During the Notice Period 20-21
The Move-Out/Check Out Condition Survey 21-22
Breaking the Lease 22
Return of Security Deposit 22-23
Emergency/Disaster Procedures
Appendices A, B and C 23
Make Your Plans Now 23
Two Types of Emergency 23
What You Do 24
Summary
This Handbook Is For You 24
Welcome From The AgentOwned Realty Co. 24
Appendix A
Non-Disaster Emergency Procedures 24-25
Appendix B
Disaster Emergency Procedures 26
Appendix C
Disaster Plan – Tenant Form 27-28
Notes 28-29
Things to Remember 30
Our Personal Message to You
We wish to welcome and thank you for choosing to lease a home with us. We want to take this opportunity to assure you that our goal is your happiness and satisfaction with your residency. We need everyone's consideration and cooperation to maintain the high quality of our properties. To help ensure your comfort and convenience we have prepared this handbook. Included are some of the policies regarding the properties we handle. The guide-lines included in this handbook are part of your lease agreement and are designed to provide standards of operation. We suggest that you READ this booklet CAREFULLY. If you need clarification of any information in this booklet, we will be happy to offer our assistance. To be open to the changing needs of our tenants and properties, these policies and regulations are subject to change. Any revision will be stated in a newsletter or special notice delivered to your home. We are ready to assist you with the care and service of your home. Routine service requests can be made during regular business hours preferably via our email. Our hours are Monday through Friday 8:30 am to 5:00 pm, with the exception of major holidays. If there is an emergency, you may call when it arises. We are happy to have you living in one of our properties and if we can be of service to you, let us know. Remember to call us when you receive any new contact information (phone numbers, email addresses, etc). Please be reminded that your rent is due in full by the 1st of each month. Rent must be received at the office by the 5th or you will need to include a late charge as stated in the lease agreement (NO EXCEPTIONS). If Rent is not paid IN FULL by the 7th, then we may immediately start the eviction process by issuing the first notice and you will be charged a $40.00 fee in addition to a late charge. The payment address where your rent should be sent to is below. Please send check or money order, NO CASH! Also be aware that before your current lease period expires, you will need to send us a letter of intention to leave, at least 30 days prior to vacating residence if you wish not to renew your lease with us.
Sincerely,
The AgentOwned Realty Co.
OFFICE LOCATIONS AND PHONE NUMBERS
Our offices are located at:
Goose Creek- (843) 572-0004
100 Crowfield Blvd
Goose Creek, SC 29445
Isle of Palms- (843) 886-9993
1400-G Palm Blvd.
Isle of Palms, SC 29451
John's Island- (843) 557-0999
3574 Maybank Hwy
John's Island, SC 29455
Manning- (803) 433-2800 (courier service not available)
401 S. Mill Street
Manning, SC 29102
Moncks Corner- (843) 722-8545
219-A N Hwy 52
Moncks Corner, SC 29461
Mt Pleasant- (843) 884-7300
842 Johnnie Dodds Blvd
Mt Pleasant, SC 29464
Santee- (803) 854-0104 (courier service not available)
8842 Old #6 Hwy
Santee, SC 29142
Summerville- (843) 871-9133
1800 Trolley Rd
Summerville, SC 29483
Summerville- Main Street- (843) 875-1089
141 A North Main Street
Summerville, SC 29483
West Ashley- (843) 769-5100
902 Savannah Hwy
Charleston, SC 29407
**If you bring your payment in to any other office than the West Ashley location, it
must be in an envelope, to our attention and with your name, address and date delivered.
GENERAL RULES & REGULATIONS
Part of Your Lease – This Tenant Handbook is part of your lease and is legally binding to both parties.
Lease Agreement - A lease is a legal document. Your lease indicates what you can legally expect from The AgentOwned Realty Co. and what we legally expect from you. If this is a joint lease then every person that has signed the lease is responsible for the entire rental amount. The lease states the terms by which you are expected to abide. A Tenant is obligated for the stated term of the lease, and a lease cannot be canceled. If the Tenant vacates the premises before the lease ending date and does not pay rent, we have the right to take legal action for damages and outstanding rent for the remainder of this legal contract.
The Property - You have leased a home think of it as your own. During the term of this lease, you are in possession of the house and yard. Your obligations are similar to those of an Owner, and you are expected to care for and maintain the premises accordingly.
Contact Information - All Tenants are required to provide The AgentOwned Realty Co. with their home, cell and work phone numbers as well as an email address. Please be sure to notify us when you change any of your telephone numbers. You should include your phone numbers with your first rental payment after you move in, or you may send them to us via email at angie@angiebailey.com. Your contact information will always be treated as confidential information.
Rental Payments – All rents are due and payable, in advance, on the first day of each month. Monthly bills will not be sent. Payment should be in the form of a check, money order or certified funds (NO CASH) and made payable to:
The AgentOwned Realty Co.
902 Savannah Hwy
Charleston, SC 29407
****WRITE YOUR ADDRESS on your payment to assure credit.****
All accounting is done by the address of the property. Also, to avoid any misunderstanding, please put your address on every correspondence with this office. Rent must be received at the office by the 5th or you will need to include a late charge as stated in the lease agreement (NO EXCEPTIONS). If Rent is not paid IN FULL by the 7th, then we may immediately start the eviction process by issuing the first notice and you will be charged a $40 fee in addition to a late charge. Rents remaining unpaid may be offered for collection and will be subject to all collection charges and fees incurred. Remember, according to your lease agreement, you CANNOT make any deductions from your standard monthly rental payment. Security deposits are NOT treated as rent. Non-payment of rent will result in late fees and may start the eviction process. ***Notice: If previous charges exist against your account, all outstanding obligations will be paid FIRST, followed by current months rent leaving your rental account with a balance due plus late charges.
Returned Checks - The amount of any bad checks, plus the returned check charge noted in your lease must be paid in either certified funds or money order within 72 hours of notification, otherwise legal action may be taken. After 2 checks are returned to us for insufficient funds, you will be required to pay either with a money order or certified funds. If the returned check makes your rent payment late, the late fee will also be due. All amounts due must be paid in full at time of notification.
Default of Rental Payment – If the rent is not paid by the 5th of the month, this is your notice that your lease and rental agreement may be canceled and a demand for all monies due. You will be responsible for all magistrate fees, court costs, and legal and collection fees incurred by efforts to collect the rent due. All charges unpaid by the end of the month in which they are charged may be added as additional rent. All remedies and charges for collecting unpaid rent may be used to collect unpaid charges. If rent is paid while a legal action is in process, acceptance of rent will not necessarily stop the legal action. A separate agreement must be reached if legal action is to be stopped.
Thirty Day Written Notice – A thirty (30) day written notice must be given to us before vacating the premises. WRITTEN NOTICE IS REQUIRED EVEN IF YOU INTEND TO VACATE AT THE END OF THE LEASE. The notice should state a definite moving date. The lease stipulates the forfeiture of the entire security deposit if a 30 day notice is not given. (This does NOT apply to the military clause).
Breaking Your Lease – The forfeiture of the deposit as a penalty for premature cancellation of the tenancy does not excuse you from other obligations of your lease. You must leave the premises clean, undamaged and ready for occupancy. Check-in and check-out inspections are required.
Security Deposit - The total security deposit for a unit must be paid in full when the application is completed. When Tenants completely vacate, an inspection will be made of the unit. Tenants have a right to be present at the move-out inspection. It is the Tenant’s responsibility to arrange for an appointment with us if he/she wishes to do so. All appointments MUST be made 72 hours in advance and the unit must be completely empty with all cleaning, repairs, etc., done. A refund of the security deposit will be made subject to the condition of the unit. Keys must be turned over to management on or before the Tenant’s lease expiration date. If all keys are not returned on time, Tenants will be charged for lock and key replacement. If you have scheduled your move-out early, the keys must be turned in at that time. After the move-out inspection has occurred under no circumstances will the vacating Tenants be able to re-enter the unit for additional cleaning, repairs etc. If the Tenants default in any provision of this contract, the security deposit may be applied against any defaults or breech. Tenants may not, under any circumstances, apply the security deposit toward rent outstanding on the lease agreement. A security deposit cannot be used as rent, but a deposit is to ensure the fulfillment of all lease conditions and is to be used as a contingency against any damages to the unit. After Tenants vacate the unit, the security deposit refund check or notification of impending charges will be mailed within 30 days of the lease expiration date. There will be ONLY one security check sent out per unit. IT IS THE RESPONSIBILITY OF THE TENANTS TO NOTIFY US OF THE FORWARDING ADDRESS THE CHECK IS TO BE SENT TO. It is up to the person receiving the check or notification to disburse the total received between the other roommates.
Move-in Day - Tenants are responsible for paying rent on or before the move-in day. NO KEYS WILL BE ISSUED UNTIL ALL SECURITY DEPOSITS, RENTS DUE, AND LEASE SIGNATURES HAVE BEEN RECEIVED BY OUR OFFICE.
Keys and Locks – All locks are re-keyed with each new Tenant. A set of keys is issued at the time of possession. Alterations or replacement of locks, installation of bolts, knockers, mirrors or other attachments to the interior or exterior of doors requires our approval. The AgentOwned Realty Co. must have keys to each lock on the house. All keys are to be returned upon vacating the property. If you are locked out of your home, please call the office and we will be happy to provide you with another key. There will be a charge to the Tenant for any re-keying when keys are not returned within 24 hours.
Trash, Garbage and Recycling – All garbage, trash and recyclable materials must be placed in appropriate containers, (Tenant must provide their own). All containers are to be discreetly stored. The Tenant is required to make arrangements to have garbage and trash picked up weekly. Containers are not to be out of the storage area except on pick up days. Any recycling items collected must be properly contained and discreetly stored. A total of no more than two (2) fifty-gallon trash bags of recyclable materials may be kept on the premises at one time.
Disturbances, Noise and Nuisance – All Tenants, residents and guests are expected to conduct themselves in a way that will not offend or disturb the neighbors or passersby. Any activity that causes extreme or excessive noise, traffic or disturbance of any kind is cause for eviction. This includes loud, lewd music, or vulgar or profane language. If music or other sound can be heard outside the perimeter of the premises leased, it is considered too loud.
Move-In/Move-Out Condition Report – A walk through report on the condition of the unit will be given to the Tenant that picks up the keys. This report must be returned within seven (7) days after taking possession of the keys. Since our staff is extremely busy at times, please allow up to 30 days for non-emergency maintenance items to be completed. At the termination of your lease, this move-in report will be used to determine damages and charges against your security deposit. Therefore, a complete and accurate report is vital to protect your security deposit. This same report will be used for the move-out condition comparison after vacating the premises. Any defects brought to our attention after this date will be considered your responsibility.
NO EXCEPTIONS WILL BE MADE.
Periodic Surveys – As part of our agreement with the Owner of the property, The AgentOwned Realty Co. will conduct routine surveys of the condition of the property. You will be notified of any problems, and given 14 (fourteen) days to remedy them. Any breach not corrected can be cause for eviction.
Parking/Vehicles – All vehicles shall be parked in assigned areas (garages, parking lots, driveways, parking pads, etc.) or on the public street where allowed. You are not allowed to park on lawns, sidewalks and other areas not specifically designated for parking. All vehicles must be registered, licensed and operable at all times. No vehicle repair (except minor repairs e.g. changing a tire) is allowed at anytime. No oil/fluid stains are allowed on the garage floor, driveway, walkways or any other area on the property. If your vehicle leaks fluids, place a protective covering or pan under the vehicle to catch the leaks.
Guests – Any person or persons staying more than two (2) weeks in a three (3) month period will be considered Tenants, unless prior written permission is obtained from The AgentOwned Realty Co. Only those persons listed on your rental application have permission to occupy the premises. You will be responsible for the behavior of your guests. All portions of this agreement also apply to your guests.
Emergency Maintenance/Repairs – The AgentOwned Realty Co. provides you with maintenance service for emergencies.
Emergencies include:
- Severe water leaks (other than faucets)
- Gas leak
- No A/C when the temperature outside is over 85°
- No heat when the temperature outside is under 55°
- Entrance lock broken
- Sewer back ups
- Commode stopped up (where there is only one full bath)
- Water heater inoperable more than one day
In such situations, call the my cell phone at 209-1716; be sure to give YOUR NAME, TELEPHONE NUMBER, and YOUR UNIT NUMBER AND A BRIEF DESCRIPTION OF THE PROBLEM. If you receive no response within 1 hour, please call me again and repeat this process. Remember, this is for those items which cannot wait until the next work day. No charge will be made for an emergency service call unless the Tenant is responsible for the situation through negligence, or if emergency maintenance is requested for a situation which, in reality, is only routine maintenance.
If the emergency involves a fire or similar emergency, please call “911” before calling me.
Insurance – For your own safeguard and security, we strongly encourage you to obtain renter’s insurance. The property owner’s insurance policy DOES NOT cover damage to your personal property. Any damage occurring to your home which is caused by your negligence will be your responsibility. We will not be responsible for damages to personal property as a result of fire, flood, or damage by the elements of vandalism. Also, we will not be responsible for any personal injuries occurring inside your home to residents and/or visitors.
Pets – No pets, animals, snakes or birds, etc. of any kind are allowed on the premises unless you have written permission and have paid a pet fee. The lease will spell out specifically what kind of pets, how many pets, the breed, etc. If there needs to be a pet removed or a pet added, authorization must be given to amend the lease. Once permission is given, you will be required to pay an additional security deposit that will be refunded as long as there is no damage to the property. There can also be a pet rent charged; this is for the privilege of having a pet, not for damage. You will be charged for spraying for fleas and/or repair of any damage caused by the pet. You are responsible for your animal at ALL times. Having a pet is a privilege and consent to have the pet on the premises may be revoked by The AgentOwned Realty Co. at any time without terminating your lease agreement.
WHEN YOU FIRST MOVE IN
Get to Know Your Property – When you first move-in, locate the breaker box and note the ground fault circuit breaker (some of these are located by the sinks or garage and not at the breaker box), where the stove, hot water heater and air conditioner breakers are. Also locate the water shut off for the house. It is usually located in the front yard near the house, often close to a front spigot. If the shut off has been covered over, contact The AgentOwned Realty Co. so it can be properly marked. Locating these items now may eliminate damage later.
Put this Handbook Where You Can Find It – Keeping it near the phone book works for most people. Before calling us, see if the answer is in this Handbook. We love hearing from our Tenants, but need to keep our time free for emergencies and urgent matters.
IN AND AROUND THE HOUSE
Lowcountry Living – We live in a warm, moist climate. It is important to keep the vents on the crawl space open, especially in wet weather. Closed vents may cause excessive damage to floor joists and other areas underneath a house. Watch for puddles of water that do not go away around the perimeter of a house. These are often signs of a water problem underneath. For slab homes, be careful that grass, dirt, flowerbeds or other coverings do not grow up over the level of the slab. Keep the perimeter of the house clear of all matter. Report any suspected water problems.
Heat/AC Units and Smoke Detectors – All HVAC filters need to be changed once a month and batteries for smoke detectors should be changed at least twice a year. A good rule of thumb is to change your filter and test your battery each month when you pay your electric bill, and to change the battery in your smoke detector each year when the time changes. Many homes have heat pumps for heating and air conditioning. The air coming from the vents will not be warm in the winter or cool in the summer. Heat pumps are designed for the temperature to be set and then to leave the control alone. The air runs over the heating or cooling element, then gradually warms or cools to the desired temperature. During periods of extreme hot or cold temperatures, the heat pump may not keep the house as comfortable as you desire. When the heat index is high the heat pump may not lower the inside temperature more than about 10 degrees below the outside temperature. Close the window coverings, keep the doors closed, do not run hot appliances (oven, etc.) and take all other precautions given by public authorities. Do not set the thermostat at a low temperature when the outside temperature is over 95°. Poor cooling may also be due to a clogged filter. Check and change the filters monthly. If water drips from the inside unit, it is usually due to a clogged condensation drain line. Some drains are easy to clean with a vacuum cleaner. If the line becomes clogged, turn off the unit and clear the drain line. If you do not know how, call the office.
Circuit Breakers – Circuit breakers move slightly when triggered. It may appear to be ON when it has “TRIPPED”. To reset, turn the breaker in the OFF position, then back ON again. The ground fault circuit indicator (GFCI) breaker detects even slight voltage changes and cuts the power during fluctuations. They are usually used for bathrooms, sink, exterior plugs, garages and some lights. If you lose power to a plug near a water source, it is usually the GFCI. Most GFCI’s located at the breaker box are marked with a red or yellow button. Many homes have the GFCI at the plug in outlet. When these “trip”, simply reset the breaker as outlined above, or per the instructions on the outlet cover.
Extermination – Please report any pest problem within three (3) days of possession. If not reported in writing, it is agreed that the premises have no infestation of any kind. Any future infestation of any kind, less termites, shall be your responsibility. You are responsible for reporting any suspected or known termite infestation. You are not responsible for termite control. The AgentOwned Realty Co. assumes no responsibility for the control of roaches, mice, ants, fleas or other pests. Please notify the office if you suspect any termite or wood destroying insects around the house or grounds. You will be charged for any damage caused by uncontrolled pests (e.g. ants building nests in the air conditioning unit and damaging the unit.)
Changing Paint, Wallpaper, Etc. – If you want to change the house in any way, please put your proposal in writing and submit it to The AgentOwned Realty Co. along with a sample of the paint/wallpaper or drawing (e.g. adding fence). If approved, you will receive a written confirmation. All tasks must be done in a workmanlike manner, and must be inspected and approved by The AgentOwned Realty Co. after completion. Any reimburse-ments agreed to will occur after approval.
MAINTENANCE, DAMAGE AND REPAIR
Expectations – You are expected to maintain the home keep in as good a condition as when you took possession. Only repairs required because of normal wear will be made by The Agent-Owned Realty Co. You will be charged for repairs caused by misuse or neglect.
Put Maintenance Requests In Writing – Put all routine requests in writing. Be specific about the problem (e.g. RIGHT- the right burner on the stove does not work: WRONG– the stove is not working). Write clearly and legibly. If a repair person does not contact you within 48 hours (not including weekends or holidays) after reporting a problem, please notify us so the call can be reassigned. You may fax your request to us at 725-3757 or email us at angie@angiebailey.com.
Who Does What? – All “breakdowns,” system failures and structural defects must be reported to us immediately. If an urgent repair is needed (i.e. hot water heater leaking) YOU are responsible for stopping further damage from occurring, if possible. If there is a leak, stop the water source immediately. If the problem is electrical, turn off the breaker serving that appliance or area until the repairman arrives. We will make any necessary repairs within a reasonable time. You will not be reimbursed for any unauthorized repairs you make.
Some examples of maintenance you are expected to do at your own expense:
- Replace light bulbs
- Replace torn or damaged screens
- Replace or repair cabinet catches, knobs or handles
- Replace Heat/AC filters EVERY MONTH
- Re-light gas furnace or hot water heaters
- Treat for fire ants and other lawn pests
- Keep flower beds weeded and edged and add fresh bedding once a year
- Replace batteries in smoke detectors
Examples of repairs we will make at no expense to you:
- Repairs to Heat/AC systems from normal use
- Replace heating units for hot water tanks from normal use
- Repair leaks in roof
- Replace or repair any part of plumbing which fails from normal use
- Remove broken electrical components
- Repair/paint rotted wood (Please notify management if found)
- Treat for termites
- Replacement of smoke detectors
Examples of repairs for which you will be held responsible:
- Replace heating elements/hot water tanks if caused by empty tank.
- Repairing burst water pipes when caused by freezing weather.
- Any unusual damage or extraordinary wear on any of the floors, walls, ceilings, caused by pets, animals, children, guests, smoking or any unusual or unreasonable use.
- Damage to fences, outside walls, shrubbery, trees or plantings.
Unauthorized Repairs – Please do not make any repairs or authorize any maintenance without written permission from The AgentOwned Realty Co. We must authorize all repairs. Except as provided in the SC Tenant/Landlord Act, rent cannot be withheld because of needed repairs nor can the cost of needed repairs be deducted from the rent.
Lawns and Grounds – You are expected to care for the lawn and grounds, keeping them in as good condition as when you took possession. This care includes regularly cutting the grass, fertilizing the lawn, trimming shrubs, edging all walkways, curbs and driveways, treating fire ant beds, cleaning the roof and gutters of leaves, debris, and pine needles and keeping vines from growing onto the house. Please keep shrub/tree growth away from the roof, eaves, and sides of the house. You are required to report any condition that can cause damage to the grounds, and to treat for lawn pests. Do not leave hoses connected to exterior faucets with the water turned on.
Light Bulbs – At move-in, all light fixtures will have the proper light bulbs. All burned out light bulbs are to be replaced during the Tenant’s occupancy (including floodlights). Upon moving out, all lights must be equipped with the proper number and kind of bulbs. For decorative bulbs, all must match. Light bulbs must be 60 watts unless otherwise specified on the lighting fixture.
Plumbing/Septic Systems – You are responsible for keeping all sinks, lavatories and commodes open. Please do not allow anyone to throw anything into the plumbing system or to use it for any purpose other than for what it is designed. You will be responsible for any damage or stoppage after 5 (five) days of occupancy unless it was caused by mechanical failure of the plumbing system.
Waterbeds – Written permission must be obtained before any waterbeds will be allowed. You will be responsible for ANY damage caused by a waterbed.
Walls and Ceilings – Please keep the walls of the home clean and unmarred. Do not paint or wallpaper the walls without prior approval of The AgentOwned Realty Co. You are welcome to hang pictures on the walls as long as the walls are clean and unmarred when you move out. All walls, baseboards and trim must be washed before vacating. IF YOU ARE A SMOKER, YOU ARE RESPONSIBLE FOR ALL SMOKE RESIDUE AND DAMAGE. An additional deposit may be required for smoking on the premises.
Vinyl Floor Coverings/Hardwood Floors – With normal household use, vinyl and hardwood floors may be washed with a solution of warm water and soap. A thorough cleaning is necessary three or four times a year. Do not use gas, benzene, naphtha, turpentine or waxes containing these solvents. Rubber heel marks can easily be removed with the proper product or an eraser. Do not apply varnish, lacquer or shellac to the floor. You will be responsible for damage done by using improper cleaning materials. (You are also responsible for damage to flooring such as broken tiles or torn floor covering or improper cleaning procedures.)
Carpet Care- Routine carpet care requires a thorough vacuuming at least once per week to remove the soil from the carpet and to keep the pile erect. Heavy traffic areas require more frequent vacuuming to eliminate the course particles that can act as an abrasive on the fiber. You must have a motor driven brush-and-beater type vacuum cleaner if the home you rent has carpet. A professional cleaning is usually required about once a year and is your responsibility. Before moving in, the carpets are professionally cleaned and you must have them professionally cleaned upon vacating. A copy of the cleaning company’s bill is required at the time of checkout. Please check with us before moving out for a list of acceptable carpet companies.
Stoves – If the oven or broiler will not operate, check the timer on the stove. Generally the knob will pop out if the timer is off. Turn the knob until it pops out. Instructions for other types are on the face of the stove. Be careful when cleaning the oven that the oven cleaner does not drip onto the cabinets below or onto the floor. Do not use oven cleaner on self-cleaning or continuous cleaning ovens. You will be charged for damage to an appliance caused by improper use or cleaning, or by lack of maintenance.
Drapes/Blinds - If drapes, Venetian blinds or other window treatments are in the property, they have been left by prior Tenants and the owner is not responsible and will not replace any broken or damaged ones.
Dishwashers – Use the dishwasher at least once a week. Seals may dry and the motor may be damaged by long periods of not being run. Clean the door and check the bottom of the dishwasher each use for items that may fall from the racks. Check the perimeter of the door for food items falling from the counter.
Garbage Disposals – Garbage disposals are not for bones, greasy items, meat or any other similar materials. If the motor buzzes, turn the switch off. Un-jam the disposal by turning the blade backwards with a broom handle or a wrench if one is provided. Reset the circuit breaker on the bottom or the side of the disposal (this is usually a small red or yellow button). If the unit turns easily by hand but not with power, call for service. Almost all disposal jams are from what is put into them or misuse.
Washer/Dryer Hookups –When you install your washer and dryer, it is a good time to check your hoses and washers to eliminate leaks. If you are going to be absent from the property for an extended period of time, turn off the hot and cold water supply. Check the wall and floor monthly for evidence of a hidden leak.
CLEANING AND HOW TO’S
Our Goal – We work hard to deliver to you a clean, well-maintained and comfortable home with all the mechanical equipment operating properly. Proper cleaning and maintenance will keep the home and its equipment safe and usable for you. The key to proper cleaning is to do it often. Set up a weekly schedule. Monitor the work and ensure that cleaning is performed as often as needed. A properly maintained home is a team effort involving the Owner who keeps structural and mechanical maintenance up-to-date; the Property Manager who keeps a record of necessary maintenance and places responsible people in the property; and the Tenant who keeps the property clean, performs cosmetic maintenance and promptly reports any structural or mechanical failure to Management.
Minimum Cleaning Standards –
- Keep windows and storm doors clean, inside and outside;
- interior cleaning at least once a month,
- exterior cleaning every six months.
- Wash between windows and screens quarterly.
- Wash interior doors, doorways and walls in heavily traveled areas every 1-2 months.
- Clean dust, dirt and debris from the upper and lower sliding glass door tracks monthly.
- Clean stove, drip pans, under drip pans, oven racks and drawer, broiler pan, hood, filter and vent biweekly.
- Sweep and mop vinyl floors biweekly.
- Dust baseboards, windowsills, and window grids, tops of windows, ceiling fans, doors, ceilings and corners of the room monthly.
- Clean Heat/AC air return grate and change filter EACH month. (A good rule is when you pay your light bill then change your filter.)
- Clean and sweep out fireplace. Clean fireplace grate, screen and glass.
- Replace burned-out light bulbs as needed, clean lighting fixtures as needed.
- Curtains and blinds, if provided, should be cleaned or washed semi-annually.
- Bathrooms should be cleaned weekly. This includes toilet bowls and base, sink, mirror, floor, bathtub and shower (including walls). Wipe out medicine cabinet, drawers and cabinets.
- Caulk tub as necessary.
- Sweep out garage as needed.
Counter tops and Cabinets – Always use cutting boards and hot pads when chopping, cutting or placing hot items on counter tops. Do not use abrasive cleaners on counter tops as they will scratch. All unpainted cabinets need to be cleaned regularly with a wood cleaner (such as Murphy’s Oil Soap) and treated with a wood preserver (such as Scott’s Liquid Gold). All cabinets must be vacuumed out and the drawer/door fronts cleaned as above before vacating.
Kitchen Appliances – Each kitchen appliance must be cleaned regularly. In particular, the stoves hood, the filter in the stove hood, the oven, under the burners on the stove and the drip pans. Please do not put aluminum foil on the drip pans. Upon moving out, all drip pans must be new. Please clean under the refrigerator, washer, and dryer regularly. Not cleaning all these items regularly can cause excessive wear and tear, for which you will be responsible.
Fireplaces – If there is a fireplace in your home, please do not burn pine or any other “sappy” wood. This causes a buildup of residue in the chimney and increases the possibility of fire. The fireplace is not a place to burn cardboard, Holiday wrappings, pine needles, etc. Chimneys should be professionally cleaned every two years.
MOVING OUT
Put It In Writing – Before notice to vacate is accepted by The AgentOwned Realty Co., it MUST be put in writing. The notice must include the date you anticipate having the property ready for your move-out survey and where you are moving to (even if you don’t have a forwarding address, list the city and state where you will be relocating). Notice must be received by The AgentOwned Realty Co. at least 30 days in advance on or before the first day of the month.
Marketing During the Notice Period – After you have given notice that you intend to move, the property may be listed for sale or rent. The most probable showing hours are between 9:00 am and 6:00 pm. The property must be available and in good condition during the market time. Illness and children’s birthday parties are acceptable reasons for rescheduling a showing. Out of town guests, inconvenience and no one home are not acceptable reasons to reschedule. You will be called prior to showing. If there is no answer or no answering system, the call is still considered notice. If permission is given, we will call your work number. A call to your place of residence is the usual and customary practice in the Charleston area, and is considered notice. Extra effort on your part is expected in keeping the house and yard neat and clean during marketing.
Minimum showing condition:
- All beds made and rooms neat
- Floors are vacuumed; clutter free, especially no piles of dirty clothes.
- Kitchen and baths are clean, sinks are clean and empty.
- Walls are clean and unmarred.
- Dogs are out of the way, litter boxes are clean and odor free.
- TV is off or volume turned low so as not to be intrusive.
- Yard is mowed, trimmed and in good condition.
- Blinds/curtains are open and home is well lit (when possible).
The better a home shows, the more likely it will rent or sell quickly. The faster a new Tenant is found, the less you will be bothered by showings. A home that shows well benefits everyone!
The Move-Out/Check-Out Condition Inspection – It is your responsibility to schedule the move-out inspection. Please schedule it as early as possible, especially if you are moving during the last week of the month. Asking for a same-day appointment is often disappointing, as we may already have a full schedule. You may be present, but please DO NOT accompany us through the house. We give you the privilege of completing your initial report without us looking over your shoulder; please give us the same consideration. If you are not present, we will call you with any questions. Inspections are made from 9:30am – 4:00pm Monday through Friday. Please do not plan on an inspection to be made on weekends or holidays. It takes from 45 minutes to 1½ hours, depending on the size of the house. All utilities are to be left on for three (3) days after your first scheduled inspection. This enables you to have utilities for additional work if all is not acceptable the first time through. Inspections are made only after you have completely vacated the premise, the premises are cleaned, carpets are professionally cleaned and dry, the yard is mowed and edged, all trash hauled off, shrubs trimmed, flower beds have fresh bedding, and you are ready to turn over the keys. A room-by-room check will be made, including interior, exterior, grounds, appliances, windows, curtains, blinds, etc. Appendix D provides some of the cleaning guidelines. Upon receipt of your written notice to vacate, another copy will be sent to you. Most Tenants who use the guidelines pass the survey on the first appointment. A re-inspection fee (minimum $50.00) will be charged for each return trip that is required after the first appointment. We encourage you to have the property in proper condition for the first appointment. If we arrive for the appointment and the house is not ready and/or the utilities are not on, we will leave. You will be charged for all subsequent trips.
Breaking the Lease – If you should break your lease, you will be responsible for all costs incurred in securing a new Tenant. We work diligently to reduce your costs should you break your lease. If you find you have to move before the end of your lease, we will market the property promptly. You must pay a full months rent for every month until a new Tenant is secured. When the new Tenant moves in, your obligation ceases. Forfeiture of your security deposit does not excuse you from other obligations of the lease. You must follow all procedures for marketing, cleaning and checkout. Following is a list of the most common charges for breaking a lease. These are some, but not all of the possible charges:
- Rent until the new lease takes effect.
- Lawn maintenance (you need to arrange for that before leaving).
- Utilities (keep them on in your name until notified of a new Tenant).
- Advertising
Return of The Security Deposit – THE SECURITY DEPOSIT MAY NOT BE USED AS THE LAST MONTH’S RENT!!!
The security deposit will be refunded within 30 days of your final move-out inspection.
Following are the requirements for a full refund:
- Have given thirty (30) day written notice prior to vacating.
- Have left the premises clean and undamaged and followed the check out procedures.
- Have left all walls clean and unmarred.
- Have paid all charges and rents due.
- Have removed all debris, rubbish, and personal items from the premises.
- Have provided a forwarding street address and a telephone number. No P.O. Boxes are accepted as a forwarding address.
- Have an acceptable move-out/check-out condition report.
EMERGENCY/DISASTER PROCEDURES
Appendices A, B, and C – These are the procedures, plans and responsibilities for emergency/disaster related situations. Please read each of them carefully and regularly review them, especially during the summer months. Since a hurricane is the natural disaster most likely to happen in our area, special emphasis has been placed on hurricane preparedness. Please be aware, earthquakes and tornadoes are also a possibility.
Make Your Plan Now – The key to safely and properly handling any emergency or disaster is pre-planning and staying calm during and after the event. Being prepared is every individual’s responsibility. Don’t rely only on the authorities. Take charge and plan now so you can be better prepared to take action when the time comes. Advanced planning allows for fewer mistakes and greater safety for you, your family, and the home you are caring for. It is easy to forget even little things in the anxiety, which often comes with an emergency. To avoid unnecessary stress, get ready now. As Charleston Mayor Joseph P. Riley, Jr., says, “No one ever got hurt or killed because they were over prepared.”
Two Types of Emergencies – The first type is one that is specific to the property you rent (i.e. a tree falls on this house, or the hot water heater bursts). Appendix A addresses this as a NON-DISASTER EMERGENCY. The second type of emergency is an AREA WIDE DISASTER (i.e. a hurricane or tornado) Appendix B addresses for this type of emergency procedure. Because we get advance warning for a hurricane, many people choose to leave town. If you leave, you still must secure the property prior to leaving. Then complete Appendix C, fax, email or bring it to the office before leaving. If the disaster does occur, please call before coming back to the property.
What You Do – Everything an Owner would do to protect the property, YOU are expected to do. The first priority is to stop additional damage. We have many thunder and lightening storms, power outages and high winds. An emergency could happen at any time. Be prepared.
SUMMARY
This Handbook is For You – In the excitement of moving, we often don’t remember all the instructions and requirements of the lease. This handbook was written to be used as a reference for you. Place it where you can easily find it. Before calling the office, look to see of the answer you seek is here. If you find something you think would be helpful to others, but is not included, please notify let us know. We are always looking for additional ways to serve you.
Welcome from The AgentOwned Realty Co. – Again, welcome to your new home. Please take advantage of the many opportunities to enjoy the beautiful and friendly Tri-County area. Should you decide to purchase a home, please call us, we would be happy to help you find that special place just for you. We look forward to a pleasant relationship and a happy renting experience.
APPENDIX A
NON-DISASTER EMERGENCY PROCEDURES- (i.e. Kitchen fire, hot water burst, burst water pipe, tree on house, etc.) Upon first occurrence or discovery of problem, immediately call “911” if applicable and secure the property from further damage. Following is a summary of what to expect. Please post this note in a visible place. If any of these actions do not occur, notify us immediately. Keeping everyone on schedule is a cooperative effort, and you are part of the team.
Tenant Responsibility
- Call the Fire Department or Authorities (if applicable)
- Take steps to prevent additional damage immediately.
- Turn off the source of water or electricity or gas, as the situation demands.
- Notify us, if it is after hours use the emergency phone number.
- Make claim on Tenant’s insurance.
- Notify us of your insurance coverage.
- Provide emergency (police, fire, etc.) report to us within five (5) days of the incident.
- Provide access for insurance, repair people, etc. to assess and repair damage.
- Notify us of delays, “no show” appointments, and problems with repairs.
The AgentOwned Realty Co. Responsibility
- Notify the Owner, insurance company and repair companies.
- Takes pictures of damage for Owner report.
- Inspects and takes pictures of finished work.
- Handles complaints/conflicts between Tenant and the Contractors.
The insurance company will contact you within 48 hours. They will assess the damage. Within 3-10 days, depending on the severity of the damage, the repairs will begin. Please remember that work is performed during normal daytime business hours, Monday through Friday and may require several days to complete. The repair company will set a time with you to work on the house. If you desire, they can contact us and we can let them in the property. You will need to give us adequate notice so that we can make the appointment. After the repairs are complete, we should call you to set up a time to re-inspect. If there is a delay, please contact the office. Sometimes the contractors are not prompt in scheduling the inspection. Your help is vital to this process.
You are responsible for any loss to the Owner due to Tenant Negligence. If the current Tenant, resident or a guest caused the damage, please be aware all charges not covered by insurance will be billed to you, the Tenant.
APPENDIX B
DISASTER EMERGENCY PROCEDURES- Have an emergency preparedness plan, a checklist and a storm kit. Each year The Post & Courier newspaper as well as many home improvement and grocery publish information on emergency preparedness. Contact the Post & Courier at 577-7111 or go by any home improvement or grocery store at the beginning of hurricane season for a copy. Upon first notification that a disaster emergency may occur, complete the Disaster Plan Tenant Form in the back of this booklet. Fax (843-725-3757), email (angie@angiebailey.com or deliver the Tenant Form to our office at 902 Savannah Hwy, Charleston, SC 29407. If you cannot get using any of these methods, call the office number (843-725-6024) and read the information from the completed form onto our voice mail. Then mail the form immediately. Stay tuned to the local news media and follow all recommended precautions and instructions. The Charleston Area local governments have a thorough Disaster Plan, and the news media will keep us all informed.
During the storm or before leaving, please be sure to:
- Turn off main breaker to house.
- Turn off main gas line to house (Call Power Company for instructions).
- Turn off main water supply to house.
- Take all recommended precautions by the local news media and storm bulletins publications.
- Secure all outside items.
- Bring in swing sets, playhouses, small planters, or anything that could turn into a flying object during high winds.
- Secure house against damage. DO NOT put tape on the windows!
- Follow all recommendations by the local news and the emergency preparedness teams for your county.
- Make sure the management has a key for your house.
- If you are leaving town, call the office before leaving and before returning to verify the house is safe to return to.
YOU ARE RESPONSIBLE FOR SECURING THE HOME AGAINST POSSIBLE DAMAGE. EVERYTHING A HOMEOWNER SHOULD DO, YOU ARE EXPECTED TO DO!
APPENDIX C
DISASTER PLAN TENANT FORM
Address of Property: _____________________________________________________________ _____________________________________________________________
Tenant Name:
_____________________________________________________________ _____________________________________________________________
Home Phone:
_____________________________________________________________
Work Phone(s):
_____________________________________________________________
Cell Phone(s):
_____________________________________________________________
Are You Leaving Town? Yes ________ No ________
If so, how can we reach you? _____________________________________________________________
_____________________________________________________________
Who is your Insurance Carrier? _____________________________________________________________
Who is your Agent? _____________________________________________________________
What is their Phone Number? _____________________________________________________________
HAVE YOU:
- TURNED OFF ELECTRICITY AT MAIN BREAKER?
- SHUT OFF GAS?
- SHUT OFF MAIN WATER SUPPLY TO HOUSE?
- TAKEN YOUR PETS WITH YOU OR TO A PET SHELTER?
- SECURED ALL OUTSIDE ITEMS?
- NOTIFIED MANAGEMENT YOU ARE LEAVING AND HOW TO CONTACT YOU???
For more information on how to prepare for a natural disaster, call your County Government Emergency Preparedness Division:
Berkley County 723-3800
Charleston County 554-5951
Dorchester County 832-0341
Notes: ________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________
Things to Remember
Move in date ______________________________________________________________
Lease Expiration Date _______________________________________________________
Tenant Insurance Carrier _____________________________________________________
Insurance Carrier’s Name and Phone Number ___________________________________
__________________________________________________________________________
Angie Gainey Bailey’s Contact Information
(843) 209-1716 cell
(843) 725-6024 office
(843) 725-3757 fax
Angie@AngieBailey.com email
The AgentOwned Realty Co
902 Savannah Hwy
Charleston, SC 29407