Tenant
Hand
Book
Select Property Enterprises, Inc.
3280 E. Woodmen Road, Suite #200
Colorado Springs, CO 80920
OUR PERSONAL MESSAGE TO YOU
1
GENERAL RULES & REGULATIONS
Part of your Lease
The Property
Rental Payments
Phone Number
Bad Checks
Default of Rental Payment
Thirty Days Written Notice
Breaking Your Lease
Keys and Locks
Trash, Garbage and Recycling
Disturbances, Noise and Nuisance
Move-In/Move-Out Condition Report
Periodic Surveys
Parking/Vehicles
Guests
Emergency Maintenance/Repairs
Insurance
Pets
2
2
2
2
2
2
2
3
3
3
3
3
3
3
3
3
3
3
3
WHEN YOU FIRST MOVE IN
Get to Know Your Property
Put this Handbook Where You Can Find it
4
4
4
IN AND AROUND THE HOUSE
Heat/AC Units
Circuit Breaker
Extermination
Changing Paint, Wallpaper, Etc.
Holiday Decorations and Lights
4
4
4
4
4
4
MAINTENANCE, DAMAGE AND REPAIR
Put Maintenance Requests in Writing
Who Does What
Unauthorized Repairs
Lawns and Grounds
Light Bulbs
Plumbing (including garbage disposals)
Waterbeds
Walls and Ceilings
Vinyl Floor Covering/Hardwood Floors
Carpet Care
Appliances
5
5
5
5
5
6
6
6
6
6
6
6
CLEANING AND HOW TO’S
Minimum Cleaning Standards
Counter Tops and Cabinets
Kitchen Appliances
Fireplaces
06
06
06
06
06
MOVING OUT
Put It In Writing
Marketing During the Notices Period
The Move-Out/Check Out Condition Survey
Breaking The Lease
Return of the Security Deposit
06
06
06
06
07
07
EMERGENCY PROCEDURES
07
07
SUMMARY
This Handbook is For You
07
07
CLEANING GUIDELINES FOR MOVE-OUT CONDITIONS SURVEYS
OUR PERSONAL MESSAGE TO YOU
Congratulations on the selection of your new home. Welcome to the Colorado Springs area and to your new
association with Select Property Enterprises, Inc. Our office is located at:
3280 E. Woodmen Road, Suite 200
Colorado Springs, CO 80920
(Located just west of Lexington on the north side of Woodmen Road)
We want to make your association with our firm a pleasant experience and hope you will look to us for all your
RENTAL and REAL ESTATE needs. If you have a home in another part of the USA, we may be able to locate
a Property Manager for you. Should you decide to purchase a home, call the office and we will be happy to refer
you to Real Estate specialist.
As Property Managers, we have obligations to both you, as the resident, and to The Owner of the home.
This Handbook, which is part of your lease, outlines our responsibilities to you and your responsibilities to us and
to the home. Please read each paragraph carefully. A good relationship is possible when both parties understand
and fulfill each of their responsibilities and obligations.
Clear communication is the key to a successful Landlord/Tenant relationship. We are always ready to answer
questions or to discuss problems.
The Staff and Management of Select Property Enterprises, Inc.
Tenant Handbook * 1
I
GENERAL RULES & REGULATIONS
A.
B.
C.
Part of Your Lease - This Tenant Handbook is part of your lease and is legally binding on both
parties.
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. (if applicable) Your obligations are similar to those
of the Owner, and you are expected to care for and maintain the premises.
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 a check, cash or certified funds and made
payable to:
Select Property Enterprises, Inc
3280 E. Woodmen Road, Suite #200
Colorado Springs, CO 80920
Please mail or deliver to the above address. WRITE YOUR ADDRESS on your payment to assure
proper credit. All accounting is done by address of the property; to avoid any misunderstanding,
please put your address on every correspondence with the office.
D.
E.
F.
You may pay in person Monday through Thursday 8:30am to 5:00pm and Friday 8:30 to 4:00 pm
at 3280 E. Woodmen Road, Suite #200, Colorado Springs, CO 80920. PLEASE CHECK
WITH THE OFFICE ABOUT NEW HOURS. Occasionally the office does close for lunch.
Rents remaining unpaid after 5:00pm on the 5th day of the month are delinquent and are subject to late
fees. Rents remaining unpaid after the 10th are subject to additional late fees and a 3-day demand
with additional fees assessed.
Phone Numbers - All residents are required to have telephone accessibility and to provide
Management with your home and work numbers. Please be sure to notify Management when you
change home or work numbers. Even unlisted numbers must be provided to Management.
Bad Checks - If any rent check is returned by your bank for any reason, rent will be considered
unpaid. The amount of the check, plus all late fees and returned check charge must be paid in cash
or certified funds within 24 hours of notification. After a 2nd check has been returned to us for
insufficient funds, you will be required to pay all further payments in cash or certified funds.
No Exceptions!!
Default of Rental Payment - If the rent is not paid by the 5th of the month, a 3-day demand for
rent or possession will be served as the first step of the eviction process. You will be responsible
for all magistrates, legal and collection fees incurred by the management’s efforts to collect 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
G.
F.
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 Days Written Notice - A Thirty day (30) written notice must be given to management before
vacating the premises. THE 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. The office can
provide you with a Notice to Vacate form.
Breaking Your Lease - By separate agreement, Landlord and Tenant can mutually agree to terminate
the lease agreement. There are fees that will be assessed to the tenant for this service. The termination
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.
Tenant Handbook * 2
I.
J.
K.
L.
M.
N.
O.
P.
Q.
Keys and Locks - All locks should be re-keyed after each tenant takes occupancy. Please make sure
that this appointment is made with our locksmith. Two sets of keys are 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 prior written approval of the management.
Management requires a key to each lock. Management may gain access and re-key if at anytime access
is denied, and charge such action to the Tenant. Copies of the new keys will be available at the office
during posted office hours. All keys are to be returned to management upon vacating the premises. If
locked out, Tenant’s may borrow a key from the management Monday through Friday, 9:00am-5:00pm.
There will be a charge for any borrowed key that is not returned within 24 hours. There will be a $50
charge if you need to borrow a key after business hours.
Trash, Garbage and Recycling - All garbage, trash and recycling materials must be placed in
appropriate containers, (Management does not provide these). All containers are to be discreetly
stored. The tenant is required to make arrangements to have garbage and trash picked up weekly unless
otherwise stated in the lease agreement. 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.
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 passerby(s). Any activity that
causes extreme or excessive noise, traffic or disturbance of anykind is cause for eviction. This includes
loud, lewd music, vulgar or profane language. If music or other sound can be heard outside the
perimeter of the premises, it is considered too loud.
Move-In/Move-Out Condition Report - Included in your Move-In Package is a property condition
report. Management provides this form for you to note the condition of the premises, listing all
defective items. Please sign your name, date it and return it to management within 5 days from the time
you take occupancy of the unit. This same report will be used for the move-out condition comparison
after vacating the premises. If you do not return your condition report within the 5 days allowed by
the lease, we will use the previous condition report as the basis.
Periodic Surveys - As part of our agreement with the Owner of the property, Management will
conduct routine surveys of the condition of the property. These surveys are done during regular business
hours and by appointments. You will be notified of any problems, and given 10 days to remedy them.
Parking/Vehicles - All vehicles shall be parked in assigned areas (garages, parking lots, driveways,
parking pads, etc) Or on the public street where allowed. No parking on lawns, sidewalks and other
areas not specifically designated for parking. All vehicles must be registered, licensed and operable
at all times. No vehicle repairs (except minor repairs e.g. changing a tire) is allowed. No oil/fluid
stains are allowed on the garage floor, driveway, walkways or any other area on the property. No boats
or campers may be stored at the property unless otherwise noted in the lease agreement. There may be
other parking restrictions. Please check with management to see if this applies to you.
Guests - Any person or persons staying more than two (2) weeks each quarter will be considered a
Tenant and rent may be increased, unless prior written permission is obtained from management.
Only those persons listed on the 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.
You will need to follow all Homeowner’s Association rules if applicable. There may be parking
restrictions. Please check with Management to see if this applies to you.
Emergency Maintenance/Repairs - An emergency is when danger is present or property damage has
occurred or is about to occur. Do not abuse the emergency system with other types of calls. See
Emergency Procedures for more information.
Insurance - Tenant insurance is strongly advised. A copy of your declarations page is to be given to
management the first month you move in. Please notify your insurance company that Select Property
Enterprises, Inc is your landlord and must be notified of any change. Landlord is not responsible for
for your personal belongings.
Tenant Handbook * 3
R.
II.
WHEN YOU FIRST MOVE IN
A.
B.
III.
Pets - No pets, animals, snakes or birds, etc. of any kind are allowed on the premises unless you have
written permission and have paid the appropriate deposit. You will be responsible for all charges for
the spraying for fleas and/or repair any damage caused by the pet. You are responsible for you animal at
ALL times. All dogs be licensed.
Get to Know Your Property - When you first move-in, locate the breaker box and note the ground
fault circuit breaker, GFI, (some of these are by sinks and not at the breaker box), where the stove, hot
water heater and air conditioner (if applicable) breakers are. Also locate the water shut off for the
house. If the shut off has been covered over, contact Management so it can be properly marked.
Also locate the water shut off for the hot water heater, sinks, dishwasher and ice maker if applicable.
Locating these items now may eliminate damage later.
Put this Handbook Where You Can Find it - Near the phone book works for most people. Before
calling the Management office, see if the answer to your question is in this handbook. However,
don’t hesitate to call our office if you need assistance.
IN AND AROUND THE HOUSE
A.
B.
C.
D.
E.
Heat/AC Units - All heat/ac filters need to be changed once a month, and batteries for smoke detectors
at lease 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 when the time
changes.
Circuit Breakers - Circuit breakers move slightly when triggered. It may appear to be ON when it
has “popped”. To reset, turn the breaker in the OFF position, then back ON again. The ground
fault circuit (GFI) 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 GFI circuit. Most GFI’s are located at the breaker box
are marked with a red or yellow button. Many homes have the circuits at the plug in outlet. When
these “pop”, 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 has 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.
Management assumes no responsibility for the control of roaches, mice, ants, fleas or other pests.
Changing Paint, Wallpaper, Etc., - If you want to change the house in any way, please put your
proposal in writing and submit it to Management along with a sample of the paint/wallpaper or
drawing (i.e. adding a fence). If approved, you will receive a written confirmation. All tasks must be
done in a workmanlike manner, and inspected and approved by Management after completion. Any
reimbursements must be agreed to in writing prior to the work being done. You may be asked to
return the property to its original existing condition upon vacating.
Holiday decorations including lights may be put up 3 weeks
Holiday Decorations and Lights before the holiday but must be removed no later than 2 weeks after that holiday.
Tenant Handbook * 4
IV.
MAINTENANCE, DAMAGE AND REPAIR - You are expected to maintain the home and keep it in as
good or better condition as when you took possession. Only repairs required because of normal wear will
be repaired by management. You will be charged for repairs caused my misuse or neglect.
A.
Put Maintenance Requests In Writing - In your Rental Package are maintenance requests.
Put all routine requests in writing, using this form. Be specific about the problem (i.e. RIGHTthe right burner on the stove does not work; WRONG-the stove isn’t working). Write clearly and
legibly. If you are not contacted by a repair person within 48 hours( not including weekends or
holidays) after reporting a problem, please notify Management so the call can be re-assigned.
B.
Who Does What - All “breakdown,” system failures and structural defects must be reported to
management immediately. If an urgent repair is needed (i.e. running water or no heat) YOU are
responsible to stop 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 servicing that appliance or
area until the repairman arrives. Management will make any necessary repairs within a reasonable
time. You will not be reimbursed for any unauthorized repairs you make regardless of the reason.
1.
Some examples of maintenance you are expected to do at your own expense:
Replace light bulbs (including the flourescent type), torn or damaged screens after move-in.
Replace or repair cabinet catches, knobs or handles
Replace furnace/ac filters EVERY MONTH
Relight gas furnace or hot water heaters
Pest control after move-in.
Activation and winterization as well as every day maintenance to sprinkler system when
applicable
Keep flower beds weeded, edged, with fresh bedding plants each year.
Replace batteries in smoke detectors twice a year. (notify management if smoke detector
does not work)
2.
Examples of repairs management will make at no expense to you:
Repairs to heat/ac systems 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 rotten wood (please notify management if noted)
Treat for termites
3.
Examples of repairs for which you will be held responsible:
Electrical problems such as re-setting the GFI or breaker
Sewer cleanouts except for roots, garbage disposal clogs, dishwasher problems caused by too
much soap or glass in the motor.
Repairing burst water pipes when caused by freezing weather (interior/exterior)
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.
Landscape problems (i.e. mowing, trimming, water, fertilization)
C.
Unauthorized Repairs - Please do not make any repairs or authorize any maintenance without written
permission from management. You will not be reimbursed for any repairs that are not approved
by Select Property Enterprises, Inc.
D.
Lawns and Grounds - You are responsible to keep the lawns in good condition. Tenants are also
responsible for the sprinklers systems. This includes, but is not limited to, activation each spring
and winterization each fall. We still experience warm weather during the fall and winter months
and you will need to water the lawn & trees with a hose. Remember not to leave hoses hooked
up to any hose bibs. This will cause freezing in the colder months and you will be
responsible for any damage caused.
Tenant Handbook* 5
E.
F.
G.
H.
I.
J.
K.
V.
CLEANING AND HOW TO’S
A.
B.
VI.
Light Bulbs - It is a tenant’s responsibility to replace burned out bulbs. This inlcudes the
flourescent bulbs that are used in most kitchen light fixtures.
Plumbing Anytime the we have to send out a plumber when the problem is tenant caused
or tenant neglect, the invoice will be billed back to you. For example, sewer lines or drains when it is
anything other than tree roots it will be billed back to you. For example, hair in any drains, items not
belonging in toilets etc. If the plumbers are sent out for a problem with the garbage disposal and it is for
anything other than a worn out unit you will be billed for the expense. For example, if there is
something in the garbage disposal that should not be there such as a spoon or the reset button just needed
to be reset you will be billed for it.
Waterbeds - Waterbeds are not allowed unless you provide Select Properties with a copy
of your waterbed insurance. Tenants are responsible for any and all damages caused by any waterbed.
Walls and Ceilings - No hooks, keep walls clean and free of fingerprints. Paint may be provided
upon written request if tenant wants to do touch-up painting.
Vinyl Floor Covering/Hardwood Floors - Never use anything but a commercial cleaner to clean
hardwood floors. Any cleaner bought at a grocery or convenience store like Murphy’s Oil is not an
acceptable cleaning product and will cause damage. If the property where you reside has hardwood
floors you will need to use Bona X to clean them, you may purchase this at Austin Bluffs Hardwood
Floors. (791) 591-1202.
Carpet Care - If you clean your carpets on a regular basis do not use a grocery store products. The
recommended thing to do is to contact a carpet cleaning company. You may contact our office
for names and phone numbers for appropriate vendors.
Appliances - If your property has a washer and dryer unit they are there for your use but the Landlord
will not maintain them. If you have your own washer and dryer unit you must purchase new hoses
before connecting them. Old hoses will crack and leak causing possible damage to flooring,
sub flooring, drywall etc. You will be held responsible for any such damage. If your unit has a hot
tub, it is there for your use but it is your responsiblity to maintain it. This includes but is not limited
to the activation and winterization of the hot tub.
Minimum Cleaning Standards - See attached checklist
Fireplaces - If you have a woodburning fireplace in your unit and you use it on a regular basis
make sure to keep it free of burned wood, ashes etc.. When stacking your wood outside
remember to keep it at least 6 ft away from the exterior of the house. Insects like to make
their home in wood. Any and all pest control is a tenant responsibility.
MOVING OUT
A.
B.
C.
Put it in Writing - As in Paragraph I section G, please remember that when you are giving your
30-day written notice it has to be given no later than the 1st of any given month. Your 30-day
written notice must be given even if you are vacating the premises at the lease expiration. Select
Properties does have a form that you may use when giving notice. Please feel free to contact
the office.
Marketing during the Notices Period - Select Properties will start advertising the property the
last 30 days of your lease agreement once notice has been given. We will schedule showings for
perspective new tenants. We will TRY to give you next day notice of such scheduled showings.
You need not be present during this time.
The Move-Out / Check-Out Condition Inspection - See General Rules
Tenant Handbook * 6
D.
E.
VII.
AFTER HOURS EMERGENCY PROCEDURES A.
B.
C.
D.
VIII.
Breaking the Lease - If for some reason you need to break your lease agreement with Select
Property Enterprises you need to contact the office and speak to a property manager. (See
General Rules)
Return of the Security Deposit- The return of your security deposit and accounting for such
may take up to 60 days after the expiration of your lease agreement. By Lease agreement
Landlord has 60 days from the date of lease expiration or date of vacating to return the security
deposit. This can be expedited by the tenant following our move-out checklist and using the
approved carpet vendors. Remember to provide a copy of this receipt, a forwarding address and
turn in all keys AND garage door opener remotes before you leave the property
No Heat - If your furnace is not working the first thing to do is check to make sure the pilot
light is lit. If it is then call the emergency pager at 651-6791. If the pilot light is out you need
to light it. If you do not feel comfortable doing this yourself you may call the city at 448-4800
If Select sends someone out and all that they have to do is light the pilot light the bill will be
charged back to you.
No Water - First call the City Water Dept at 448-4800 then call Select Property Enterprises.
Fire - First get out of the unit then call 911. Remember to notify Select Properties as soon as
possible.
Gas Smell - If you smell gas, vacate the unit and then call the City Gas Department at 448-4800.
Remember to notify Select Property Enterprises.
SUMMARY
A.
This Handbook is for you. - This handbook is for your use but as always feel free to contact
the office if you have any questions.
Tenant Handbook * 7
CARPET VENDORS
The following are the companies that we have
worked with and have been approved as per your
lease agreement, paragraph #11. You must use
a vendor from this list and provide a copy of the
the invoice to our office.
These vendors all carry the proper insurance and
guarantee their work. The cost of carpet cleaning
CANNOT be taken from your security deposit unless you
have prior written approval from the property manager
All Seasons Carpet Cleaning 268-2744
Executive Carpet Cleaning
573-8390
****Pet odors are a special problem and require
expertise. Should you have this kind of problem
please contact management for additional
instructions.
***YOU MUST SUBMIT A COPY OF RECEIPT
OF CARPET CLEANING TO SELECT.
It also must have the name of the company on the
invoice
THANK YOU
MOVE-OUT CHECKLIST
Select Property Enterprises, Inc,
3280 E. Woodmen Road, Suite #200, Colorado Springs, CO 80920 , (719) 593-9990
**Please remember that keys & garage door remotes must be turned in no later than 12:00 noon on the last day
of the lease to avoid being charged any additional rent. If this falls on a weekend it is your responsibility to make
arrangements to return keys to our office during regular business hours
GENERAL:
____
____
1. Professionally clean all carpets using a vendor from the approved list.
2. Clean all windows, inside and outside. Clean all sills and tracks. Provide a paid invoice to
Select
____ 3. All walls must be clean and fingerprints removed. All nail holes should be properly spackled with
excess wiped off. Touch up paint only if existing paint is available
____ 4. Wash all glass light fixtures, dust chandeliers.
____ 5. Clean all switch plates, replace the broken ones.
____ 6. Replace all burned out light bulbs.
____ 7. Check all screens, make sure they are free of holes and the frames are not bent.
____ 8.
Replace furnace filter. Clean cold air returns. Set Thermostat to 60 degrees, shut water
off at main valve upon vacating house during the winter season. ( You are responsible for any
damage due to freeze breaks.
DO NOT SHUT THE FURNACE OFF DURING WINTER
MONTHS.
____
____
9. Mini blinds must be cleaned; Free from all dust and dirt.
10. Fireplace must be cleaned out of all ashes and debris.
____
11. YOU MUST RETURN ALL KEYS & GARAGE DOOR OPENERS TO SELECT’S OFFICE OR
RENT WILL BE CHARGED TO YOU UNTIL THEY ARE.
KITCHEN:
____
____
____
1.
2.
3.
____
____
4.
5.
Cabinets are free of dirt and grease both interior and exterior.
Floors are cleaned and freshly mopped.
Refrigerator has been thoroughly cleaned & left on a low setting. Pull refrigerator out from
wall & clean behind, vaccum coils.
Dishwasher has been emptied and ring around door is clean.
Range & oven are clean including racks. Replace drip pans, for free standing ranges, pull from
wall & clean behind and sides.
BATHROOMS:
____
____
____
____
____
1.
2.
3.
4.
5.
Floor is clean.
Cabinets have been thoroughly cleaned both interior and exterior.
Sink is cleaned and mirror is polished.
Toilet is clean. Bathroom vent (s) are clean
Shower and bath tile is free of soap residue; floor of shower and bath are clean.
GARAGE/BASEMENT/DRIVEWAY
____
1.
Garage is swept and all debris is removed. Unfinished basements are swept and clean.
Driveway free of all oil stains
YARD:
____
1.
Yard is freshly mowed and trimmed. Yard is free of pet debris. Automatic watering system
should be activated and set for continuous watering. Should you be vacating in the winter a receipt of
winterization will be needed to assure that the system has been properly cared for.
____
____
2.
3.
During winter weather the sidewalks and driveway should be shoveled.
Make sure if applicable the window wells are cleaned out of leaves and trash