Here you will find answers to common questions asked by our tenants. If you are a current resident, you may log on to view your account, pay rent, or submit a maintenance request.
As a tenant, what are my responsibilities?
It is important to read the lease thoroughly and ask questions about anything that you may not understand. In general, tenants are responsible for:
- All utilities, exclusive of those provided in the lease
- Cleanliness and safety of the leased premises, lot, and surrounding area
- Lawn care, unless otherwise provided
- Minor upkeep, including but not limited to replacing light bulbs and filters, and keeping drains clear
- Changing the smoke detector/carbon monoxide detector batteries during tenancy (these are new when you move in)
- Proper disposal of trash
- Compliance with all community rules and regulations
- Security of keys and entrance codes
- Consideration for your neighbors
- Following the terms of your lease
When is my rent due?
Rent payments are due on the first of each month. Any payments received after the close of business on the fifth of the month will be considered late. Late payments incur a late fee of $50.00. If you mail your payment, make sure you do so early enough so that it is received during business hours on the fifth of the month or before.
What are acceptable forms of rent payment?
Payment can be made by personal check, money order, or cashier’s check, credit card, or through online payment processing (epay or PayLease). We do not accept cash.
What happens if I am unable to pay my rent?
If your rent payment is not received on or before the fifth of the month, you will receive a notice that your payment is late and that a late fee applies. If your payment is not received by the twentieth of the month, you will receive a second late fee along with a Pay or Quit Notice. If payment is not made within the required time limit, eviction proceedings will begin unless you make special arrangements.
Is the eviction process a serious matter?
Yes. If you are evicted, it can affect your credit record for several years, and impact your ability to obtain housing in the future.
Can I use my security deposit to cover my last month’s rent payment?
No, you must pay your rent according to the terms of your lease.
What do I need to do when my lease expires?
If you do not provide written notice of termination within 30 days (unless otherwise stated in the lease), your tenancy converts to a month-to-month lease and remains in full force. You are responsible for all rent due until the lease has been terminated.
How do I terminate my lease?
Most of our apartment and manufactured home leases require a 30-day termination notice. If you rent a lot, a 60-day termination notice may be required. Click below to access the form.
“Notice To Vacate Form” (If applicable)
What do I do if I need to change the terms of my lease?
Your lease is a legally binding contract between you and Western Management, and cannot be changed without the written agreement of both parties. If a situation arises that causes you to feel that you need to change your lease, contact the property manager.
Should I have renter’s insurance?
Western Management carries property insurance that covers accidental damage to the rental home itself. But that insurance does not cover risks to the renter’s personal possessions, and does not include liability for avoidable damage or for accidents that happen on the premises.
Renters insurance compensates for the loss of your property due to fire, theft, flooding, storms, or other unforeseen events. The possessions covered may include furniture, appliances, clothes, electronics, jewelry, and other items that can be expensive to replace. Additionally, the insurance may cover your liability for damages that occur due to negligence, and may also protect you against a lawsuit brought by an injured guest or visitor. A typical policy requires an annual or semiannual premium and has out-of-pocket deductibles.
We encourage our renters to purchase insurance for loss and general liability. These policies are inexpensive and can be well worth the cost.
Should I have homeowner’s insurance?
If you own a manufactured home, you should protect your investment with homeowner’s insurance. Home buyers are required to have this insurance to qualify for a mortgage, and you usually need it to get a home equity or home improvement loan. Insurance companies offer policies that are tailored specifically for manufactured homes.
One homeowner’s policy can cover all of these risk areas:
- Structural damage protection: This coverage protects your home from direct, sudden, and accidental losses caused
by events such as fire, lightning, hail, flood, explosion, smoke, windstorm, earthquake, riot, civil disturbance, falling objects, landslides, and vandalism. (The losses that are covered depend on the individual policy and region in which
it is issued.)
- Personal property protection: This includes protection for the loss of furniture, electronics, appliances, tools, computers, and other property inside the home. Personal possessions are generally covered in the event of direct damage, destruction, or loss caused by fire, lightning, windstorm, earthquake, landslide, flood, or theft, up to the amount stated in the policy. Many policies also offer partial coverage for valuables located outside the home.
- Personal liability protection: If someone sustains an injured on your property, you could be responsible for doctor and hospital bills, loss of salary, and pain and suffering. This coverage pays up to the limits you select if you or another resident are found to be legally responsible for personal injury or property damage to others. Many policies also cover lawyer’s fees and other costs.
- Adjacent structure protection: Most homeowner policies include coverage for damage to unattached buildings on your manufactured home property, such as a garage, car port, or tool shed.
Other expenses may also be covered, such as loss of use, repairs, landscape damage, debris removal, and identity theft.
What do I do if I have an emergency?
For medical emergencies and police matters, call 911. When it is safe to do so, please notify the property manager. For all other emergencies, follow the procedures that are provided when you move in. A manager is on call for emergencies that occur after business hours.
Maintenance and Repairs
What if I need a repair or unscheduled maintenance?
You must notify the manager in a timely manner if a significant repair needs to be done. Responsibility for the repair is determined by the terms of your lease. All repairs are prioritized, and emergencies are handled first. Remember that if you ignore a maintenance issue, it could get worse and cost more to fix. Any problem that goes unreported and causes further damage to your home or a neighbor’s residence may increase your liability for current and subsequent repairs.
How do I request maintenance?
We prefer that you submit a maintenance request using an online Maintenance Request Form (click on Maintenance Request above). You can also request a repair by emailing the manager or submitting a request in writing. Contact information is on the community web page.
Do I have to be at home when service is performed?
You do not need to be at home unless that is your preference. We have internal staff/maintenance technicians and outside vendors who will perform the work in a professional manner. If you want to be there during the service call, you need to indicate that preference on your request. The service person will make three attempts to contact you. After three unsuccessful attempts, the request will be terminated. In the event of a hazardous situation, the service person will be allowed to access the property without a tenant being present.
How quickly can I expect requested maintenance to be performed?
There are several factors that affect the scheduling of service requests, including the number of active requests and the availability of service personnel. We review each request, then prioritize it and schedule the service as quickly as we can. You will typically be contacted the same day the request is made to determine what action needs to be taken.
Can I perform the work myself or hire someone else to do it and send you the bill?
No. Our maintenance technicians are familiar with the homes and qualified to do the work. Sometimes we need to bring in licensed contractors to do specialized repairs properly. Unauthorized repairs will not be reimbursed.
Can I withhold rent if I am dissatisfied with a repair job?
No. The lease does not permit you to withhold rent. Please contact the property manager to discuss any unresolved repair issues.
Can I change the locks?
If you feel that you need to change your locks, you must first get written approval from the property manager. The work must be done by a licensed locksmith, and one key to each new lock must be provided to our office within 24 hours. All your keys must be turned in to our office at the end of your lease. You will be responsible for expenses caused by lost or stolen keys.
Can I make changes or improvements to the leased premises, such as painting or landscaping?
We often welcome improvements to your residence and yard. We ask that you check with us first before making any changes. Most will receive informal approval. However, some changes or alterations to the property require written consent.
Moving Out / Security Deposit
What steps should I follow when it is time to move out?
Please refer to the Vacating Instructions that were provided at the time you signed your lease.
When do I have to return the keys?
All keys must be returned on the last day of your lease or when you vacate the premises. You are not officially moved out until the keys are returned. If you fail to return the keys, you may be charged a penalty.
What happens to my security deposit after I move out?
When you vacate the property, a member of our staff (preferably with you present) will perform a move-out inspection. This inspection will be compared to your move-in report, and return of your security deposit will be processed according to applicable state laws.
How soon can I get my security deposit back?
We finalize the disposition of security deposits 14 to 30 days from the date that the lease expires or you move out and turn in your keys, whichever is later. The interval depends on the state in which the property is located. We mail a check to the forwarding address that you supply.
What if my security deposit is not sufficient to cover my charges?
We will send you a notice detailing all expenses and charges for which you are responsible beyond what is covered by the deposit. Final payment must be received within 30 days.
What if I do not pay my outstanding charges?
If outstanding charges are not paid within 30 days, your account will be turned over to a collection agency and may become part of your credit history.
What if I disagree with the disposition of my security deposit?
You must submit your objection to us in writing within 30 days of the disposition notice. The main office will work with the property manager and the resident to resolve any disputes.
What if I have a problem or concern with a neighbor?
It is usually best to try to resolve the issue yourself first. If you are unable to do so, contact the property manager.