Does your office have an after-hours drop box?
No. Please contact your property manager if your rent needs to be paid after hours. Over 95% of our current tenants pay rent online in their tenant portal so Valiant no longer has a drop box. There are several other options for payment including: mail, billpay, bank trasnfer or at any Bank of America location.
I did not have a pet when I moved in; may I have a pet now?
First, email your Property Manager of your request for a pet. Do not move a pet into the
property without permission. Valiant Realty & Management LLC will contact the owner and submit your request. If
the owner does allow the pet, an increased security deposit and fee will be required and
a pet addendum must be signed.
When I move out, what do I need to do to receive my full security deposit back?
We advise that you remove all personal belongings and clean the house thoroughly including floors, walls, trim, windows, bathrooms, counters, cabinets, appliances. All carpets must be professionally cleaned. If you are responsible for lawn maintenance, then the grass and hedges need to be trimmed to a reasonable height and all beds should be free of weeds. You will receive a move out checklist several weeks prior to move out. If you have any questions contact your property manager.
What if I am going to be late on rent this month?
Refer to the lease (a copy is provided in your tenant portal) and contact your property manager immediately.
I am an excellent tenant and take good care of the home. Can my late fees be waived?
Are utilities the responsibility of the Tenant?
It depends on what is written in the lease, but typically, the tenant pays the utilities. If this is the case, then we advise that you call all necessary utility companies a week in advance in order to have the utilities turned on or transferred into your name. A list of local utility vendors should be given to you upon the signing of the lease. No keys will be given out until proof of utility transfer has occurred.
Can I change the Locks?
No. You cannot change the locks yourself. All of our locks are re-keyed between every tenant. Re-keying the property without our permission is a serious lease violation. The lease specifically forbids the tenants from locking out the landlord and the Courts & Judges are not sympathetic to tenants who lock out the landlord.
All notices or requests by tenant for rekeying, changing, installing, repairing, or replacing security devices must be in writing. Installation of additional security devices or additional rekeying or replacement of security devices desired by tenant will be paid by the tenant in advance and must be installed only by contractors authorized by our office.
Can I make changes to the property?
No modifications may be made to the property without prior WRITTEN permission of the Landlord. This includes installation of cable TV, security systems, light fixtures, trees, bushes, painting, wallpapering, or anything of the like.
How much money do I need to make to rent one of your properties?
Your monthly income should be a minimum of 3 times the monthly rental rate and verified by the employer through pay stubs, tax returns, and/or bank statements. Self-employed income may also be verified with a CPA-prepared financial statement or tax return. Your employment history should reflect at least 6 months with your current employer. Transfers or relocations must have correspondence showing an accepted job offer.
I want to move out, but my roommate wants to stay. What do I do?
Contact your property manager directly for the necessary forms to remove one roommate from the lease paperwork and/or have a new roommate added. Your property manager will discuss the lease re-write fee, as well as the procedures for handling the security deposit.
My lease expiration is coming and I want to move out. What do I do?
The Tenant must give the landlord at least 30 days WRITTEN notice of intent to vacate. Notice can be brought by our office, mailed, or sent via email to your Property Coordinator. Verbal notice is insufficient for any reason. Your Lease Agreement strictly prohibits using your Security Deposit in lieu of payment of the last month's rent, and strong penalties can ensue for doing so. Upon receipt of the notice, your Property Coordinator will send you a Move Out Procedures Form to inform you of specific responsibilities before vacating and to discuss the showing instructions to prospective tenants during your remaining time in the property. If you have not heard from us within a couple of days after sending the notice, contact us immediately as we did not receive it. After you have vacated the property, please immediately return your keys to our office during business hours and get written confirmation of the return of the keys. The Property Coordinator will conduct a thorough move out inspection and send you a certified letter in writing of any and all costs that will be deducted (if any) from your security deposit. Please make sure that you have provided us a forwarding address in writing, we have 30 days from that date to provide you with an accounting and/or refund of your Security Deposit.
What if I need a few extra days after my original move out date?
We understand things do not always go as planned. Please contact our office as early as possible so that we may adjust the date available for prospective tenants. Be prepared to pay prorated rent in advance for the extra days you plan to remain in the property. If we already leased the property to new tenants or the owner is scheduled to move in, we may not be able to extend your lease. Then you will need to be out of the property on you original move out date.
What is the cost if I damage something?
If the contractor we send to the property tells us the need for maintenance is due to your negligence, abuse, or something easily remedied like a GFI switch or circuit breaker tripped, or garbage disposal not re-set, you will be billed for it. Failure to pay the bill will result in an outstanding balance on your account, which will need to be paid with your next rental payment, or sooner.
A few examples of misuse include, clogged plumbing due to items dropped in the toilet (toys, brushes, diapers, napkins, any personal items) or a jammed garbage disposal. The plumbing repair cost will be your responsibility. This is not considered equipment failure and you should do everything you can to handle these issues yourself. Unless the contractor indicates it was not caused by you (i.e. roots in system, pipe collapsed, septic tank backup), we assume the problem was caused by misuse, and not by a defect of the property. Clogged plumbing is your responsibility. Damages caused by abuse or misuse will always be charged to you. Tenants are required to promptly notify Valiant of all needed repairs. Failure to inform Valiant of water leaks or any condition that result in damage to the property will cause resident to be held liable for the cost of repair of subsequent damage!
Who is responsible for paying for repairs & maintenance requests?
It depends on how the lease reads, but most residential leases dictate that the landlord is responsible for the roof, electrical, plumbing, heating/cooling and appliances. When in doubt, you are welcome to call our office to ask. Unless directed otherwise, you should put all maintenance requests in writing on your tenant portal from our website. If you or your guests have caused any damage, this will be at your expense. All Lockout costs are the tenant's responsibility. Residents are responsible for the monthly changing of the air conditioning/heating filters, filling water softener, and replacing smoke detector batteries when needed. You should change your smoke alarm batteries at least twice each year or more frequently as needed. All light bulbs also need to be maintained by the residents. In certain situations, proper yard maintenance and watering may be required by you. If you are not sure of your responsibilities as a resident, please refer to your lease, or feel free to call us.
Whose responsibility is it to take care of the Lawn?
Unless otherwise stated in your lease it is your responsibility to take care of the lawn, which includes watering it on a regular basis. If you let the grass die, you may be responsible to re sod the yard.
How long does it typically take to schedule a vendor for a maintenance request?
Depending on the situation, we may first have to call for homeowner approval. We contact homeowners as quickly as possible and provide them with all available information. Once we have homeowner approval, a vendor will contact the tenant directly to coordinate a time & day to diagnose and fix the issue at your home.
Can I withhold my rent if the landlord does not do the repairs?
No, not without a court order or the permission of the landlord. You must give the landlord a written request for repairs, and keep a copy. If a reasonable time passes and the repairs are not properly done, you may seek a rent reduction in small claims court for the decreased value of your property. If the landlord ignores your request to fix the problem and your property is uninhabitable, you may be able to vacate the unit and end the landlord-tenant relationship under a legal theory called “constructive eviction.” Consult an attorney for advice.
Can my landlord come into my property periodically just to check its condition?
Yes. Many leases give the landlord the right to enter the property to inspect it to see if the tenant is complying with his obligations to make necessary repairs, to place “for rent” or “for sale” signs on it, or to show it to prospective purchasers or tenants. Entry should be at reasonable times and with reasonable notice. Valiant Realty & Management LLC. has a Property Inspection Program for owners. Your property will be inspected periodically during your lease term. Per your lease, these inspections are mandatory and tenant must allow access.
Can the landlord charge me more because I have a pet?
Yes. The landlord may charge extra rent and/or a non-refundable pet fee in exchange for allowing you to keep a pet in the property. Furthermore, the landlord may charge more for some breeds or sizes of pets, or may prohibit pets completely.
Can’t I always terminate my lease with 30 days’ notice to the landlord?
No. If your lease provides for a definite termination date, you are obligated for the entire lease term, even if you have a good reason for leaving, such as illness or job transfer. Only termination due to certain military transfers is excused. If you leave early, and the landlord is unable to re-rent your property, he may sue you for the unpaid rent and damages, and/or file a negative credit report against you.
Does the landlord have to repair anything in my property that breaks down? What if I signed a lease accepting the unit “as is”?
The landlord is responsible for some repairs, and the tenant for others.
The landlord must:
- Comply with local building and housing codes
- Do whatever is necessary to keep the unit in fit and habitable condition
- Maintain in good, safe working order all electrical, plumbing, sanitary, HVAC, and other facilities or appliances he has provided, and promptly repair them when you notify him in writing (except in case of emergencies)
- Keep all common areas in safe condition
- Provide smoke detectors
The tenant must:
- Keep the rental unit clean and safe
- Dispose of trash and garbage in a clean and safe manner
- Pay rent as promised and otherwise comply with the lease terms
- Not damage or let anyone else damage the property
- Comply with any duties imposed by local building and housing codes
- Replace batteries in smoke detectors as needed
- Leave the unit clean at the end of the lease and in as good condition as when you moved in, except for normal wear-and-tear