Your most important question is how we can help you.
Maybe this is the first time you’ve been on your own, or maybe it’s just time to move somewhere new. No matter why you’re interested in a rental property, you’re sure to have plenty of questions and we’d be happy to be your answer.
Arbors Management works to ensure our tenants can enjoy dependable services, excellent treatment, and a safe place to call home. To help you get started, we’ve provided the answers to some of our most frequently asked questions. For more specific questions regarding current listings or affordable housing options, please contact us directly.
What kinds of properties does Arbors Management offer and how long are normal lease terms?
Arbors Management offers a variety of residential and business property types. These include single-family homes, apartments, townhomes, condominiums, and commercial properties. Typically a residential lease term is one (1) year and a commercial lease term is (5) years, however a lease term is whatever you and the landlord can agree upon.
What is the normal security deposit and what utilities will I pay for?
The security deposit is typically one month’s rent for the unit you are interested in. There are exceptions, and sometimes owners will run specials for leasing. The utilities you pay for will depend on the unit, but some of properties include all utilities while others have you pay for certain utilities. Contact Arbors Management directly to learn more.
What must I do and provide in order to rent a property from Arbors Management?
In order to become a tenant, you must pass five screening qualifications, as well as fill out all of the required paperwork with addenda, as well as pay the rent and security deposit before moving in. We also pull a credit report on all applicants. The specific screening qualifications are:
- Credit Screening
You must meet certain credit criteria (which becomes tougher as the rent amount increases), and the results are broken into three tiers. The first tier is Accept, which means you must pay the first month's rent and security deposit to move in. The second tier is Low Accept, which means you must pay the first month's rent, last month's rent, and security deposit to move in. The final tier is a Decline, meaning you are not accepted as a tenant.
Arbors Management will ask you about your criminal histories and make a decision based on your response. Our criminal policies uses factors such as the severity of the crime (felony, misdemeanor, and petty/summary) and length of time since the offense to form a judgement. You may contact Arbors Management directly to learn more.
Arbors Management will pull the local district justice records to see if the you have ever had a complaint filed against you as a tenant. If you have had an eviction in the last five (5) years, or another type of judgment in the last three (3) years, the application will be denied.
In order to be approved, you must make three (3) times the monthly rental amount. This is based on either gross wage earnings (if you are employed by a company/business), or net income (if you are self-employed). Income is verified either by using two recent pay stubs or by using last year’s tax return with two recent bank statements. Arbors Management will also accept an offer letter from a company if you are switching jobs or just moving to town.
Arbors Management will contact your current and previous landlords to ensure you left in good standing. Based on the response, we will decide whether or not to accept the application.
Will I have my own real estate agent during the process of finding a home?
We have licensed Leasing Specialists that are designated to the properties and work for the property owner.
How are maintenance requests handled, including those made after hours?
Arbors Management accepts and addresses maintenance calls during regular business hours. In the event of an after-hours call (i.e. after 5pm on weekdays and/or on the weekends), maintenance requests are submitted to our answering service. We then evaluate these after-hours calls to determine the nature of the request and the response:
- If it is an emergency, a vendor is dispatched immediately to address the issue.
- If it is not an emergency, the request is handled the next business day.
How is rent collection handled? What happens if I fail to pay?
Rent is (typically) due to Arbors Management on the 1st of the month, and is considered late after the 5th. If you have not paid by the 10th of the month, a late letter is sent out, followed by phone calls around the 20th - 25th of the month. If you have still not paid by the first week of the second month, Arbors Management will begin the eviction process by filing at the local district justice's office.
May I have pets?
Each property we manage has different rules about pets. Please ask the Leasing Specialist if pets are allowed at the property you are interested in.
Who manages each property and who performs the maintenance?
Arbors Management designates one property manager to oversee each property, while all maintenance is performed by the most skilled and reputable vendors possible. When maintenance is scheduled, we will notify you of the vendors schedule (estimated time for arrival and completion) and if anything needs to be done in anticipation of their arrival.
Do you accept Section 8 vouchers?
Yes, some properties that we manage do accept section 8 vouchers, and some of the properties we manage are subsidized (government assisted) properties. Please contact us directly to learn more.