Terms and Conditions

The following terms and conditions are not all-inclusive and are provided to answer basic questions a regarding my lease agreements.  Tenants should carefully read any lease agreement before signing.  All tenants are provided with both my home and cell phone numbers as well as my home address.  I ask tenants to call me anytime to discuss any issue regarding their home.  My view is that my tenants are my customer, and I want my customers to be happy customers.  As such, I respond in a friendly and timely manner to all issues. 

Safety Issues.  The safely of my tenants is very important to me.  All homes are equipped with the requisite safety features, such as deadbolts, smoke and carbon-monoxide detectors, and a kitchen fire extinguisher.  Tenants are asked to contact me regarding any issue which may compromise the safety of you, your family, or your guests.  I will make every effort to assess the risk and determine a proper course of action to resolve the issue.  Safety issues include items like broken deadbolts, dying, diseased or dead trees, and malfunction of smoke or carbon-monoxide detector.

Application for Rental.  

• The Application for Rental is in PDF format.  A free PDF reader is available at www.adobe.com.

Lease Agreements.  

• I use standard residential lease agreements provided by the Texas Apartment Association.
• Leases are written for one year.
• Utilities, such as electric power, natural gas, water, and phone are not included in the lease and are the tenant's responsibility.
• Lawn care at each home is the tenant's responsibility, and is not included in the lease. 
• Tenants are strongly encouraged to purchase rental insurance in order to insure and protect their personal property.
• Sub-leasing is not allowed.

Lease Qualifications.

• A complete credit and criminal history is reviewed for each applicant and all occupants 18 years or older. 
• Monthly gross income must be 3 times the monthly rent.  For example, if the rent is $1200, an applicant must have at least $3600 in monthly gross income.
• With respect to criminal histories..... Leases are not written to anyone with felony convictions, any convictions for violence, any drug convictions, and not more than one DWI/DUI.  We do not rent to registered sex offenders.  No one with these histories are allowed to reside at our rental homes.

• Pets are accepted on a case by case basis. 
• Pet owners are required to secure liability insurance with us included as a named insured.
• All damage caused by a pet is the tenant's responsibility.
• When accepted, a non-refundable pet fee is required.

Deposits.

• Deposits are used to secure the property after the conclusion of the lease.
• Deposits are not applied to the last month's rent.
• For applicants with good credit, deposits are typically equal to one month's rent. A double or triple deposit may be required for applicants with poor or bad credit.
• Anyone that has been previously evicted or has financial judgments against them from previous landlords immediately qualify for a triple-deposit and first and last months rent paid up-front at lease inception.
• Tenants are expected to vacate the property in the same condition as when they moved-in, so that the next tenant may immediately move-in.
• As required by law, deposits are returned within 30-days of move-out, minus the cost of any repairs and cleaning the property.

Repairs.

Although each property is completely renovated as detailed in The Renovation Guide upon purchase, all homes need continual, on-going maintenance. And, even then, sometimes things unexpectedly go awry and require repair.  When unexpected situations arise, I ask tenants to promptly contact me in order to discuss and develop an action plan to correct the issue.

On-going Maintenance.

Tenants are asked to care for the home as if it were theirs.  As such, tenants should regularly address the typical issues that come with living in a home, such as the following items.  When in doubt, tenants should call me to discuss the issue.  I'm here to help.

Other.

• The US Postal Service provides mailbox keys.  Here is the USPS mover's guide.
• Satellite antennas are accepted on a case by case basis, and I ask tenants to contact me before having any external items affixed to the home.
• Activation of an alarm requires a permit from Montgomery County.  Click here for details.

This site is best viewed at 1024x768.