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Rules and Regulations (Addendum to Residential Lease Agreement) Ricci Realty 616 East Chapman Ave. Orange, CA 92866 (714) 633-3600 (714) 633-500 fax riccirentals@yahoo.com
Welcome! It is a pleasure to welcome you as our tenant. We believe that a good landlord-tenant relationship is important to your enjoyment of the home you are renting. Good communication will help make thatrelationship a good one. Your home is managed by a professional team dedicated to the satisfaction of our residents and owners.
As property manager for the owners of rental properties we are bound to certain responsibilities by legal contracts with our owners and with our tenants. We can best serve our Customers by offering prompt service to you.
As a professional property management company, we are committed to the long-term preservation and enhancement of our residential properties.
We value your opinion and work hard to provide you with a pleasant home. If you should ever have any need regarding your home, please write and let us know. We will do our very best to assist you. As tenants, you have certain responsibilities. Please familiarize yourself with our rules and regulations THIS ADDENDUM IS PART OF THE RESIDENTIAL LEASE AGREEMENT BETWEEN OWNER AND TENANT.
ACCEPTANCE OF PROPERTY Tenant accepts the property in its present condition (AS-IS) subject to conditions, which materially affect health or safety of an ordinary tenant. No additional cosmetic touches or repairs will be done after move-in unless otherwise agreed to by parties in writing. AGENCY In renting to you, we are acting as agent for the owner of the property. This means that we can bind the owner by contract, but it also means that we are bound to act in the owner's best interest at all times. We cannot guarantee that the owner will perform his/her obligation under the lease.
ANTENNAS The property owner must approve any installation of any dishes or antennas, drilling through walls or other penetration of the structure. Please allow sufficient time for us to obtain this approval. Cable TV, telephone installation, and maintenance expenses are the responsibility of the resident.
APPLICATION FOR RENTAL It usually takes 2-3 working days to finalize your application. Please call the Property Manager for confirmation of your approval. If you are applying for an occupied property, the current tenants have precedence and although they have given a Notice of Intent to Vacate, the possibility exists that the property will not be available on the listed date.
BASKETBALL EQUIPMENT Do not install any type of basketball equipment on the roof or exterior of the house.
BILLING FOR REPAIRS AND LATE CHARGES This expense to you is stipulated in your lease. Our policy is to withhold from your regular monthly rent payment any amount owed, thereby causing you to be delinquent on your rent. Consequently, we must proceed with our standard collection action by delivering a Notice to Quit. To prevent any additional expenses to you, pay your non-rent charges on a timely basis.
Late Fees are 6% of the Gross monthly rents and will be applied to rent owed. In situations where the check has been returned for any reason the late fee will be applied in addition to the Returned fee of $35.
CARPET CLEANING Tenants are required to have the carpets professionally cleaned at the time of move-out. A receipt from a professional carpet cleaning company must be provided to us at move-out. The carpet cleaning company must guarantee their work to our reasonable property management standards / satisfaction. If the cleaning is not done to our specifications, the tenant will be charged for any additional expense. (You may contact Ricci Realty Property Mgmt for a reference list of carpet cleaning companies.)
CLEANING AND MAINTENANCE OF PROPERTY Tenant is responsible for keeping the property clean and orderly inside and out. Kitchens Keep all food stored properly. Clean stove hood vents and filters regularly. Clean ovens regularly. Ovens Use an oven cleaner such as Easy Off. Bathrooms Do not use steel wool, scouring powder or abrasive/scouring pads or cleaners to clean acrylic or fiberglass tubs or marble sinks. It will ruin the finish. Gel Gloss is a good nonabrasive cleaner. Prevent mildew & mold from accumulating by: Using exhaust fans during and after showering. Keeping bathroom properly ventilated. Treating immediately with products such as X-14 or Tilex. Reporting any leaks immediately.
Carpets and floors are to be maintained at tenant’s expense. Vacuum carpets at regular intervals. Sweep and mop floor regularly. Clean up spills, pet accidents, etc., promptly. Have carpets steam cleaned as needed. (You may contact Ricci Realty Property Management for a list of Carpet Cleaning Companies) Use only approved cleaners on vinyl floors. (Do Not Use Wax) Use only hardwood floor cleaners on hardwood floors
DISHWASHER Use only dishwashing products. Do not use dish soap or laundry detergents; they will cause the dishwasher to overflow. Use dishwasher at least once each week. If used less, the seals dry up and the motor may be ruined when put back into regular use. To save power and reduce your electric bill, do not run your dishwasher until you have a full load. Do not leave soiled dishes in the dishwasher for a long period of time, as such practices promote household pests
EARLY TERMINATION OF LEASE As broker/manager for the home, our primary responsibility is to act in the owner’s best interest at all times. We realize, however, that extenuating circumstances may prevent a resident from fulfilling the term of their lease agreement. If you find that you are not able to fulfill the term of your lease agreement, please contact Ricci Realty Property Management to discuss the situation. Remember you are responsible for the entire term of the lease and subject to fees, penalties, and reporting to credit collection agencies.
ELECTRICITY DOES NOT WORK Check the Breaker Box Check the GFI plug, (Ground Fault Interrupter) which is usually located in the garage, patio, kitchen or the bathroom. Resetting the GFI will usually restart the electricity. Know where all GFI plugs are located in order to quickly solve any problems. If circuit breakers keep tripping, the circuits are possibly being overloaded with appliances. (Microwave, toaster, curling irons, blow dryers, etc.) Call Ricci Realty Property Management, for assistance.
EVICTION NOTICES If the rent payment is not received by the 5th of the month, tenants will be served a Notice to Pay or Quit.
Tenant will NOT receive a call to remind them to pay their rent or if their rent is late prior to serving the notice.
If the rent, all late harges, and a $25.00 charge for the NTQ is not received in our office within 3 days after receiving the NTQ, we will order a Forcible Entry & Detainer (Eviction suit).
You will receive a notice from the Sheriffs Department informing you of your court date to appear before a judge. If the Landlord or Landlord’s Agent must appear in Court for an FE&D or like suit, the tenant will incur additional charges. Ricci Realty Property Management’s rent collection policy conforms with industry standards.
FILTERS FOR A/C AND HEATING The lease agreement makes the tenant responsible for supplying and changing the heating and air-conditioning filters at least once a month. We require that you use a pleated filter of the correct size unless there is a permanent filter in the unit. A clean filter prevents serious damage to the motor, compressor and other parts of the AC/Heating unit. Failure to perform this service affects the efficiency of the A/C and heating units causing the unit to work harder, and reducing the operating life. It also causes an increase in your electric bill. The filter must be replaced a minimum of once a month and must be installed in the correct position for the proper air-flow. (See arrows on filter) Any cleaning required or damage done to AC/Heating unit caused by failure to perform mandatory changes of the filter will be charged to the tenant. We recommend you change the filter when you pay your rent. Buy several at one time to have them on hand when it is time to change.
FIREPLACE MAINTENANCE Be sure to open the flue before starting any fire. If smoke is coming out of the fireplace into the room, put out the fire immediately and vent the house. Use hard woods, such as Oak or Mesquite rather than soft woods like pine, cedar, fir or redwood. (Soft woods cause sparks and a build up of creosote.) DO NOT overfill the fireplace. Overfilling can cause excessive heat in the chimney and possibly a house fire. USE a fireplace screen at all times when using the fireplace to prevent damage to the carpet and to reduce the possibility of a fire in the room. ALWAYS use a container designed for the removal of coals and ashes and be sure the coals are cold. NEVER put hot or warm coals in a garbage can, paper bag or any other flammable container. STORE any warm or hot coals AWAY from any combustibles and/or the house for at least two (2) days and check them before disposing.
GARBAGE DISPOSAL A garbage disposal is a convenient appliance if used properly. Overloading will cause the safety button to kick in and turn off the disposal. To reset the safety overload, wait three or four minutes for the motor to cool then push the button on the bottom of the motor. Keep your hands and other objects out of the disposal when it is running. For best operation, follow these steps: 1. Turn cold water on to full flow. 2. Push food refuse through the splash guard into the disposal. Do not stuff. A mixed load of hard and soft waste works best. 3. Flip starting switch to "on" and let the disposal operate until the grinding sound diminishes and becomes a humming sound. 4. Turn switch off. 5. Run cold water for a few moments longer. Do not discard the following items in your disposal: metal, glass, plastic, grease, paper, cigarettes, bones, banana peels, oyster or clam shells, dish rags, celery, corn husks, etc. Remember: If you can't chew it, your disposal can’t chew it! If a spoon, bottle cap or other item becomes lodged in the disposal, make sure the disposal is turned off before attempting to retrieve the object. (Do not stick your fingers in the disposal) The disposal is self cleaning; adding baking soda or a lemon or orange rind will help to reduce odors. Do not use caustic drain cleaners at any time.
HOLIDAY DECORATIONS & LIGHTS Lights are to be hung properly and carefully checked. They must be removed by February 1 of the following year. Removed and dispose of Christmas trees properly.
IMPROVEMENTS / ALTERATIONS Prior written approval must be obtained from Ricci Realty Property Management for any alterations to the premises and its grounds, including, but not limited to, painting, wallpaper, light fixtures, flooring, lawn, gardens, fences, utility buildings, etc. Contact the property manager to discuss your plans and obtain written permission. Should alterations be made without prior consent, you will be responsible for returning the property to its original condition.
INSURANCE It is strongly recommended that you get renters’ insurance to cover loss of your personal property and your liability for accidents. The owner’s insurance on the property DOES NOT cover your personal belongings, it only covers the dwelling itself. You should obtain renter’s insurance that becomes effective on the date that you take possession of the property and maintain the policy as long as you occupy the premises. The owner’s insurance DOES NOT cover food spoilage or costs associated with loss of use of the property. (e.g., lodging). You should verify that your renter’s insurance policy covers such events.
KEYLESS DEADBOLTS The purpose of the keyless deadbolt is to protect you while you are inside the property. It is not intended to protect your possessions while you are away. When you leave the house, be sure that the keyless deadbolts are disengaged. This will prevent you from being accidentally locked out of the property. If a garage door opener should malfunction or one of the door locks not work while a keyless deadbolt is engaged, it would be impossible to enter the property with a key. If you are locked out of the property because the keyless bolting devices are engaged, you are responsible for all costs to gain entry into the property.
KITCHEN COUNTERTOPS Promptly wipe up any spills to avoid stains. Use hot pads to protect the surface. Avoid damage when cutting items with a knife by using a cutting board, not the counter top.
LEASE EXPIRATION During the sixty (60) to forty-five (45) day period prior to your lease expiring, you will probably receive a notice from us outlining the provisions of a lease renewal. You must provide us with at least thirty (30) days written notice if you do not plan to renew your lease. Your lease agreement allows us, during the last 30 days, to put a lock box and sign on the property and to begin showing it to prospective tenants. Failure to allow reasonable showings to prospective tenants or buyers during this period constitutes a default of the lease. In addition, the security deposit, in its entirety, may be forfeited. We will do our best to contact you prior to our showing. Please do not allow any prospective tenants to enter your home unless accompanied by a company agent.
LEASE PAYMENTS In accordance with the provisions of your lease, your rental payment is due on or before the 1st day of each month. Payment may be made by Personal Check or Secured Funds, payable to Ricci Realty. (We do not accept cash unless in person during Office Hours Monday-Friday 9am to 5pm Excluding Holidays.)
If your rent payment is not received in our office by 5:00 p.m. on the 5th day of the month, a late charge will be assessed. In addition, a three day Notice to Pay or quit will be served.
Personal checks will not be accepted after the 5th day of the month. You must pay by certified funds - cashier’s check or money order only. Weekends and holidays do not delay or excuse tenant’s obligation to pay rent on time. We have a mail drop slot used for making rental payments (BY CHECK ONLY) after office hours. Be sure your rental payments indicate the property address for which you are paying rent.
LIGHT BULBS When replacing burned out light bulbs, use the correct size, type and wattage. If a light fixture is rated for a 60 watt bulb and you use a 100 watt bulb, you can create a short circuit and a possible fire hazard.
MAINTENANCE AND REPAIRS Tenant is required to promptly notify Ricci Realty Property Management of all needed repairs. Failure to inform Ricci Realty Property Management of water leaks or any condition that may result in damage to the property will cause tenant to be held liable for damage that results! Tenants must notify before making any repairs.
MAINTENANCE PERSONNEL Maintenance personnel are contract employees of our company; consequently, we do not control their work hours. Standard Work Hours are Monday to Friday 9am to 5pm. Repairs are assigned in order of priority. Please advise us if a repairman does not arrive or if the work is not completed in a professional and satisfactory manner. If you require a special appointment time with a repairman and it results in the repairman billing us an extra fee, you will be billed the amount that exceeds the regular service fee. Some problems may cause you inconvenience or discomfort but may be something that can wait until the next normal working day. Routine repairs will normally be accomplished within 3-5 working days.
MOVE-IN INSPECTION REPORT At the time you sign your lease, you will be provided a Property Checklist. This report is designed to protect your security deposit. To ensure that you are not charged for any wear that exists when you take possession, it is very important that you provide our office with a detailed list of discrepancies. If there are window coverings included, list whether they are drapes, curtains or mini-blinds. You are responsible for completing and returning the Property Checklist within five (5) days after occupancy. After that time it will be understood that there are no discrepancies. Complete your Property Checklist, retain a copy for your files and mail us the original. Do not telephone the information to us. When returning your Property Checklist, please provide us with your new home phone number and work phone number(s). List needed repairs on the separate form provided to you. Cosmetic repairs may not be completed, but those that affect your health or safety will be made as quickly as possible.
MOVE-IN / PICKING UP KEYS Call the office to schedule your lease signing. Your first month’s rent must be paid at the time you pick up keys. If your move-in date is on or before the 16th of the month, you must pay the pro-rated rent shown on your lease. If your move-in date is after the 16th of the month, you must pay the pro-rated amount, plus the rent due for the following month. Pet deposits must be paid prior to move-in. Checks for prorated rent, first month’s rent and pet deposits must be paid in separate checks.
MOVE-IN PICTURES We take move-in pictures of the property’s condition. If you would like a copy of the pictures for your records on CD Rom, the cost is $10.00.
MOVE-OUT PROCEDURES In accordance with your lease agreement, a move-out inspection of your home must be completed before any refundable security deposit can be refunded. The move-in inspection will be used as a reference at move-out. Call us at 633-3600 for a move-out appointment at least ten (10) workdays prior to your desired move-out date. Move-out inspections will be performed Monday thru Friday, between 10 a.m. and 4 p.m. (except on holidays). If the property is not ready for inspection at the appointed time and the inspector is required to make another trip or appointment, you will be charged $35.00. Approximately thirty days before move-out, you will be provided a detailed checklist to assist you in preparing for move-out. This inspection and the inspection performed by the maintenance department after your move-out will determine any charges against your security deposit or you. Utilities must be on during inspection. Tenants are not permitted back on the property after vacating.
NO SMOKING Smoking is not allowed inside the property due to cigarette burns in carpet, on counter tops etc. and the need for extra preparation for painting. We will rent to tenants that smoke, but we require them and their guests to smoke outside.
OCCUPANTS Everyone who lives in the property must be named on your lease agreement. If you wish to add an additional occupant, they must be approved though the office first, and added to your lease. It is our Policy that a guest staying with you longer than 21 days is no longer considered to be a guest but a roommate. We must know who is occupying the property so if the person is eighteen (18) years of age or older, then the person must fill out our rental application, pay a $40.00 application fee and be submitted for approval by Ricci Realty Property Management. Tenant(s) must abide by the decision of Ricci Realty Property Management whether another person or persons can be added to the Rental/Lease Agreement. Failure to do so may result in termination of your lease.
OFFICE HOURS Monday – Friday 9:00 AM to 5:00 PM Our property management department is closed on weekends and some holidays, but our sales department is open Monday through Saturday. Sales agents cannot resolve repairs or administrative problems. They may contact a Property Manager to handle emergency repairs only. You will be advised to contact property management personnel during normal business hours.
We have 24-hour Emergency maintenance service. Should a serious maintenance problem arise when the office is closed, we have provided an answering service to take your messages and direct them to the proper staff member.
Non-Emergency calls will result in additional Penalties and fees assessed to tenant.
PARKING OF VEHICLES Please DO NOT Park or clean vehicles on grass areas around the home. Major vehicle repair is not allowed in the garage, driveway or on the street in front of the home. No inoperative vehicles will be kept on the premises without permission of Landlord.
PERIODIC INSPECTIONS Periodic property surveys of the interior/exterior are conducted during the lease to ensure that the property is being properly maintained and/or to report to the owner regarding necessary repairs. Pictures will be taken in order to document conditions. We provide this service to our owners to keep them up-to-date concerning the condition of their properties. A move out inspection will be conducted AFTER you have vacated the premises. Pictures will be taken for documentation purposes. If Tenant is notified of an inspection by the landlord and fails to leave keyless deadbolt unlocked, or fails to control pets, or otherwise prohibits Landlord or Landlord’s Agent access for said inspection, Tenant will be charged $35 per occurrence. Tenant will also be in violation of the lease, and landlord can exercise remedies set forth in the lease agreement. If Landlord or Landlord’s Agent must re-inspect for Tenant’s lease violation, Tenant will be charged $35 inspection fee per occurrence.
PEST CONTROL Any pests, including insects and rodents, not reported in writing within the first 30 days of the lease, will be assumed to have entered the property after the start of the lease. You are responsible for keeping the property free of all pests (ants, roaches, fleas, ticks, silverfish, scorpions, rodents etc.) except Wood-Destroying insects. Pesticides and other chemicals are to be stored safely, out of the reach of children and pets.
PETS Because some owners do not allow pets, contact our office before acquiring any. Failure to do so is a violation of your lease. Also our properties have restrictions on number, size and type of pets. Pit Bulls, Bull Terriers, Doberman Pinschers, Rottweilers, Boxers, Bulldogs, Chows, and/or other breeds trained for attack purposes are not permitted unless you provide proof of liability insurance coverage and the owner agrees in writing. No pets may be kept on the property without management’s written authorization. Please inform your guests that this rule also applies when they visit you. Any Unauthorized pets found on a property can result in eviction and/or an initial $100 and a $10 per day charge per pet. Pets include fish in aquariums larger than ten gallons and birds.
PHONE NUMBERS You are required to provide the office with your work and home telephone numbers, (including non-published numbers) and you must notify the office of any changes in those numbers.
RAIN GUTTERS In order to prevent damage to eaves and cornices, the gutters, if any, are to be cleared of any and all debris on a regular basis. Gutters must be cleaned immediately prior to move-out.
REFERRALS If you refer someone to us to BUY, RENT, SELL, or have Property Management within the company, we will give you a $50.00 Gift Certificate!
REFRIGERATORS Some of our owners DO NOT warrant refrigerators. (Check your lease agreement). If the property came with a non-warranted refrigerator and it becomes inoperable, it will be your responsibility and expense to repair. Repair of a unit at your expense does not make it your property. If you choose to replace the unit, please contact our office so we can annotate our records and arrange removal of the unit. For your protection, do not dispose of an inoperable unit without written permission from Ricci Realty Property Management. Do not store the refrigerator where small children may have access or climb into the unit.
RE-SCHEDULING APPOINTMENTS We always try to contact tenants either by phone or by mail before we enter the property. Sometimes there are problems setting up inspections and scheduling maintenance. Consequently if you reschedule an appointment, you will be charged a $25 rescheduling fee. If you break or reschedule 2 appointments, we will use a key. The lease agreement gives us permission to enter the property after trying to contact you.
RETURNED CHECKS The consequences of a rent check being returned to us for nonsufficient funds (NSF) are costly. After receiving an NSF check, we will no longer accept your personal check for payments of future rents. If your rent check comes back NSF, it is as if the rent has never been paid. At that point, it costs you a $35.00 NSF check fee, plus the late charges printed in your lease. Once we have informed you that your check was returned NSF, you have 24 hours to make your NSF check good with a money order or cashier’s check (no personal checks). Failure to do so will leave us no option but to deliver a “Notice To Pay or Quit” (an eviction notice demanding that you pay immediately or move). This is a legal step we must take to protect the owner’s rights and will cost you an additional $25.00. We realize that at times an NSF check is the result of a bank error. If this is the case, you must provide us with a letter from your bank stating it was their error in order for us to continue to accept your personal checks. The $35 NSF fee must still be paid regardless of the reason.
SEWER STOPPAGE Your lease agreement clearly states that the tenant is responsible for the cost to correct plumbing stoppages and sewer stoppages caused by the tenant’s use. If the sinks or sewer line needs augering due to a stoppage caused by tenant’s misuse, the tenant will be charged the full expense. If the stoppage is due to a collapsed line or if tree roots cause sewer line breakage, the owner will be responsible for the charge.
SIGN & LOCKBOX If the sign or lockbox is not removed in a few days after your move in, please call the office to have them pick up. Thank You!
SMOKE ALARM Your safety is very important to us. Tenant will test the smoke detector within one hour after occupancy and inform Ricci Realty Property Mgmt. immediately if smoke detector is not working properly. In order to test the smoke detector, it is necessary to push the “push to test” button on the detector for about 5 seconds. If operating properly, the alarm will sound. Smoke Alarms are for your safety, please test them every thirty days and replace batteries if necessary. Normally the smoke alarm will emit a beeping sound when the batteries are losing their charge. It is the tenant’s responsibility to replace the batteries. If a smoke alarm still doesn’t work, call Ricci Realty Property Management, for repair or replacement.
THERMOSTAT Do not switch your thermostat quickly from COOL to HEAT or from HEAT to COOL. First switch the unit to off and wait until unit stops running and then switch to heat or cool. Failure to do so may cause permanent damage to your unit and could result in a charge to you for repair and/or replacement.
USE OF ATTIC Tenant may not enter or use attic for storage and will be responsible for any damage caused by disregarding this regulation.
UTILITIES PHONE NUMBERS Unless your lease indicates otherwise, utilities are the responsibility of the tenant. Listed below are the telephone numbers to call to have utilities turned on. City Water Board 744-2233 So-Cal Edison 1-800-310-2355 Gas Company 1-800-427-2200 SBC Phone Services 1-800-310-2355 Waste Management 637-3010 Gas, Electricity & Garbage Collection - Gas & Electricity deposit is $90 to $200 Depending on size of living unit. If you are in the city, trash pick-up is automatic; the fee is included in the Utility Bill. Sewage disposal fees are collected according to water consumption.
VIOLATION NOTICES We spend a great deal of time notifying tenants of lease violations and following up on lease violations to make sure that they are corrected. Consequently, we charge a $20.00 fee for sending a lease violation notice.
Examples of lease violations are: not maintaining the yard, not changing and/or using the correct A/C filter, not maintaining batteries in smoke alarm or following other stipulations listed in the lease agreement or in these lease rules and regulations.
WALLS Please do not use sticker-type hangers, since the adhesive is difficult to remove from the wall. We suggest you use “bulldog” type picture hanger when hanging pictures. This type of hanger leaves a smaller hole and creates less wall damage. If you have questions about items that are heavy or difficult to hang, please call the office. Mirror tiles, contact paper, wallpaper or other wall coverings with adhesive backing are not permitted without our prior written consent. If you wish to change existing wallpaper, please contact the office first for written approval. You are responsible for removing nails and repairing any damage to wall or ceilings.
WASTE DISPOSAL Toxic waste such as oil, antifreeze, batteries and solvents must be disposed of in accordance with the rules and regulations set forth by the city/county. Garbage must be placed in proper containers in accordance with city and/or county policy. Garbage cans must be stored out of sight to the public when not set out for pick-up.
WATER AND ELECTRICITY SHUT OFF Tenants are required by the lease agreement to know the location and operation of the main water cut-off valve and all electric breakers and how to switch the valve and breakers off at appropriates times to mitigate any potential damage to the property. You can purchase a key to operate the water cut-off valve on the water meter at any of the major hardware stores or at our office.
WATER SOFTENER If your rental home is equipped with a water softener, tenants are required to maintain the salt levels in the salt tank, so the unit will operate properly.
WATERING YARD AND FOUNDATION It is crucial to water the yard and the foundation of the property. Foundations are prone to shifting because our soils shrink and swell due to moisture changes, including drought. This means we must water our foundations as well as our yard. When watering the yard, be certain that the sprinkler is putting water against the base of the foundation. During extended dry periods, in order to prevent damage to the foundation and walls, the foundation must be watered for 30 to 45 minutes at least once a week. Make sure you are watering uniformly around the entire foundation. If the soil is pulling way from the foundation, you are not watering enough along the house. During drought conditions, refer to your local water company to determine what “Stage Restriction” you are currently under and watering time and dates for your address. Stage I and Stage II Water Restrictions both allow for sprinkler watering at least one specified day each week. Soaker hoses and hand watering is allowed at specified times.
WEB SITE We have a web site where you can down load forms and submit maintenance requests. The web site address is www.riccirentals.com
YARD MAINTENANCE (Not Applicable to all Tenants) Some Tenants are responsible for yard maintenance which includes watering, cutting grass, weeding, reseeding if needed, trimming trees and shrubs, fertilizing the yard, trees, shrubs and flowers. Grass must not be higher than 6 inches. The area around the driveway, sidewalks, curbs and gutters are considered to be part of the yard and need to be kept free of weeds, grass, and leaves.
PROCEDURES FOR REQUESTING MAINTENANCE All requests for repairs must be made during normal business hours. (9:00 am - 5:00 pm Monday - Friday). We do not have maintenance personal standing-by evenings, weekends and holidays. If you have a valid emergency that can not wait until the next business day, call 745-7318 and follow the instructions for an emergency repair. Please submit all repair requests, including phoned-in emergency repairs, in writing. You can also submit repair requests through the website at www.riccirentals.com.
MAINTENANCE EXPENSE/SERVICE CALLS In accordance with your lease, you may be responsible for a portion of each service call. You will not be charged for repairs made to structural items, unless caused by a malicious or improper act. STRUCTURAL • Roof leak due to normal wear and tear • Load bearing walls • Water penetration • Fireplaces and chimneys • Floors NON-STRUCTURAL • Swimming pools and mechanical equipment • Air conditioning and heating repairs • Appliance repairs • Plumbing repairs • Sprinkler repairs • Gas lines • Electrical systems If our repairman reports that a problem was caused by your negligence, you will be billed the total expense of the repair bill. If you call a repairman, we cannot reimburse you for the amount of the bill. In addition; if you call a repairman, work is to be performed only by a licensed repairman only. Deficient work will result in tenants being billed for correction of improper work performed.
EMERGENCY REPAIRS DETERMINE IF IT IS AN EMERGENCY OR A NON-EMERGENCY ITEM. After hours service calls for non-emergency repairs will be billed to the Tenant. Few problems are classified as emergencies. Only the following emergency calls will be handled after normal office hours. Emergency repairs (as defined below) should be reported immediately. A. FREE FLOWING WATER that cannot be turned off and may result in damage to personal property and the home. B. ELECTRICAL PROBLEMS, which may result in, complete loss of power, possible fire and damage to the home and contents. C.BACKING UP OF THE SEWER LINE, which may create health hazards. D.NO HEAT when temperature is below freezing. E. EXTERIOR DOOR LOCKS not working causing the property to be unsecured. Maintenance problems in the following category ARE NOT CONSIDERED TO BE AN EMERGENCY and will not be acted on until the next business day. Please do not expect a return to normal service sooner. • Air conditioning problems • No hot water • Broken windows • Homes with two (2) complete bathrooms – toilet stoppage in one of the bathrooms • Refrigerator Lack of air-conditioning or heat, (unless temperatures are forecast to be below freezing) is not considered to be an emergency. However, Ricci Realty Property Management will make diligent effort to have the problems rectified as quickly as possible. NON-EMERGENCIES, PLEASE CALL DURING OFFICE HOURS: 9:00 a.m. – 5:00 a.m. Monday – Friday Non-Emergencies include non-working dish washer, non-working oven, no hot water etc. A work order will be immediately written for you. Normally, For NON-EMERGENCIES, maintenance personnel will not be able to make an immediate appointment. Be sure to call the maintenance person if you are unable to keep the appointment. Failure to show will possibly mean a charge to you. If no action is taken within 3-4 days, call Ricci Realty Property Management. We will contact the maintenance personnel to determine the cause of the delay & inform you as to when service can be expected. If there is still a problem after a recent repair has been completed, call Ricci Realty Property Management. (Recent repair is defined as any repair made within the last 60 days.) If you fail to report this and there is further damage, you may be responsible for the cost of the damage.
IT IS THE RESPONSIBILITY OF THE TENANT TO REPORT ALL REPAIR / MAINTENANCE PROBLEMS Failure to do so can mean Tenant may be responsible for damages:
Inform Ricci Realty Property Management immediately of any and all: • Signs of mold in the property. • Toilet & faucet leaks and any plumbing backup • Electrical problems • Heating & air-conditioning problems • Inoperative smoke detectors • Faulty appliances (Included in Rental Agreement) • Roof leaks • Gas leaks • Broken windows & doors • Any other unsafe or damaging condition 30 • Major pest control items such as bees, cockroaches, mice, rats, termites or other infestations.
TENANTS WILL BE RESPONSIBLE FOR TRIP CHARGES AND/OR REPAIR COSTS: • If there is a service call and the problem is a tripped breaker. • When oven is on time bake and is not defective. • When sewer stoppage is caused by tenant(s) placement of debris in line such as toys, tools, diapers, rags, sanitary napkins, excessive toilet paper, etc. (Owner is responsible for broken lines) • If the Tenant fails to report necessary repairs. • If the Tenant fails to meet a repair person at an assigned appointment and there is a vendor charge. If the tenant locks a repair person out although a key is authorized. • If the Tenant reports a repair which does not require service. • If the Tenant changes lock or locks and does not provide office with 2 keys. Tenants will also be charged $35 PLUS the cost of re-keying locks. • If the Tenant prevents property management personnel from gaining access to property for showing to prospective tenants, repairs, inspection or any reason for which property management personnel may lawfully enter the property.($35 per occurrence) Plus Tenant will be in violation of the lease and landlord can exercise remedies set forth in the lease agreement. • For replacing doors, jambs, broken glass and/or windows unless the Tenant provides a Police Report detailing that the cause of the problem was forced entry by others. • If the tenant does not furnish the keys when vacating, the Tenant will be charged the cost for re-keying of the property.
TENANTS WILL • NOT wash draperies. Call Ricci Realty Property Management for instructions on all window coverings. • NOT perform electrical work (this does not include changing light bulbs or batteries). • NOT change walls, woodwork, flooring, landscaping of the property without permission from Ricci Realty Property Management. • NOT perform repairs of any type unless authorized by Ricci Realty Property Management. • NOT store items next to the furnace or water heater. • NOT park on the grass. Park more vehicles than is authorized in the lease agreement, or keep inoperative vehicles on the premises without permission from Ricci Realty Property Management. • NOT deduct any unauthorized or pre-authorized maintenance expense from the rent. • If Ricci Realty Property Management authorizes you to perform any maintenance, you must submit ALL receipts for reimbursement.
We reserve the right to make changes in our lease rules and regulations From time to time we find the need to make changes in our Rules and Regulations, due to revisions of the California Property Code, City Codes or changes in our Policy and Procedures
If you have any questions regarding your lease, do not hesitate to ask. If there is any way we can assist you, please feel free to call or visit us at the office. We need and appreciate your business, and our staff will do their utmost to resolve problems to your satisfaction. Our goal is to always provide you with efficient, courteous service. We wish you a very pleasant stay and look forward to a mutually satisfying relationship.
THANK YOU FOR LEASING FROM US! Ricci Realty Property Management 616 East Chapman Ave. Orange, CA 92866 714-633-3600 www.riccirentals.com
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