TenantHandbook

12/15/2016

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TableofContentsWhenYouFirstMoveIn………………………………………………………....... 3GeneralRulesandRegulations………………………………………………….. 3InAndAroundtheHome…………………………………………………………..6Maintenance,DamageandRepair……………………………………………. 7CleaningandHowTo’s……………………………………………………………… 9MovingOut………………………………………………………………………………. 10Emergencies…………………………………………………………………………….. 12

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Welcome!

WhenyoufirstmoveinGettoKnowYourHomeWhenyoufirstmovein,locatethebreakerboxandnotethelocationoftheGFIbreakerplugsinthebathroom(s),kitchen,andgarage.Alsonotethebreakersforthestove/oven,furnace,andairconditioner.Alsolocateyourgasshutoffvalve.LocatingtheWaterShut-OffFortheHomeThereisusuallyawatershutoffvalvelocatedinthebasementofthehome,ifithasone,oritmaybeinautilityroom.Ifyoucan’tfindit,thereisalwaysawatershutoffvalveoutatthestreet.Alsofindtheshutoffvalvesforsinks,toilets,andthewaterheater.Locatingtheseitemsnowmaypreventorminimizewaterdamagelater.

GeneralRulesandRegulationsThisTenantHandbookispartofyourleaseagreement.TheHomeYouhaverentedahome,sopleasecareforitasyourown.Duringthetermofthisrentalagreement,youareresponsibleforthehomeandyard.Yourobligationsaresimilartothoseoftheowner,andyouareexpectedtocareforandmaintainthepremisesaccordingly.RentalPayments

1 Allrentsaredueandpayableinadvanceonthefirstdayofthemonth.Yourleasemayhaveagraceperiod.Theeasiestandmostconvenientwaytopayyourrentisonline,throughourfreeelectroniccheckpayservice.Youmayalsopayviacheck,cashier’scheck,ormoneyordermadepayableto:

RhinoPropertyManagement659W.6960S.Midvale,UT84067

2 Regardlessofthemethodofpayment,itisyoursoleresponsibilitytomakesureyourrentpaymentisRECEIVEDinourofficenolaterthanthelastdayofyourgraceperiod,ifyouhaveone.Allpaymentsreceivedafterthegraceperiodwillbesubjecttolatefeesaccordingtoyourleaseaswellasa$35serviceofnoticefeeifanoticehastobeserved.

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3 Youmayalsopayinperson,MondaythruFriday,9:00amto5:00pm.4 Anyrentspaidlatemustbeincertifiedfundsandallapplicablelatefeesmustbe

includedwithpayment.Nopersonalcheckswillbeacceptedafterthelastdayofyourgraceperiod.

5 TheamountofanyNSF(nonsufficientfunds)checks,plusaNSFfeemustbepaidincertifiedfundswithin24hoursofnotification.Ifthereturnedcheckmakesyourrentpaymentlate,additionalfeeswillalsobedue.Allamountsduemustbepaidinfullatthetimeofnotification.

ContactPhoneNumbersandEmailAddressesAlltenantsarerequiredtohavetelephoneaccessibilityandtoprovideRhinoPropertyManagementwiththeirhome&cellphonenumbers.Acontactemailaddressmustalsobeprovidedforeachleaseholder.30DayWrittenNoticeAthirtyday(30)writtennoticemustbegiventoRhinoPropertyManagementATLEAST30dayspriortotheexpirationofyourleaseagreementifyoudoNOTwishtorenewtheleaseforanother12monthperiod.Thewrittennoticeisrequiredevenifyouintendtovacateattheendofthecurrentleaseterm.Thenoticemuststate:

1 Thedateyouwillturninthekeystoouroffice2 Yournameandcurrentrentaladdress3 Yourforwardingaddress

Anychangetoyourinitialwrittennotice(ie:changeofmoveoutdate)needstobere-submittedinwritingtoassureweareabletoaccommodatethechange.KeysandLocksAlterationsorreplacementoflocks,installationsofbolts,knockers,mirrorsorotherattachementstotheinteriororexteriorofdoors,evenifitiswirelessorhasacodeinsteadofakey,requireswrittenapprovalofRhinoPropertyManagement.Youmustalsoprovideuswith2keystoeachlockyouareallowedtochange.RhinoPropertyManagementmayaccessthepremisesandre-keyanytimeaccessisdenied,andchargethecosttotheTenant.Ifmailboxkeysareneeded,theymaybeobtainedfromthelocalPostOffice.Youmayneedacopyofyourleasetoprovideproofofresidence.Condominium/HomeownerAssociationsTenantisresponsibletoobtainacopyofthecondoorhomeownerassociation,restrictivecovenantsordeclarationandrules,intheeventtherentalpremisesaresubjecttotherules,regulations,covenantsandrestrictionofthecondominiumorHOA.Tenantagreestoabidebyallapplicablerulesandregulations.A$40processingfeewillbeassessedforallnoticesfromHOA.ShouldRhinoPropertyManagementorthepropertyownerreceivenotificationfromtheHOAofviolationoftherules,regulations,covenantsorrestrictionsthecauseofwhicharetheresult

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ofthetenantsfailuretomaintaintheirrentalhomeproperlyoranynoticeofviolation,thecauseofwhichisdirectlyattributabletothetenants,thetenant’sguestorinvitees,thenthetenantisresponsibleforthecostofcuringtheviolationincludinglegalandattorneyfees,courtcosts,feesfines,penalties,cleaning,travel,photos,etc.Disturbances,NoiseandNuisanceAlltenantsandguestsareexpectedtoconductthemselvesinawaythatwillnotoffendordisturbtheneighborsorcommunity.Anyactivitythatcausesextremeorexcessivenoise,trafficordisturbanceofanykindmaybecauseforeviction.FirearmsFirearmsmustbekeptsecuredonthepremises.MoveinConditionRentingahomeisnotlikerentinganapartment,therearenomaintenancementohandleworkorders.Youareresponsibleformaintainingthehomeandallofit’ssystemsingoodworkingorder.Anytenantneglectwillbefixedandchargedtothetenant.PeriodicPropertyInspectionsRhinoPropertyManagementwillconductperiodicinspectionsofthepremisestonoteit’scondition.Youwillbenotifiedofdeficiencies,ifany,thatarethetenantresponsibilityandyouwillalsobeinstructedtocorrectthedeficiencyinatimelymanner.FailuretocorrectdeficienciesonceyouhavebeennotifiedisabreachoftheRentalAgreementandgroundsforeviction.GuestsAreasonablenumberofguestsmayoccupythepremiseswithoutpriorwrittenconsentifstayislimitedto7consecutivedaysorless.Onlythosepersonslistedontherentalagreementhavepermissiontooccupythepremises.Youareresponsibleforthebehaviorofanyandallguests.Allportionsofthisagreementalsoapplytoyourguests.EmergenciesAnemergencyexistswhendangerispresentorpropertydamagehasoccurredorisabouttooccur.Inmanycases,whatatenantconsidersanemergencyisnottrulyanemergency.Toreportanemergencycallourofficenumber:801-810-6612.Usethatsamenumberafterhourstogettheemergencyline.Ifyouremergencyconsistsoffire,orsimilaremergency,pleasenotifythepropertyauthoritiesbycalling911beforecallingRhinoPropertyManagement.

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Ifthereisamajorwaterleak,immediatelyturnoffthewatersupplytothepremisesandcontactRhinoPropertyManagement.Ifthereisagasleak,immediatelyturnoffthegassupplyvalveandcontactQuestarGasat:800-767-1689.PetsNopets,animals,snakes,birds,etc.ofanykindareallowedonthepremises,regardlessofwhethersuchpetoranimalisownedbytenantorguest,unlessyouhavespecificwrittenpermissionfromRhinoPropertyManagement.Intherentalagreement(apetaddendum),andtenanthaspaidthepetfee/deposit.ShouldRhinoPropertyManagementfindthatapetisbeingorhasbeenkeptonpremiseswithouttherequiredpermission,apetfeewillimmediatelybeassessedandinaddition,thenon-compliancemaybeconsideredgroundsforeviction.Novisitingpetswithoutpriorwrittenpermission.Tenantwillbechargedfortherepairofanyandalldamagecausedbyapet.Havingapetisaprivilegeandpermissiontohavethepetonthepremisesmayberevokedatanytimewithoutterminatingyourleaseagreement.SmokeDetectorsChecktomakesurethesmokedetectorsareoperationaluponmovein.Iftheyarenot,notifyRhinoPropertyManagementimmediately.Pleasecheckthebatteryregularlyandreplacethebatteryassoonasyounoticeitisdead.Disablingasmokedetectorisaviolationofyourleaseandthelaw.DONOTDISABLETHESMOKEDETECTORATANYTIME.Alarm/SatellitePleasemakenoadditionalorauxiliarysecurity/alarm/video/satellitedishinstallationatthepropertywithoutpriorwrittenpermission.AnynecessarywrittenauthorizationmustbeprovidedforManagement’sapproval.Thesecurity/alarmcodemustbeprovidedtoManagementwithin48hrsoftheactivationofthesystem.

InAndAroundTheHomeCircuitBreakersCircuitbreakersmoveslightlywhentripped.ItmayappeartobeONwhenithas“tripped”.TheGroundFaultInterrup(GFI)breakerorswitchdetectsevenslightvoltagechangesandcutsthepowerduringfluctuations.Theyareusuallylocatedwhereawatersourcemaybepresent,suchasbathrooms,kitchens,exteriorplugs,basements,andgarages.Ifyoulosepowertoa

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plugnearawatersource,itisusuallytheGFIcircuit.MostGFIsthatarelocatedatthebreakerboxaremarkedwitharedoryellowbutton.ManyhouseshavetheGFIattheoutlet.TheremaybemorethanoneGFIpluginthehouse.Ifthese“pop’or“trip”,resetthem.PestControlPleasereportapestproblemwithinyourfirst2daysofpossession.Ifnotreportedinwriting,itisagreedthatthepremiseshavenoinfestationofanykind.Anyfutureinfestationofanykind,lesstermites,isconsideredtenantresponsibility.Tenantwillbechargedforanydamagecausedbyuncontrolledpests.Painting,Decorating,etc.Ifyouwanttochangethehousedécorinanyway,pleaseputyourproposalinwritingandsubmitittoManagementviayourtenantportalalongwithasampleofthepaintordrawingoftheproposedwork.Ifapproved,youwillreceivewrittenconfirmation.Allworkmustbedonebyalicensedandinsuredvendorandthevendormustprovidecopiesoftheirinsurancedocuments.Tenantsarenotallowedtomakealterationssuchastheseontheirown.Thechangesormodificationsarethetenant’sresponsibility.Thecostofreturningthepropertytotheoriginalcondition,ifany,istheresponsibilityofthetenant.WindowCoveringsIfwindowcoverings:blinds,curtains,etc;areprovidedatmoveinforyourconvenience,itistheresponsibilityofthetenanttomaintaintheminacleanandundamagedconditionandtoreplaceanywindowcoveringsatthetenant’sexpenseshoulddamageoccur.

Maintenance,DamageandRepairSystemFailuresAllsystemsareingoodworkingorderwhenyourentthehome.Itisthetenant’sresponsibilitytomaintainandrepairallsystems.All“breakdowns”,systemfailuresandstructuraldefectsmustbereportedtoManagementimmediately.Ifurgentrepairisneeded(i.e.,hotwaterheaterleaking),tenantisresponsibleforstoppingfurtherdamagefromoccurring,ifpossible.Ifthereisaleak,stopthewatersourceimmediately.Iftheproblemiselectricalorgas,turnoffthebreakerorgasvalveuntiltherepairmanarrives.HVAC(Heating,Ventilating,AirConditioning)SystemsAllHVACfiltersneedtobechangedquarterly.DamagetotheHVACunitcausedbyfailuretochangethefilterswillbechargedtothetenant.TheA/Creturnventsshouldbekeptclearofobstructionsuchasfurnitureandclothing.Keepthecondensationdrainlinecleanandclearofobstructions.Theareaaroundthecondenser(outsideunit)shouldalsobekeptclearofgrass,debris,andotherobstructions.

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LawnsandGroundsTenantisexpectedtocareforthelawnandgrounds,keepingtheminasgoodaconditionorbetteraswhenyoutookpossessionofpremises.Thiscareincludesregularlycuttingthegrass,wateringandfertilizingthelawn,trimmingshrubs,edgingdrivewaysandsidewalksandcurbs,andtreatinglawnsforpests.Tenantisrequiredtoreportanyconditionwhichcancausedamage,permanentortemporary,tothegrounds.PlumbingSystemsTenantisresponsibleforkeepingallsink,tub/shower,lavatory,andtoiletdrainlinesclear.Donotallowanyonetodepositanythingintotheplumbingsystemortouseitforanypurposeotherthanforwhichitwasdesigned.Sanitaryproducts,diapers,diaperwipes,condoms,cottonswabs,coffeegrounds,cookingfatsoroilsarenottobeflusheddownanytoiletorothersinkordrain.Tenantwillberesponsibleforanydamageorstoppageunlessitwascausedbymechanicalfailureoftheplumbingsystem.WaterbedsTenantisprohibitedfromusingwaterbedsattherentalpropertyever.Don’task.WasherandDryerHookupsCheckallhosesandwasherstopreventorcorrectleaks.Checkthewallsandfloorbythewashingmachineregularlyforevidenceofleaks.Keepdryerventandlinttrapclearoflintorotherbuildupasthiscancauseafire.Tenantisresponsibleforanydamagecausebylackofwasheranddryerhookupsconnections.GarbageDisposalsGarbagedisposalsshouldnotbeusedforbones,celery,onionskins,greasyitems,orpotatoskins.Ifthemotorbuzzes,turntheswitchoff.Somethingmaybejammingtheblades.Verifythattheobjectjammingitisn’tsomethingthatshouldn’tbeplacedinthedisposalsuchasabottlecaporkitchenutensil.Clearwhateverisjammingtheblades.IFthereisnobuzzingorhummingbythemotorwhenyoufliptheswitch,thereisusuallyaresetbuttononthebottomorsideofthedisposalmotor,pressit.Almostalldisposalissuesarefromitemsputintothedisposalthatshouldn’tbe.Tenantisresponsibleforallchargestorepairorreplacedisposalduetomisuseorabuse.

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CleaningandHowTo’sRhinoPropertyManagementdiligentlyworkstoprovideyouwithaclean,wellmaintainedhomewithallthemechanicalequipmentoperatingproperly.Aproperlymaintainedhomeisateameffortinvolvingthepropertyownerwhokeepsstructuralandmechanicalmaintenanceuptodate;themaintenancedepartmentwhokeepsarecordofnecessarymaintenance;andthetenantwhokeepsthepropertyclean,performsnecessaryregularmaintenanceandpromptlyreportsanystructuralormechanicalfailuretotheManagementcompanyinatimelymanner.CleaningStandards

1. Keepwindowsandstormdoorsclean,insideandoutside;interiorcleaningatleastonceaquarter,exteriorcleaningeverysixmonths.Besureandcleaninbetweenwindowsandscreens.

2. Cleandust,dirtanddebrisfromtheupperandlowerslidingglassdoortracks.3. Cleanstove,drippans,underdrippans,ovenracksanddrawer,broilerpan,hood,filter

andvent.4. Mopvinylandlaminatefloors.5. Dustbaseboards,windowsills,windowgrids,topsofwindows,ceilingfans,doors,ceiling

andcornersoftheroom.6. CleanHEAT/ACgrateandchangefilter.7. Replaceburnedoutlightbulbsasneeded,cleanlightfixturesasneeded.8. Blindsshouldbecleanedsemi-annually.9. Bathroomsshouldbecleanedregularly.Thisincludestoiletbowlsandbase,sink,mirror,

floor,tub,shower(includingwalls),aswellasmedicinecabinetsanddrawers.10. Caulktubasnecessary11. Sweepoutgarageasneeded.

CounterTopsandCabinetsAlwaysusecuttingboardsandhotpadswhenchopping,cutting,orplacinghottimesonthecounter.Allcabinetsmustbecleanedoutanddrawer/doorfrontscleanedbeforevacating.KitchenAppliancesEachkitchenappliancemustbecleanedregularlyincludingthestovehoodvent,thefilterinthethestovehoodvent,theoven,undertheburnersonthestoveandthedrippans.Pleasedonotputaluminumfoilonthedrippans.Uponmovingout,alldrippansmustbecleanlikenew,orreplaced.Pleasecleanthetopandundertherefrigeratorandwasher/dryerregularlyandstove/oven.Notcleaningalltheseitemsregularlycancauseexcessivewearandtear,forwhichtenantwillberesponsible.

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MovingOutWrittenNoticeBeforenoticetovacateisacceptedbyRhinoPropertyManagement,itMUSTbeputinwriting.Thenoticemustincludethedateyouplanonvacatingthepremises.Thisnoticemustnotbelessthan30daysbeforetermination,andmustendonthelastdayofthemonth.Youmustalsoincludeyourforwardingaddressinyourwrittennoticetovacate.MoveOutProceduresUponmovingoutattheendofyourlease,itshallbetenantresponsibilityto:1 Cleantheinteriorandexteriorofthehouseincludingallappliancesandfloors.This

includespullingoutandcleaningunderandbehindtheappliances.2 Disposeofallgarbageandtrash.3 Closeandlockallwindowsanddoors.4 Thecarpetsmustallbecleanedbyatruckmountedprofessionalcarpetcleaning

companyandreceiptmustbefurnishedtoManagementcompanywhenturninginkeys.5 Cutlawn,weedflowerbeds,edgeandtrimshrubs.6 NotifyPostOfficeofforwardingaddress7 TurninALLkeysonthemoveoutdate.Thisincludeskeysfor:home,shed,garage,pool,

mail,etc.8 Pleasebeconsideratewhenwerequestaconvenienttimetoshowthepropertyto

prospectivenewtenants.

MarketingDuringtheNoticePeriodAfteryouhavegivennoticethatyouintendtomove,thepropertywillbelistedforrent.Themostprobableshowinghoursarebetween9:00amand6:00pm.RhinoPropertyManagementwillmakeanefforttoaccommodateyourschedule,however,thepropertymustbeavailableandingoodconditionforagentstoshow.Youwillbenotifiedpriortoshowingviaemail.Extraeffortonyourpartisexpectedinkeepingthehouseandyardneatandcleanduringmarketing.Animalsshouldbeoutofthewayandlittlerboxesshouldbecleanandodorfree.Thebetterahomeshows,themorelikelyitwillrentquicklyandneedtobeshownless.Ahomethatshowswellbenefitseveryone!TheMoveOutProcessOncetheTenanthasvacatedthepremisesandthekeyshavebeenreceivedbyManagement,wewillbeginthemove-outprocesstodetermineandexpeditereturnofthetenant’ssecuritydeposit.KeysMUSTbereturnedtoManagementandnotleftattheproperty.TenantisfullyresponsibleforrentsuntilthekeyshavebeengiventoandreceivedbyManagement.

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BreakingtheLeaseIfyoudefaultonyourlease,youwillberesponsibleforallcostsincurredinsecuringanewtenantincludingbutnotlimitedtorentallossesincurredasaresultoftenant’sdefault.Ifyoufindyoumustmovebeforetheendofyourlease,wewillmarketthepropertypromptly,providingthatyouhavegiventherequired30-daywrittennoticeandpaidtheearlyterminationfee.Youmustcontinuetopayrentandutilitieseachmonthuntilthepropertyisre-rentedoryourrentalobligationends,whichevercomesfirst.Forfeitureofyoursecuritydepositdoesnotexcuseyoufromotherobligationsoftherentalagreement.Youmustfollowallproceduresformarketing,cleaning,andmove-out.Themostcommonchargesforbreakingaleaseare:

1 Are-leasingand/orbreakingleasefee.2 Rentuntilthenewleasetakeseffect.3 Lawnmaintenance.4 Utilities.5 Cleaning.

ReturnoftheSecurityDepositTHESECURITYDEPOSITMAYNOTBEUSEDFORANYRENTDUE.Thesecuritydepositwillberefundedwithin30daysofyourmoveoutandreturnofkeysandgaragedooropenersifapplicable.Returnofthesecuritydepositissubjecttothefollowingprovisions:

1 Residenthasgiven30dayswrittennoticepriortovacating.Thefulltermoftheagreementhasexpiredandtenanthascompliedwithallotherprovisions.

2 Allchargesdueincludingrentsandfees,maintenanceorrepaircoststhatareatenantobligation,utilitycoststhatarethetenantsobligationandanyotherfeesorchargesthatmayberequiredtobepaidbytenanthavebeenpaidinfull.

3 Nodamagetopremisesorit’scontentsbeyondnormalwearandtearisevident.Allwallsarecleanandunmarred.Tenantunderstandsthatanyexpensesincurredtoreturnpremisestothesameconditionaswhentenantmovedin,allowingforreasonablewearandtearshallbepaidbytenant.

4 Theentiredwelling,includingbutnotlimitedtocarpets,bathroomandfixtures,floors,windowsinsideandout,windowblinds,ceilingfansandlightfixtures,allappliances,closetsandcupboardsarethoroughlycleanandfreeofinsects.

5 Alldebris,rubbish,andallpersonalpropertyhasbeenremovedfrompremisesanddisposedofproperly.

6 TheHVACsystemhasbeenleftwithacleanairfilter.7 Thelawnhasbeencutandedged,shrubshavebeentrimmedanddebrisproperly

removedfrompremises.

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Emergency/DisasterProceduresMakeYourPlanNowThekeytosafelyandproperlyhandlinganyemergency/disasterispre-planningandstayingcalmduringandagertheevent.Beingpreparediseveryindividual’sresponsibility.Don’trelyonlyontheauthorities.Advancedplanningallowsforfewermistakesandgreatersafetyforyou,yourfamily,andthehomeyouarecaringfor.TenantResponsibilityDuringEmergency(i.ekitchenfire,plumbingpipeburst,treefallsthruhouse)Uponfirstoccurrenceordiscoveryofproblem,securefromfurtherdamageimmediately.Thefollowingisasummaryofwhattoexpect.

1. Takestepstopreventadditionaldamageimmediately.2. Turnoffthesourceofwaterorelectricityorgas,asthesituationdemands.3. NotifyRhinoPropertyManagement,ifitisafterhours,useemergencyline.4. Makeclaimonyourrenter’sinsurancepolicyforpersonalbelongings.5. Provideemergency(police,fire,etc)reporttoManagementcompanywithin5daysof

theincident.6. Provideaccessforinsurance,repairpeople,inspections,etc;toassesandrepairdamage.7. NotifyManagementofdelaysorproblemswithrepairs.

Tenantisresponsibleforanylosstotheownerduetotenantnegligence.WearehappytohaveyouaspartoftheRhinoPropertyManagementfamily,andhopeyourrentalexperiencewithuswillbealongandpleasantone.Sincerely,TheStaffandManagementofRhinoPropertyManagement659W.6960S.Midvale,UT84047801-810-6612info@rhinopropertymanagement.com