Login to your tenant portal to submit maintenance requests. Please fill out the form with as much detail as possible and include picture if possible. This will help us address your maintenance issue more efficiently. 

For after hours emergency issues, please call our Maintenance Center

Tenants can pay their rent online or they can mail in their payments. The most convenient way to pay rent is through the tenant portal.

Making a payment by ACH/E-check is free (no fees). Simply enter your routing number and checking account number. Our software is highly secure, so you can have peace of mind when paying online.

Also through the tenant portal, tenants can pay with debit/credit cards, however, please be aware that there is a 2.9% processing fee involved in paying with this method. We recommend only using this option in cases where you might be late paying rent and these fees would be less than accrued late fees/notice fees.

Lastly, cashier’s checks or money orders can be mailed to our mailing address. Please note payments do have to be received by the due date to avoid late fees.

To ensure that you get the most back from your security deposit, you will need to fulfill the requirements of your lease. Please read your lease carefully so that you understand our expectations for the terms of the lease and the care of your apartment. If you plan on moving out after the terms of your lease have been fulfilled, we do require a 30-day notice to vacate. 

When you move out, any damages beyond normal wear and tear that weren't listed on the move in inspection will be assessed, and any charges for damages, cleaning, repairs, etc will be deducted from your security deposit. Tenants can reference the Move-out Packet they received upon providing their 30-day notice. Tenants should review the Cleaning Checklist and leave your apartment clean and damage free. If we have to hire a professional cleaner, those charges will be deducted from your security deposit.

Rent is due on the 1st day of the month. A small grace period is provided to tenants. Late fees will be assessed on the 5th of the month if payment is not received by the 4th. Please note that when rents are not paid on time, we are required to start the eviction process. Delivering an Eviction notice will incur a $25 Notice Fee in addition to the late fees.

When tenants don’t pay their rent on time it may delay the property’s ability to pay property mortgages or service providers triggering fees to the owner which are covered by tenant's late fees.

If you cannot pay your rent by the 1st, you do have a small grace period of 4 days. If you haven’t paid your complete balance by the 4th, as outlined in your lease, you’ll be charged late fees starting on the 5th along with possible eviction proceedings. If you find yourself in a bind, we suggest you contact us about your situation and your plans to get rent paid as quickly as possible.

When unable to pay rents on time please consider some additional options for coming up with the funds to pay rent in order to avoid eviction proceedings. Please consider getting a loan from family, friends, employer or your financial institution, or speak with your church or social programs. Other options might be paying the rent with your credit card until you receive the funds. Credit card payments do have a 2.9% processing fee but this can still be a lot better option than late fees and eviction proceedings. Either way, finding a solution for paying your rent is something you will need to figure out within your own network.

In the case of a life-threatening situation call 911 first! If you are safe and no personal harm is imminent, call 208-524- 6653 immediately and there is an option for our after hours maintenance center that can assist you.

Our definition of an emergency situation is a dangerous situation or a problem that could cause major building damage, like a flood, fire, electrical hazard, safety issue, or no heat in the winter.
If a tenant neglects to report damages, the tenant could be liable for the cost of the damage. Regular maintenance requests like dripping faucets or broken dishwashers are not considered emergencies. For non-emergency types of issues submit a maintenance request online in your tenant portal so that we can schedule our maintenance worker to take care of your issue.

Please call a local locksmith to come let you in. Management does not offer locksmith services. Calling a locksmith can usually charge around $30-$60.

Near the end of your lease (about 60 days) you will receive a renewal offer from management that will be emailed to you to review. Tenants can choose to renew their lease for another term length or go month-to- month after they have fulfilled their first lease agreement in good standing. However, there are certain terms and conditions that do apply with the different options, so please refer to your offer letter or call us if you have questions.

We do understand that unexpected situations can come up in life. So, we would like to work with you so that you are able to move out if necessary. Normally, tenants have two options for getting out of a lease early. These options are addressed in your lease contract.

First, is the Early Lease Cancellation option. We will help you get out of your lease by listing the unit, and processing applications in order to find a qualified applicant to lease your apartment. The future tenant would have to go through the application process and qualify under our standards. When they are approved and sign a lease with us, their lease will take the place of your lease so you can move out. Please note that you will be responsible for paying a re-leasing fee to cover the cost of management re-leasing your unit, and you would be responsible for all rents until a new tenant is placed and their lease begins.

The second option is that you may pay a Lease Buyout fee, which is generally the equivalent of 2.25 times the amount of monthly rents.

A 30-days notice is still required under either option. Each option would still qualify you for the return of your security deposit.

If you have to move please provide a written 30-day notice to [email protected] Failure to provide a full thirty (30) day notice can result in penalties.

Many tenants believe the Landlord’s insurance will cover their belongings. This is NOT true. Renter’s insurance is a huge safeguard when it comes to protecting your belongings. However, renter’s insurance is also MUCH MORE than coverage for your belongings. If a tenant accidentally leaves a pot on the stove and it starts a fire or their sink overflows and floods the apartment. It is the tenant that is responsible for such damages.

Renters insurance is an insurance policy, carried by the tenant, which generally provides coverage for the tenant’s personal property and liability from accidental injuries to guests and property damage. Renters insurance is very affordable and is available from all major insurance companies. You can often get great discounts if you use the same company as your car insurance company. Yes, Renter's insurance is required. Please verify with your insurance agent what events are covered with your policy. You must show proof of coverage before your move-in date. Canceling your policy during your lease term will result in a default of your lease and may lead to eviction proceedings. You can provide proof of insurance to management by having your agent email proof of coverage to [email protected]

Tenants are responsible for pest control within the unit. A few insects or bugs seem to a part of normal life, however, some pests breed in dirty and/or crowded environments with good hiding places, so the first step is always to keep your home clean and clutter free. If you need resources for pest control, please contact management for suggested ways to treat specific bugs problems.

Please contact management if you can't seem to get the bugs under control. Always contact management if your apartment has any signs of bedbugs or cockroaches. In treating these stubborn bugs we may need to use chemical or heat treatments as the best option for getting rid of the bug problem. Please be advised that in some cases where the pest issue is due to tenants environment, you may be charged for the expense of the treatment.

Due to limited staff, we recommend tenants email us when possible.