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How long will it take to process my application?
We
process applications as quickly as possible. Often, however, we have to
wait for return phone calls from landlords and employers. We must verify
your employment, rental history, and credit. We need the last two years
of history from your landlord(s) this can be the most difficult part of
your application to verify. We will call you if we are having trouble obtaining
any information. If we cannot verify information we will move on to another
application. Back to the Top
What other reasons hold up the processing
of my application?
If we already are processing someone
else's application on the property you apply for, your application may have
to wait for that application to be completed.
You may not hear from us for 2 days until we start processing your application.
Back to the Top
How can I help to make it easier to
process my application?
Make sure the name of your landlord
is the owner of the property or the property management company. Providing
daytime phone numbers can shorten the turnaround
time when messages have to be left.
Back to the Top
When will I hear from you once I
turn my application in to your office?
Plan on 2 working days. We will at
least call and tell you the current status. If your application is being processed
you will be communicated with as soon
as we need your help or when we complete the processing. If your application
is not being processed due to other applications being processed ahead of yours,
you will not hear until we either start processing yours or we call to let
you know that the property has been rented ahead of you. If we do not process
your application, we will refund the application fee. We need ONE CONTACT per
household. We cannot call every roommate.
Back to the Top
Can I get my application "PREAPPROVED"?
If you have not yet come to the Waynesboro
area or if you just want to get pre approved before you locate a property,
write "Pre Approval Request" on
the application in the "Desired Rental Address" section near
the top. We will process your application and call you when complete. You
can then
select a property that you qualify for. Pre approved applications do not
receive a refund of any processing fees paid even if a suitable property
cannot be
located. Back to the Top
What if I have special circumstances
that I need to tell you?
Put your special circumstances in
writing with your application. It does no good to explain your situation to
our leasing agent or receptionist since they
do not process applications. Our contract with the owner makes it very difficult
to rent to you if your credit is more that 20% negative in the last two years.
Bad credit (more than 20% bad), bad rental references or no rental references
will probably result in a rejected application. In some cases we can accept
no rental references if you have good credit and a co-signer. But our houses
normally require both good credit and rental references or history of property
ownership. Listen to the 24-Hour Hotline recording for specific details on
qualifying for a particular property. Each property may be different depending
on the rent amount and the owner's requirements. Back to the Top
Why is it important to sign a lease
or rental agreement?
The lease or rental agreement is the key document of the tenancy, setting
out important issues such as:
- the length of the tenancy
- the amount of rent and deposits
the tenant must pay
- the number of people who
can live on the rental property
- who pays for utilities
- whether the tenant may have
pets
- whether the tenant may sublet
the property
- the landlord's access to
the rental property, and
- who pays attorney fees if
there is a lawsuit.
Leases and rental agreements should
always be in writing, even though most states allow them to be oral (spoken).
While oral agreements may seem easy
and informal, they often lead to disputes. If a tenant and landlord later
disagree about key agreements, such as whether or not the tenant can sublet,
the end
result is all too likely to be a court argument over who said what to whom,
when and in what context. This is particularly a problem with long-term leases,
so courts in most states will not enforce oral agreements after the passage
of one year. Back to the Top
What's the difference between a rental agreement and a lease?
The biggest difference is the period of occupancy. A written rental agreement
provides for a tenancy of a short period (often 30 days). The tenancy is automatically
renewed at the end of this period unless the tenant or landlord ends it by
giving written notice, typically 30 days. For these month-to-month rentals
(meaning the rent is paid monthly), the landlord can change the terms of the
agreement with proper written notice, subject to any rent control laws. This
notice is usually 30 days, but can be shorter in some states if the rent is
paid weekly or bi-weekly, or if the landlord and tenant agree.
A written lease, on the other hand, gives a tenant the right to occupy a rental
unit for a set term--most often for six months or a year but sometimes longer--if
the tenant pays the rent and complies with other lease provisions. Unlike a
rental agreement, when a lease expires it does not usually automatically renew
itself. A tenant who stays on with the landlord's consent will generally be
considered a month-to-month tenant.
In addition, with a fixed-term lease,
the landlord cannot raise the rent or change other terms of the tenancy
during the lease, unless the changes are
specifically provided for in the lease, or the tenant agrees. Back to the Top
What happens if a tenant breaks a long-term lease?
As a general rule, a tenant may not legally break a lease unless the landlord
significantly violates its terms--for example, by failing to make necessary
repairs, or by failing to comply with an important law concerning health or
safety. A few states have laws that allow tenants to break a lease because
of health problems or a job relocation require a permanent move.
A tenant who breaks a lease without
good cause will be responsible for the remainder of the rent due under the
lease term. In most states, however, a
landlord has a legal duty to try to find a new tenant as soon as possible--no
matter what the tenant's reason for leaving--rather than charge the tenant
for the total remaining rent due under the lease. Back to the Top When can a landlord legally break a lease and end a tenancy?
A landlord may legally break a lease
if a tenant significantly violates its terms or the law--for example, by
paying the rent late, keeping a dog in violation of a no-pets clause in the
lease, substantially damaging the property or participating in illegal activities
on or near the premises, such as selling drugs. A landlord must first send the tenant
a notice stating that the tenancy has been terminated. State laws set out
very detailed requirements as to how a
landlord must write and deliver (serve) a termination notice. Depending on
what the tenant has done wrong, the termination notice may state that the tenancy
is over and warn the tenant that he or she must vacate the premises or face
an eviction lawsuit. Or, the notice may give the tenant a few days to clean
up his or her act--for example, pay the rent or find a new home for the dog.
If the tenant fixes the problem or leaves as directed, no one goes to court.
If a tenant doesn't comply with the termination notice, the landlord can file
a lawsuit to evict the tenant. Back to the Top |
