STEP 1 - Maintenance Inspection

4 months before the lease renewal, one of our Maintenance Techs will conduct a Preventive Maintenance Inspection. They keep an eye out for unrepaired tenant damage, excessive wear & tear, or lease violations, although it's rare that our tenants have issues.

STEP 2 - Owner Approval

3.5 months before renewal, we email you that a renewal is soon to be delivered and if we plan to take a rent increase or not. Use the Renewal Instructions link in the email (or Request Form Library) if you want to change the rent or term. Time is of the essence. If we don't receive the form within 7 days of that email, the system automatically sends the lease renewal offer to the tenant.

STEP 3: Send Renewal Offer to Tenant

3 months before lease expiration, the renewal offer is published in the tenants AppFolio online portal. Reminders to sign are emailed weekly. They have 1 month to sign before a late fee is imposed. We've learned that Tenants don't respect deadlines without penalties.

STEP 4: Countersign & processing

Rent is updated automatically if a change was indicated. AppFolio retains the digital lease for us. If you ever need a copy, there's a form in the Request Form Library.

Unsigned by Lease Expiration

​If the tenant failed to sign the renewal or submit a Move-Out Notice before lease expiration, the lease will automatically convert to a Month-To-Month lease. This allows us time to figure out why they are not in compliance and either or both increase rent/submit Notice to Vacate.

Notice to vacate

• If the tenant is current on rent and caring for the home, we will probably just let them stay.

• If not, we will probably issue a notice to vacate & evict if needed.

Frequently Asked Questions

Do I need to get involved?

Our system handles everything, including the initial decision to increase Renewal Rent, or not. You can either sit back and let system work on autopilot or tell us what rent to offer by submitting this form: https://forms.wix.com/f/7236476029101933033

How do you decide to increase rent or not?

There are many factors:

• Current inventory

• Current market rent

• Building materials in the home

• Immediate neighbors

• General location

• Will a turnover require a costly remodel?

If we raise rent, will they move out?

We never know. If your home needs renovations, and you don't have the funds set aside, you might not want to increase rent.

Are we required to offer a renewal?

• No. We can Non-Renewal a lease and send a Notice to Vacate 60+ days before the renewal.

• We are not required to provide the tenant with a reason.

• Our standard procedure is to offer every tenant a renewal unless they are behind on rent, dirty, causing damage, or difficult to work with.