Badger Properties

(919) 833-9145

Tenant Manual

For

Badger Properties

Rental Properties

Welcome!

Welcome to your new home. We at Badger Properties are pleased that you chose one of our rental units. We strive to provide high quality properties and hope you will work with us to maintain the quality of our properties.

We have put together this manual to answer the most frequently asked questions. Please contact us with any questions or concerns you may have.

Once again – Welcome Home.

Matt Leonhard – Property Manager

Janet Leonhard – Property Manager

Introduction:

This manual is intended as a general reference; all terms of your lease will supercede these guidelines. The terms of your lease will be discussed at the time the lease is signed. If you have any questions regarding your lease, please contact Badger Properties.

Leases:

Lease terms and conditions vary, but in general most leases are 1 year in length. For our student housing, they typically run from August 1^st through the last week of the following July. Your lease will detail the rental payment amount, late fees, security deposit and the responsibilities of both you and Badger Properties.

Move-in Procedures:

Prior to turning over the unit to you, a Badger Properties Manager will do a “walk-through” with you. The purpose of this is to acquaint you with the operation of the appliances, heat, A/C and other features of the unit. At this time we will also fill out a pre-move-in inspection form. Although we thoroughly inspect and clean our units prior to turnover, there may be defects, damage or stains existing prior to your moving in. These must be detailed on the pre-move-in form to avoid your being responsible for their repair. A sample form is included in appendix A at the end of this manual.

At the conclusion of the walk-through, you will be given any keys that are required and these will be detailed on the pre-move-in form. These will need to be returned at the end of your lease during the move-out inspection.

If the lease requires you to pay the utilities, you will need to contact the following prior to moving in. Failure to do this may result in a disconnection of services.

Electric- Progress Energy 919-508-5400 (Raleigh area)

1-800-452-2777 (outside Raleigh area)

http://www.progress-energy.com/index.asp

Natural Gas – PSNC 1-877-776-2427

http://www.scana.com/psnc energy/default.htm

Water – City of Raleigh 919-890-3245

http://www.raleigh-nc.org/finance/Water/newwater.htm

Phone – Bell South 1-800-626-9149

http://www.bellsouth.com

Cable TV – Time Warner 1-866-4TWCNOW

http://www.twcnc.com/

If your utility is not listed or you live outside the Raleigh area, please contact Badger Properties or consult the yellow pages.

Rent Payments:

Typically rent is due on the 1^st of each month. A 5 day grace period is usually included. Please be sure your rent payment is postmarked by the 5^th of the month to avoid any late fee charges. Late fees are typically 5% of the monthly rent (i.e. a $1000 rent payment would have a $50 late fee). Should anything prevent you from making a timely payment, please contact Badger Properties as soon as possible to discuss the matter. Badger Properties maintains a strict late-fee and eviction policy (described later in this document).

Rent payment should be made out to Matt Leonhard and sent to the address provided at move-in.

Rent payments must be in either personal check, Money Order or Cashiers Check. Cash is not accepted. Rent payments more that 10 days late MUST be in either Money Order or Cashiers Check. No personal checks will be accepted after 10 days.

Maintenance:

Report any maintenance issues to Badger Properties as soon as you notice them. Please be aware that failure to report maintenance issues such as water leaks (which may cause additional damage) will result in the repair charges becoming your responsibility. Badger Properties is not responsible for loss of service from the utility company. Please contact them directly.

Unless otherwise stated in your lease, the tenant is responsible for:

Maintaining the unit in a clean and safe manner

Replacing light bulbs

Normal yard work (mowing, raking leaves, snow removal) unless other arrangements have been made

Changing furnace filters bi-monthly (supplied by Badger Properties)

Trash removal (to curb)

Telephone connections

Cable TV connections

If you are unclear about these or unable to meet these responsibilities, please contact us.

Pets:

Unless otherwise stated in the lease, pets are not allowed. Should you wish to have a pet, please contact Badger Properties to determine if this is allowed and any pet deposit & fee may apply. Any damage cause by pets is the responsibility of the tenant.

Failure to comply with lease terms:

As mentioned, the responsibilities of the tenant and Badger Properties are detailed in the lease. Failure to meet these terms will result in action being taken (in accordance with NC state laws) to force compliance or terminate the tenancy.

Non-payment of rent

The most frequent violation is failure to pay rent. Shortly after the rent due date (typically the 6^th of the month) you will receive a “Notice of rent due – 10 day notice”. This will inform you that you must pay your rent within the 10 day period or legal action will be taken. Payments made more than 10 days after the due date must be in Money Order or Cashiers Check. No personal checks will be accepted after that point.

Should the rent not be paid before the expiration of the 10 day period, a “Summary Eviction” process will be initiated. At that time a $25 service charge and court costs (currently $60) will be added to your account. Any additional legal actions (writ of possession, demand for money owed etc…) will include court costs and an additional $25 service charge per incident.

Early termination of the lease:

You are responsible for completing the terms of the lease. If for any reason you are not able to comply, please contact Badger Properties as soon as possible to discuss the situation.

Other Fees:

Unless otherwise stated in your lease, the following fees will apply:

Lost Key……………………………………………………………. $25

Locked-out requiring re-keying……………………………………. $65

Service charge per incident for legal action (Eviction etc…)…….. $25

Late rent fee…………………………………………………………Greater of $10 or 5% of rent

NSF Charge………………………………………………………….$25

Lease Renewals:

If you have met the conditions of the current lease, Badger Properties will contact you prior to the end of the lease to determine your desire to renew your lease. An appointment to discuss any new terms or upgrades and sign the new lease will be made at that time. For our student housing, this will usually occur in the January-February timeframe. If you know you will not be renewing you lease, please let Badger Properties know as soon as you know. At any rate, you MUST communicate your desire not to renew your lease to Badger Properties at least 30 days prior to the end of the lease. Failure to do so will cause the lease to become a Month-to-month lease requiring a 30 day notice.

Move Out Procedures:

Before vacating your unit, you must have a move-out inspection. This guide shows you the steps needed to make your inspection a success!

MAKING AN INSPECTION APPOINTMENT

Call in for your inspection at least one week in advance to avoid scheduling conflicts. Inspections will normally be made during the hours of 8:00 a.m. and 4:30 p.m. Monday through Friday. Inspections will be made on Saturday or Sunday only if it is the end of the month. It is to your advantage to be present at the inspection.

PREPARING FOR YOUR INSPECTION

To receive your full security deposit, you must restore your unit to the condition it was in when you moved in, less normal wear and tear. Make sure that the following has been done before your inspection:

1. Rent must be paid in full!

2. Empty your unit of all personal belongings

3. Your unit must be cleaned using the checklist as a guide.

4. Utilities for which you are responsible must be left on until your lease expires. This means if you leave a day or two early, you must have the meter read on the day following the last day of your lease.

GENERAL INFORMATION

All keys must be returned at the time of the inspection. DO NOT GIVE KEYS TO THE NEW RESIDENTS. Any keys not returned at the time of inspection will result in a lock change at your expense.

Deposits are returned within thirty (30) days after your lease obligation has been fulfilled and with satisfaction of all rent and other charges. Be sure to provide a forwarding address at the time of the final walk through. One check will be written for the entire amount refunded. Roommates should make arrangements with a manager if you wish to have multiple checks written.

CARPET CLEANING

The carpet must be professionally cleaned (NO RUG DOCTORS). A receipt must be shown at the time of inspection. May, July, August and December are busy for other apartment complexes thus the carpet cleaning companies may be in high demand. If you are moving out in one of those months, we suggest you reserve a carpet cleaning company ahead of time. Cleaning the carpet is the last item to be done before inspection, since placing furniture on wet carpet may leave dents and dirty marks and may require you to re-clean. Failure to have carpets cleaned will result in a $100 fee charged in addition to the cost of the carpet cleaning.

CLEANING CHECKLIST

The following items will be checked at the time of the inspection. Please be sure that you have checked each and every item carefully. If everything is complete, no cleaning fee should be deducted from your deposit. Let's work together to make your inspection a success!

IN GENERAL

Make sure to clean the following:

Floors

Carpets – professionally cleaned

Ceilings, walls, corners, baseboards and heat registers (remove spider webs)

Windows and sills

Blinds

Light fixtures; replace bulbs if needed

Ceiling fan blades and lights

Casings around all doors

Light switch and electrical outlet covers

Clean inside all cabinets and drawers, wipe down exteriors

Clean countertops and sinks

Defrost Refrigerator(s), clean inside and out (include doors and shelves) and clean rubber gaskets around both doors (remove crumbs)

Clean dishwasher; including inside trays and racks and outside of door, especially edges

Clean stovetop (lift up stovetop and clean underneath.), under burners and burner drip pans, oven (including racks), and broiler pan and drawer

Remove all knobs and clean

** IF YOU HAVE A SELFCLEANING OVEN DO NOT USE OVEN CLEANER **

Clean Range Hood and wash filter; Clean and check light - replace bulb if needed

Clean exhaust fans in bathrooms

Clean bathtubs/showers, doors, chrome and walls (Leave no residue - test with your hand)

Clean commodes completely

Wipe down towel racks, soap dishes, and toilet paper holders

Clean and test smoke detector

Clean thermostat

Appendix A – Sample Move-in / Move-out form

INVENTORY AND CONDITION OF LEASED PREMISES: PRE-LEASE

Lessor/Landlord: Badger Properties

Lessee/Tenant: ______________________________________

Address of leased premises: _________________________________________________

________________________________________________________________________

Term of Lease:

Begin date: _____________________________

End date: _____________________________

The purpose of this form is to catalogue all furniture, furnishings, fixtures, appliances,

and personal property upon/in the leased premises that Tenant is responsible for returning

in as clean and good condition as on the day of commencement of the Lease, normal

wear and tear excepted. In addition, the condition of the premises should be noted when

appropriate, including newness and/or condition of carpet, paint, etc.

Landlord should catalogue the presence of, and check and note the condition/working

condition of each item in the leased premises. Tenant shall then review and check all

listed items, immediately after Tenant moves in, indicating agreement or disagreement

with Landlord’s assessment, and adding comments as necessary. Tenant shall then sign

this document in acknowledgment of the terms hereof and of the presence and condition

of the catalogued items, including the following:

Landlord assessment Tenant assessment (check, or give reason)

[item] [condition] [agree] [disagree & reason/comment]

________________________________________________________________________

Inadvertent exclusion of any item from this catalogue does not relieve Tenant of the duty

to use the item reasonably and return it in same condition as at inception of this lease,

normal wear and tear excepted.

Tenant has reviewed this document and agrees that in consideration of the use and

possession of the catalogued items during the term of this Lease, Tenant has checked all

items and found them to be present and in the same condition as indicated by Landlord,

or else has noted any discrepancy. Tenant further agrees to return said items at the

expiration/termination of this lease as discussed above. Tenants, if more than one, agree

that signature by one Tenant suffices for agreement by all Tenants.

Signature of Tenant: ________________________________ Date: _________________

Print name: ________________________________

Signature of Tenant: ________________________________ Date: _________________

Print name: ________________________________

Signature of Tenant: ________________________________ Date: _________________

Print name: ________________________________

Signature of Tenant: ________________________________ Date: _________________

Print name: ________________________________

Signature of Tenant: ________________________________ Date: _________________

Print name: ________________________________

Signature of Property Mgr: ___________________________Date: _________________

INVENTORY AND CONDITION OF LEASED PREMISES: POST-LEASE

Lessor/Landlord: Badger Properties

Lessee/Tenant: ______________________________________

Address of leased premises: _________________________________________________

________________________________________________________________________

Term of Lease:

Begin date: _____________________________

End date: _____________________________

This catalogue should be compared to the Pre-Lease catalogue at the expiration or

termination of the Lease. Each item in the Pre-Lease catalogue should be noted below,

and its present, post-lease condition noted. If the post-lease condition differs from the

pre-lease condition for reasons other than depreciation by reasonable wear and tear, this

should be noted. Tenant should then state agreement or disagreement with the new

assessment.

Landlord assessment Tenant assessment (check, or give reason)

[item] [condition] [agree] [disagree & reason/comment]

________________________________________________________________________

TENANT SIGNATURE

Tenant has reviewed the premises and the above notations made by the Landlord. By signing below, Tenant warrants the accuracy of the above assessments, or disagrees with those assessments as noted by Tenant in the above spaces.

Tenants, if more than one, agree that signature by one Tenant suffices for signature by all

Tenants.

Signature of Tenant: ________________________________ Date: _________________

Print name: ________________________________

Signature of Tenant: ________________________________ Date: _________________

Print name: ________________________________

Signature of Tenant: ________________________________ Date: _________________

Print name: ________________________________

Signature of Tenant: ________________________________ Date: _________________

Print name: ________________________________

Signature of Tenant: ________________________________ Date: _________________

Print name: ________________________________

Signature of Property Mgr: ___________________________Date: _________________

Appendix B: Damage Charges:

RECEIVE YOUR FULL DEPOSIT BACK WHEN YOU MOVE!

This list is provided at move‑in and move‑out so you are aware of the typical cost of property damage, and so you can avoid these expenses and do what is necessary to get all your deposit back. Actual charges may vary.

Cleaning (not done by you)

Refrigerator $35

Stove top or oven $25‑$50

Kitchen cabinet or countertop $20

Kitchen or bathroom floor $30

Bathtub/shower $25

Toilet $25

Carpet cleaning or deodorizing $100‑$150

Extensive cleaning $75 per hour

Damages

Remove crayon marks $25

Small/large nail hole repair $10‑$35

Replace interior/exterior door $150‑$500

Replace sliding glass door $200-400

Replace faucets $50

Replace bathroom mirror or cabinet $50‑$75

Replace shower heads $15

Replace toilet $175

Replace garbage disposal $100

Replace countertop $250‑$450

Repair window pane $75‑$150

Replace blinds $75

Replace tile/linoleum $300‑450

Missing Items

Replace light bulb $1.50

Light fixture globe $15

Light fixture $50

Electrical outlet/switch $5

Electrical cover plate $2

Replace key $2

Replace shower curtain $10

Replace refrigerator shelve $25

Replace oven knob $8

Replace window screen $25

Additional Charges

Replace door lock $25

Replace curtain rod or towel bars $20

Replace smoke detector $40

Remove junk and debris $75/ Hr.

Fumigate for fleas $150

Replace fire extinguisher $40

Replace thermostat $75

Remove wallpaper $150

Repaint wall $50

Vacuum entire unit $50

Clear drain stoppage $75

Fence replacement $25 per foot

Resident agrees that subject to the conditions above, the deposit will be refunded in full within 30 days after

vacating premises. It's understood that the above amounts are minimum charges.

Resident(s): ____________________________________________________________ Date: ________________