OWNER - FREQUENTLY ASKED QUESTIONS

Every prospective tenant 18 years and older must complete a rental application and pay the applicable fees ($30.00 per applicant).  Each prospective tenant is subject to a background check which consists of a Rental History, Criminal History, Eviction History and Credit History.  We strictly adhere to all Federal Fair Housing Guidelines in determining who qualifies as a prospective tenant.  In order to avoid a potential non-payment issue, as a policy we do not rent to anyone with an eviction history.

• What happens if a tenant does not pay their rent?

If a tenant does not pay their rent or breaks their lease, Allied Realty Group will forward the file to an attorney who will then file in Court for any unpaid rents, late fees, Court costs, utility charges and reasonable attorney’s fees.  By doing this we are protecting our Owners because this Court filing will appear immediately on their Credit History as a filing and once the Judgment is awarded will appear as an unpaid Judgment until Satisfied.

• What happens to the Security Deposit?

Allied Realty Group holds all security deposits received in a separate Security Deposit Trust Account that is maintained separately from our Operating Trust Account.  Because the security deposit legally belongs to the tenant, these deposits are held in trust until the tenant vacates and the Security Deposit Disposition has been completed and mailed to the tenant who has vacated.

• How do you prepare a property for rent?

In order to attract a quality tenant, the property should be in the best condition possible.  For each  property that we manage, a property management takeover inspection is conducted and each unit is inspected (occupied or not).   To present a property properly, the basics should be addressed: (1) the interior paint in good condition (neutral colors are best), (2) for durability, blinds or shades (not curtains) should be installed, (3) a thorough cleaning needs to be completed and (4) the yard should cleaned.  Curb Appeal is your first impression, so the exterior needs to present itself well.

• How is the rental amount determined?

As a rule, our competition determines the rental amount.  With our company owners having over 20 years experience, Allied Realty Group Property Management knows the market and we conduct periodic “comp reports” on the surrounding properties to get first hand information on what our competition is charging.  Basically, if your property is priced too high, especially with houses, it may sit for an extended period of time and if priced too low it may be a year or two before the rental price becomes competitive again.

• How is my property marketed?

Allied Realty Group Property Management uses a number of mediums for advertising your rental property.  We have signage at all properties, post your property vacancies on our website with a description and exterior and interior pictures, and utilize a variety of free websites in the area.  Along with this we also have a list of prospective tenants currently looking for homes in your area.

       Will it be long before you rent my property?

 As in most cases with real estate, vacancy periods are market-driven and depends a lot on our available inventory and our competition’s inventory.  But sometimes it is just luck that we have found the right tenant, at the right time for your property.  Currently, we are averaging six to eight weeks for single family home vacancy.  Typically, the slower periods are the holidays (between Thanksgiving and New Years) and once school starts again in August/September.

• What is your Pet Policy?

The majority of renters own pets (nearly 75%) and restricting prospective tenants with pets will limit your number of qualified applicants.

As an owner, you may define your own individual policy.  However,  because of insurance liability, our Pet Policy places restrictions on animal type/breed, animal size and whether the property is equipped to have a pet that does not have to be indoors 24/7.  Normally, we only allow pets at our properties that have a yard area for the pet to move around.  Cats are restricted in numbers only, therefore we limit the tenant to two cats.  Allied collects a one-time $300.00 pet deposit for each animal authorized to be at the residence. 

    What about late rent?

Rents are due on the 1st of the month and payable in full on or before the 5th of the month.  On the 6th of the month late fees are applied and collected.  On the 7th of the month a “3 Day Notice of Non-Payment” is posted and if the tenant has not paid their rent in full before the 15th of the month, a Court filing is completed and a Court date scheduled.  

   When do I receive my monthly statement?

As per our Management Agreement, all owners’ statements and funds distribution are completed between the 15th and 20th of the month.  If possible, it may be completed sooner.  All payments are made through our bank's "Bill Pay" system and sent out directly from the bank.

• Maintenance Emergencies?

Sky Management is on-call for emergencies 24/7 and utilizes a number of contractors and sub-contractors and our maintenance department personnel to handle any emergency at any time.

• What happens if tenant breaks their lease?

 The consequences for Breaking the Lease are:

• Court Filing for any unpaid rents, late fees, unpaid utility billings, court fee and reasonable attorney’s fees;
• Early Termination Fee equal to one month’s rent;
• charges for any damages or neglect to the residence, and
• the forfeiture of the Security Deposit.

• Am I protected if the tenant damages my property?

Upon signing of the lease, Allied collects a refundable security deposit that usually is enough to pay for any minor damages that the tenant may have done.  Once the Security Deposit Disposition is completed, any damages not covered by the Security Deposit will be billed to the former tenant.  If the former tenant does not make restitution the account will be sent to our Collection Agency for resolution.

 

TENANT - FREQUENTLY ASKED QUESTIONS

HOW TO PAY:

• When is my rent due?

All rents are “due on the 1st” and payable on or before the 5th of each month.

• Late Fee Policy?

Any rents not paid in full on or before the 5th of the month are subject to a 10% late fee assessed on the total monthly rent.  If you are mailing your rent, it must be received in our office on or before the 5th to avoid a late fee.  Postmarks DO NOT serve as payment of rent or date of rent received.

• How can I pay my rent?  

Tenants can pay their rent by mail, or by deposit into a specific bank account for your rental property.

You may mail your rent payment to our Post Office Box but the rent payment MUST be received in our office on or before the 5th of the month to avoid a Late Fee.  Postmarks DO NOT serve as payment of rent or date of rent received.

• Auto deduction from my bank account?

Sky Management does not accept electronic fund transfers nor do we accept Debit or Credit Cards.  If you are mailing your rent payment through a 3rd Party Payor, the rent payment MUST be received in our office on or before the 5th of the month.

• Utility billings?

For all properties the tenant is responsible for gas and electric.  Usually the water, sewer and garbage are included in the rent.

   What is your application process?  Who must complete an application?

This consists of “each prospective tenant that is 18 years or older” completing an application and paying a $30.00 application fee.  Each applicant will be subject to an Eviction, Criminal and Credit History check.  Receiving back the reports typically takes 24 hours.  These reports will be utilized to determine a prospective tenant’s eligibility for approval.  ALL applicants for the same property must be approved, prior the signing of a lease.  Whether approved or disapproved, all applicants will be called back and if you are disapproved a letter will be sent noting the Reasons for Denial.

 All application fees are non-refundable.

        Length of the Standard Lease?

For Single Family Homes, our minimum lease is 12 months.

• Security Deposit?  Payable when?

Single Family Home Applicants must pay the first half of the security deposit when their application is submitted.  The balance of the Security Deposit must be paid within 24 hours of approval.  Any pro-rated rents must be paid in full on the date of the lease signing before the lease is signed and keys are issued.  No partial payments will be accepted. 

    Do you accept Section 8 applicants?

YES, though not on all properties.  Allied Realty Group Property Management currently has Housing Assistance Program relationships with Housing Authorities with the City of Sacramento that will pay your rent.

• Renters Insurance?

We STRONGLY RECOMMENDED that you carry renters insurance during your tenancy.  Please know that the owner’s insurance covers only the structure.  Your possessions are not covered.

• Cable/Satellite TV installation allowed?

YES, cable/satellite TV is allowed, but with some exceptions.  Most of our properties are already cable-ready.  Some tenants desire to have a satellite dish installed and may do so, but with some stipulations.  The must have a signed “Cable Permission Letter” in order to have cable/satellite installed.

• What is your Pet Policy?  After moving in?

Many of our properties do allow pets, but with limitations.  Some properties only allow a cat (or no more than two) and some properties allow both cats and dogs, but with dogs (because of insurance liability) they are limited in size and breed type.  Please check with our office prior to submitting your application.  

         Maintenance items I am responsible for?

We ask our tenants to use the electrical, plumbing, sanitation, heating, ventilation, air conditioning, appliances and other facilities in a safe and reasonable manner.  Reasonable wear and tear is noted during your tenancy and typically our tenants are responsible for replacing smoke detector batteries, light bulbs, broken glass, making or paying for repairs caused due to negligence and cleaning the carpets annually and upon move-out.

• Where do I submit a Maintenance Request?

You may submit a maintenance request by either calling the Maintenance Line at 916-285-0729, completing a Maintenance Request Form at our office, downloading a Maintenance Request Form from this website and either faxing or e-mailing the form or you may go to the Maintenance Request Form icon on this website and complete your Maintenance Request Form on-line.

• Can I have Roommates?

YES, roommates are allowed, but each prospective tenant that is 18 years or older must complete an application, pay the $30.00 application fee and be approved.  Each prospective tenant is subject to an Eviction, Criminal and Credit History check.  Any tenant found to have a roommate that has not completed an application and has not been approved must immediately have the roommate vacate the property or any other approved tenants for this property may be issued a “30 Day Notice to Vacate”.

• Do you allow sub-leasing?

Allied does NOT allow sub-leasing in any form.  Any tenant found to be sub-leasing will be issued a “30 Day Notice to Vacate” or if necessary a “3 Day Substantial Violation of Lease Agreement”.

• Where are the available properties?

Allied has properties throughout Sacramento area that are available for rent.  Please “click” on the Featured Properties tab for a current listing of available rental properties.

VACATING MY RESIDENCE:

• When do I file a Notice to Vacate?

To submit a proper Notice to Vacate, you must deliver to our office a written and signed Notice to Vacate.  This notice must be received on or before the last day of the month prior to the month in which you desire to vacate.  (Example:  To vacate on June 30th, you must submit your written and signed Notice to Vacate on or before May 31st.)

Notices will NOT be accepted on the “1st of the month” in the month which you desire to vacate.  This notice will be considered improper and you will be obligated for an additional month’s rent.

• How do I rescind my Notice to Vacate?

Any rescission of your Notice to Vacate must be in writing and received in Allied's office prior to your scheduled move-out date.

• Breaking the lease?

The consequences for Breaking the Lease are:  (1) Court Filing for any unpaid rents, late fees, unpaid utility billings, court fees and reasonable attorney’s fees; (2) Early Termination Fee equal to one month’s rent; (3) reimbursement for any damages or neglect to the residence and (4) the forfeiture of your Security Deposit.

• What is required before moving out?

This listing contains some “HELPFUL HINTS FOR GETTING YOUR SECURITY DEPOSIT BACK”.  ALL these items must be completed satisfactorily.

• No damage to the unit, furnishings or premises per Move In/Move Out Sheet; unit must be left clean.
• Refrigerator defrosted, inside walls cleaned, bins and shelves removed and cleaned, doorjamb and gasket cleaned.
• Oven must be free from grease, door and doorjamb included.  If oven spray is used, all traces of it must be completely removed.
• Stove top surface and underneath cleaned free of grease and spilled food, etc., burner drip pans clean (do not cover with foil), hood and wall back splash free of grease, fan filter cleaned.
• Window and sills cleaned, curtain rods and blinds vacuumed free of dust and cobwebs.
• Tile or vinyl floors scrubbed and carpets professionally cleaned.  If carpets are not satisfactorily cleaned, you may be charged for an additional carpet cleaning.)
• Woodwork cleaned, inside cupboard drawers and shelves vacuumed or wiped out, outside surfaces free of dirt. Grease and water stains.
• Walls washed free of dirt, areas rubbed by furniture, fingerprints and cleaned along baseboards.
• Sink and tubs and faucets scrubbed clean; fiberglass shower pans may require extra effort.
• Shower doors cleaned free of soap scum and water deposits.
• Light fixtures must be dusted, cleaned and any dead bugs removed.
• Fireplace must have all ashes and logs removed, interior vacuumed, glass doors cleaned.
• Garage to be swept and all items including trash removed, do not leave your trash cans full.  Put your trash cans out for pickup or dump the cans prior to departure.  If the cans are left FULL, you will be charged for dumping the trash/refuse.
• Yard, depending upon the season to be freshly moved and watered, patio and sidewalks swept or leaves raked, dead flowers cut back or removed.
• Return all keys, garage door openers, etc.  Tenant will be charged per day rent until our office receives all keys.  Please do not call the office to let us know you have vacated and left the keys in the house.  You must return the keys to our office. 
• Tenant has received and understands the importance of filling out and returning to this office the Move In inspection form within ten days of move in.
• All rents, utilities, late fees, NSF fees and other expenses must be paid in full. 
• By law, you are required to give us Written Notice on the last day of the month prior to the month you intend on moving.  (For example, if your lease is up July 31, and you plan on vacating the premises on that date, we must have your thirty day written notice in our office by June 30.)

• Can I clean my own carpets before I move?

NO.  In order for you not to be charged for a carpet cleaning upon moving out, Allied requires that you have your carpets professionally cleaned by licensed and certified carpet cleaning business.  You must turn in, with your keys, an invoice from a certified and licensed carpet cleaner.  The invoice must have the Business Name, Address and Contact Phone Number printed on it.

• Do I need to be there for the Move-Out Inspection?

NO.  The day after your scheduled move out date, Allied will inspect, take pictures and complete the Security Deposit Disposition on your residence.  The Security Deposit Disposition will be forwarded to your last known address 30 days from your scheduled move-out date.

• What to do with my keys?  Extra days?

On the scheduled move-out day you are required to return your keys to our office at 140 Vista Creek Circle, Sacramento, Ca 95835.  You will be charged daily for each day, after your scheduled move-out day, that keep your keys at a daily rate of “Your monthly rent amount (divided by) 30 days”.  If you do NOT return your keys you will be charged an additional $35.00 for the keys.

• Receiving my Security Deposit Disposition?

The Security Deposit Disposition will be forwarded to your last known address within 21 days from your scheduled move-out date.  If you know your new address, please provide it to Allied prior to your move-out date.