by Jennifer Taylor | Sep 8, 2026 | Blog, Featured Posts, Tenant Education, Tenant Resources
As the summer heat winds down and the crisp autumn weather comes in, it is crucial to prepare your living space for cooler days. This fall maintenance checklist is the best way to keep your home comfortable and your utility bills low.
Doing a few simple things now will ensure your space stays warm, functional, and trouble-free all fall and winter long. Here is your quick checklist that you can complete this weekend to transition your apartment for fall.
Step 1: Dial In Your Heating & Thermostat
The first step on any fall maintenance checklist is testing your heating system. Before the first real cold snap hits, give your heater a quick test run to ensure everything is working smoothly:
- Do a Test Run Early: Turn your heater on for 10-15 minutes on a cool evening (before you need to use it daily). If you notice any strange noises, short-cycling, or a complete lack of heat, submit a maintenance request so we can get it serviced before the seasonal rush.
- Understand the Initial Smell: It is completely normal for a smell of mild “burning dust” to appear the first time you turn your heater on for the year. This is just the dust that has settled on the heater over the summer burning off, and shouldn’t last more than 20-30 minutes.
- Keep Vents & Radiators Clear: Ensure furniture, rugs, and drapes are at least 12 inches away from any baseboard heaters, radiators, or air vents. Blocked vents force your system to work twice as hard and create a safety risk.
Step 2: Seal Out Drafts Without Damaging Your Unit
Drafty doors and windows can be some the biggest sources of heat loss in homes. The good news is you don’t need permanent alterations to keep the cold air out:
- Use Draft Stoppers: Place fabric draft stoppers or door snakes at the bottom of exterior doors or drafty interior doors.
- Thermal or Insulated Curtains: Swap out those lightweight sheer summer curtains for heavier thermal drapes. This traps heat inside, especially during those cold nights. Don’t be afraid to open them up on sunny days to let the natural warmth in!
- Check Window Seals: Ensure all windows are shut tight and fully latched. A window that is unlocked can leave a tiny gap at the top, allowing cold air to stream in.
Step 3: Clear & Protect Balconies and Patios
Autumn winds and sudden early freezes can damage outdoor furniture or even create safety hazards:
- Bring In Temperature-Sensitive Items: Bring outdoor plants inside before nighttime temperatures drop below the 50s. Clean off patio furniture cushions and store them indoors to extend their lifetime.
- Disconnect Garden Hoses: Disconnect any garden hoses if your unit has a private patio or outdoor spigot. Leaving a hose connected through freezing temperatures can trap water in the pipe, causing it to burst inside the wall.
- Secure Loose Decor: Autumn winds can easily blow light patio items off balconies or porches. Keep railings clear and store lightweight items that may blow away inside.
Step 4: Prevent Moisture & Maintain Indoor Air Quality
With windows closed more often, humidity management becomes essential for preventing condensation and maintaining healthy air quality:
- Use Ventilation Fans: Always run bathroom exhaust fans during showers and leave it on for 10-15 minutes afterward to draw out any excess moisture. Use the range hood fan while cooking on the stove.
- Watch for Window Condensation: If you see water droplets accumulating inside your windows, wipe them down immediately. Excess moisture can damage window sills and promote mold growth.
Need Assistance? We’re Here to Help!
Completing your fall maintenance checklist is one of the best ways to keep your apartment comfortable and avoid seasonal emergencies, but you don’t have to navigate property care alone.
At Arbors Management, we provide hands-on, hassle-free and dependable property management services in Western PA, West Virginia, and Ohio that set a new standard for the industry. Whether you’re a rental property owner or an investor looking for a full-service property management company, our expertise ensures that your investment thrives and your unique needs are our top priority.
Contact us today to see how we can help you and your property.
by Jennifer Taylor | May 19, 2026 | Blog, Featured Posts, Tenant Education
First-Time Renter? Here’s Everything You Need to Know.
Being a first-time renter can be incredibly exciting, but it can also feel overwhelming. There is much more that goes into renting an apartment or house than just picking a place and moving in.
To help you navigate the process and ensure you have the best renting experience possible, we’ve created this comprehensive guide breaking down the 5 key things all first-time renters should know before signing on the dotted line.
1. Calculate the True Cost of Renting (Beyond the Sticker Price)
Almost always, the sticker rent price you see online is not the actual monthly cost of living at that property. To avoid unwanted financial surprises, look beyond the surface and budget for these common hidden rental expenses:
Initial Moving Expenses:
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- Application fees, background check fees, and security deposits (usually equal to one month’s rent) are standard upfront costs.
Monthly Utilities:
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- While some apartments include utilities in the rent, many do not. Be prepared to pay separately for electricity, water, gas, internet, and trash removal.
Property Maintenance:
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- While landlords generally handle large repairs (like a broken HVAC unit), you are typically responsible for regular upkeep and minor maintenance, such as changing lightbulbs and smoke detector batteries.
Parking Fees:
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- Depending on the area, you may have to pay an additional monthly fee for a designated parking spot, street permit, or garage access.
Amenity Fees:
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- Some properties charge extra “community fees” for access to luxury amenities like a pool, fitness center, or clubhouse.
2. Prepare Your First “Rental Resume” Ahead of Time
The rental market can move fast. First-time renters often lose out on their dream properties simply because they don’t have their paperwork ready. To beat the competition, have these three documents prepared to go:
Proof of Income:
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- Gather your most recent pay stubs, W-2 forms, or an official employment offer letter showing you meet the income requirements (usually 3x the monthly rent).
Credit Score History:
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- Landlords will check your credit score. If you have a thin credit history or a low score, consider finding a trusted guarantor or co-signer to back your application.
Personal & Professional References:
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- Because you don’t have a rental history from previous landlords, gather a list of character references from employers, professors, or colleagues.
3. Use an Apartment Touring Checklist
When you go to an open house or a private viewing, don’t just look at the aesthetics. Avoid future headaches by actively testing the functionality of the space:
Test the Basics:
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- Turn on the faucets to check the water pressure and hot water, flush the toilets, and check your cell phone signal strength in different rooms.
Outlets & Layout:
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- Count the electrical outlets to ensure they fit your electronics layout. Pro-tip: Measure the doorways to guarantee your furniture will actually fit through them on move-in day.
Day vs. Night Vibe:
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- If possible, drive by the neighborhood at night. A street that looks quiet at 2:00 PM on a Tuesday might become incredibly loud, dark, or congested over the weekend.
4. Decode Your Lease Agreement Before Signing
A lease agreement is a legally binding contract, not just a set of online “terms and conditions” you can scroll past and mindlessly click “accept.” Especially as a first-time renter, read every page carefully and look for the following:
Accuracy:
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- Double-check that all names, dates, and contact information are spelled correctly. Verify the exact start and end dates of the lease.
Maintenance & Repair Policies:
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- Note who pays for what, how to submit emergency maintenance requests, and the expected turnaround time for fixes.
Property Rules & Restrictions:
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- Look for strict policies regarding overnight guests, pet fees/restrictions, and what modifications you can make to the space (e.g., hanging TVs, drilling holes in walls, or painting).
5. The Golden Rule: Protect Yourself with Insurance and Documentation
The renting process doesn’t end when you get the keys. Protect your finances and your security deposit by taking these two final steps:
Invest in Renter’s Insurance
Your landlord’s insurance only covers the physical building, it does not cover your personal belongings. Renter’s insurance is incredibly affordable (often just $10 to $20 a month) and protects your clothes, electronics, and furniture in the event of theft, fire, or water damage.
Document the Move-In Walkthrough
Before you bring a single box into your new home, walk through every room and take detailed photos and videos of the existing condition of the property. Note any scratches on the floor, stains on the carpet, or chipped paint. Send a copy of these notes to your landlord. This ensures you won’t be wrongfully charged for pre-existing damage when it’s time to move out and claim your security deposit.
Looking for your first rental home? Let us help you!
See our available Multi-Family properties here, and Scattered Site properties here
by Jennifer Taylor | Mar 25, 2026 | Blog, Low Income Tax Credit Housing, Owner Resources, Project Based Section 8 Housing, Tenant Education, Uncategorized
The Best Spring Cleaning Guide
This winter was a rough one, especially in Pittsburgh. Now that the snow is melting, it’s the perfect time to give your rental property a refresh. In order to help you get your security deposit back as well as enjoy the warmer months, we’ve put together the best spring cleaning checklist for you to follow.
Universal Tasks For Any Home
To start, these simple tasks work for every type of home, from Steel City apartments to suburban townhomes.
The “Fridge Reset”
- Pull all drawers and shelves out and wash them in the sink with warm, soapy water. While those are drying, throw out old/expired food and wipe down the exterior. Just like that, your fridge feels brand new.
Shower head Descaling
- Improve your water pressure without calling maintenance! Tie a bag of vinegar around your shower head overnight. Then, in the morning, scrub and rinse with dish soap to remove mineral buildup.
Light fixture dusting
- Brighten your rooms for free. Dusting your light bulbs and fixtures allows more light to filter through, which will make your rental feel cleaner and brighter instantly.
Apartment Spring Refresh Checklist
If you’re living in a multi-unit building or a smaller flat, focus on these high-impact areas.
Balcony/Patio sweep
- Clear the cobwebs and dust from outdoor nooks. As a result, your outdoor space will be ready for the first warm Pittsburgh evening.
Cabinet De-Greasing
- In many apartments, kitchen grease tends to float up and settle on the tops of cabinets. To combat this, wipe the area down with warm soapy water to remove the residue.
- Quick Tip: Place wax paper down after cleaning. Next spring, you can simply peel and replace it with no scrubbing required!
AC intake cleaning
- Wipe down the metal grated and slats of the air conditioning intake. This provides cleaner, dust-free air and helps your unit run more efficiently during those humid PA summers.
Townhouse & Single-Family Home Spring Cleaning
For those with a bit more square footage, don’t overlook these exterior and entryway zones.
Outdoor Living Wash
- If you have a private deck or patio, wash the railing and flooring with dish soap and water. It’s the best way to prep for grilling season.
Entryway “Salt-Strip”
- Western PA winters mean road salt. In order to clear that salt residue, give your entryway a deep sweep as winter grime can also damage flooring.
Window Clearing
- Wipe down the inside of your windows and similarly, clear the window track of debris. As a result, maximum sunlight will shine into your space, highlighting your hard work.
As you’re refreshing your space for the warm season ahead, don’t forget the essentials: test those smoke detectors & check out your HVAC filters. While a clean unit is great, a safe and efficient one is even better.
Once your spring cleaning checklist is complete, you can finally jump into summer with total peace of mind!
If you’ve outgrown your current space while cleaning it, we can help! Check out our current listings.
Contact Us
by Nicole Scimio | Apr 11, 2025 | Blog, Featured Posts, Owner Resources, Property Management Education, Tenant Education, Tenant Resources, Uncategorized
What Are the Consequences of Breaking a Lease?
By: Brady Merkle
What is a Lease?
When renting an apartment or home, the future occupants and the landlord will need to sign a lease before move-in.
A lease agreement (lease) is a legal document that binds parties to an agreement in which the resident is required to pay to live in housing provided by the landlord. The lease specifies the terms and conditions that both parties must adhere to for a specified period.
Here at Arbors, our lease signing process takes place online for the majority of our market rate units!
Once an applicant has been approved, our management team will send over the lease to the resident through our online portal. This allows our residents to sign and agree at their convenience – it’s simple and easy!
What Does “Breaking a Lease” Mean?
Sometimes the agreements made in a lease are not always followed, whether it be the fault of the occupant(s) or the landlord. When this occurs, it’s called “breaking a lease.”
Breaking a lease means that a party terminated the agreement before the end date of the specified term. The most common lease break is when a tenant moves out of the rental before the end of the lease.
Other instances of lease-breaking can include property damage, failing to pay rent, etc.
It’s also important to note that there is a difference between ‘violating’ and ‘breaking’ a lease.
A violation is less severe and occurs when one of the parties does not adhere to a specified portion of the lease. Examples include not maintaining housekeeping standards or disrupting other residents’ enjoyment of the property (ex: playing loud music late in the evening).
Multiple lease violations will often result in the landlord evicting the renter from the home.
What are the Consequences of Breaking a Lease?
While different management companies or landlords may have different penalties in place, breaking a lease often has financial and/or legal consequences.
For example, if a resident breaks their lease, the landlord may withhold the security deposit and charge additional fees.
Oftentimes, landlords charge fees in order to recuperate the unforeseen loss of income they incur with an unexpected move-out.
Additionally, fees can be charged to cover the cost of repairs for any damage caused to the unit.
These fees are typically depicted in an early termination clause within the lease.
Are the Consequences the Same with Every Landlord?
Every lease is unique. The fee structure may differ from one apartment, landlord, or property management company to another.
If you’ve rented from more than one landlord, you’d likely see differences between those leases if compared.
It’s crucial for all parties to thoroughly read and understand each lease they sign. Never assume that all rental agreement terms are the same!
All parties being on the same page will help avoid confusion and conflict.
Regardless of the structure of the agreement, a serious violation or multiple small violations of the lease can result in eviction from the property.
Will Breaking a Lease Hinder My Ability to Rent in the Future?
The application and approval process that many landlords conduct include credit checks and inquiry about rental history. This often includes references from the applicant’s previous landlord(s).
When the landlord of the unit you’re applying for reaches out to any of your previous landlords, any break of lease or unpaid rent may be revealed through their conversation.
A lease break or eviction is arguably the most significant red flag for landlords during the applicant screening process, often leading to denial.
All in All…
It is crucial for both parties to thoroughly read, discuss, and understand all of the terms of the lease at hand.
Whether you are a renter or landlord, be sure to honor the lease that you signed to the absolute best of your ability.
It’s the right thing to do, and it’ll save you from dealing with legal, financial, and even social repercussions.
If you’re unsure about a portion of your lease, talk to your landlord. They are there to work with you and want you to understand your lease!
If you have any other questions about leases or property rentals, we’d be happy to chat!
Reach out to us here at Arbors Management, Inc. at 800-963-1280 or Monroeville@arbors.com.
by Nicole Scimio | Feb 24, 2025 | Blog, Investment Rental Property, Tenant Education, Tenant Resources
Is Renters Insurance Worth It? Why or Why Not?
By: Trisha Jester
What Is Renters Insurance?
If you’ve ever rented an apartment or home before, you’ve likely run into the phrase “renters insurance.” Renters insurance is often required when renting a dwelling place; what exactly is it, though?
Renters insurance is an affordable way for you to protect your personal belongings in the event that there should be some type of emergency in your unit or building. Just like any other type of insurance (medical, car, homeowners, etc.), it is designed to protect and benefit the policyholder, should any emergency under the umbrella of coverage occur.
Is It Required When Renting an Apartment or House?
Here at Arbors Management, yes, renters insurance is required. Our market-rate units require that you obtain a policy for the safety of both the resident and their belongings as well as sometimes insuring the property. As mentioned in the definition, in the event that there is an emergency in the building or the resident’s unit, the resident’s renters insurance policy will cover the cost of personal items lost in said emergency.
What about for residents in Section 8 or Affordable Housing? The United States Department of Housing and Urban Development (HUD) does not permit us to make renters insurance mandatory on our Section 8 side, but it is highly recommended. Unfortunately, emergencies can happen at any property at any time. Because of this, it’s strongly encouraged to secure protection of your personal belongings, even in Affordable Housing.
While we can’t speak for other landlords, you will likely find that most landlords require renters insurance across the board. No matter who you rent from, be sure to inquire with your property manager about their policies on the matter.
Am I Responsible for Securing the Policy Myself?
Yes, you are responsible for securing it yourself. This is a personal policy that the resident is responsible for, not the landlord. While it may feel like a hassle, these policies are generally inexpensive. Oftentimes, policies cost less than $150 per year! The great thing, though, is that this relatively low expense can cover thousands of dollars of loss.
In order to obtain renters insurance, you can reach out to your current insurance agent that handles any other policies you may have. If they are unable to obtain a policy for you, they will likely be able to put you in contact with someone who can. You can also reach out to your landlord, as they may already have an agent that you can work with.
It also is important to note that your policy goes with you! If you move out of the apartment you originally purchased insurance for, you can transfer it to your new address. Be sure to reach out to your agent during your move to have your policy updated!
What are the Risks of Not Having Renters Insurance?
While securing a policy for your rental may seem unnecessary, there are risks in not doing so. Unfortunately, if your landlord has a fire or water break in the building that leaks into your unit and your belongings get damaged, the landlord’s insurance will not cover your personal losses. The landlord’s insurance will only cover the building structure itself.
Along with loss, you could potentially face fees for not securing a renters insurance policy. As mentioned above, Arbors Management, along with the majority of other property management companies and landlords, require residents to obtain a policy. If residents fail to do so, they could incur penalty fees, eviction, or even a lawsuit from management.
So, Is Renters Insurance Worth It?
Absolutely – renters insurance is worth much more than the small annual fee you pay. Depending on the policy, you could also have coverage for a hotel stay if there is damage to your unit that leaves you displaced. Most landlords won’t pay for your displaced housing, so having that backup is crucial.
Depending on your policy, other structures you have may also be covered such as a storage unit that you rent. For example, my son lived in New York City and had renters insurance. A storage unit he rented in Pennsylvania was broken into and had many items stolen; his renters insurance cut him a check for his lost items. With that, it’s also important to take photos of your personal items. These photos will provide you with evidence and an inventory of your items in case you suffer a loss.
If you have any questions about renters insurance or if you’re an investor looking for a reliable property management company in Southwestern Pennsylvania and surrounding areas, we’re here to help. Reach out to us at monroeville@arbors.com, 1-800-963-1280, or through this contact form to book a free consultation today!
by Nicole Scimio | Jun 20, 2024 | Blog, Investment Rental Property, Low Income Tax Credit Housing, Owner Resources, Project Based Section 8 Housing, Property Management Education, Tenant Education
The Differences Between Market-Rate and Affordable Housing
If you’ve been involved in the housing industry for any period of time, you’ve probably heard the terms “market-rate housing” and “affordable housing.” But what exactly is the difference between the two? Don’t worry, we’ll break it down for you.
Market-Rate Housing
Market-Rate Housing is also known as conventional housing. This just means that the property does not have any type of subsidy, and the resident pays the full amount of the rent that is determined by the market.
Attributes of Market-Rate Housing:
- The lease terms are customizable
- No restrictions on additional services and fees you are able to provide to the tenant
- You can non-renew a lease for any reason
- The rent is not guaranteed (residents may or may not pay, might be late on rent)
- Late payments/refusal to pay could lead to eviction
- You can create your own screening criteria
- There’s no limit on the rental amount that you can charge
- Rent is dictated by what someone is willing to pay for the unit
If you want to check out our available market-rate properties, click here.
Affordable Housing
Affordable Housing is also known as subsidized housing, meaning that the property is receiving a subsidy from a governmental agency whereby the resident is only responsible for a portion of the rent. This portion of the rent that they owe is typically based on their income.
Attributes of Affordable Housing:
- Lease terms are subject to the agency issuing the subsidy
- The rental subsidy payments may be subject to property inspections from the agency
- You are limited in reasons for non-renewing a lease
- The rent is guaranteed by the agency issuing the subsidy
- Your screening criteria is also dependent on the agency that’s issuing the subsidy
- The rental amount is dictated by the agency that’s issuing the subsidy
- There are income restrictions for residents to qualify
If you want to learn more about the different types of Section 8, check out this blog post.
If you want to check out our available affordable housing properties, click here.
All in All
Whether the property is market-rate or affordable housing, our primary goal is still the same: to provide safe and habitable housing for all of our residents, as well as professional management services to meet our clients’ goals for any property that we manage.
We have 40+ years of expertise in all aspects of housing in and around the Pittsburgh area, Western Pennsylvania, and West Virginia, so if you have any questions, feel free to contact us!
The Best Spring Cleaning Guide
