Prospective Residents



I have questions but have not been successful in reaching anyone by phone. Is there an alternative way to reach someone at the office?

Our property managers deal with many calls and office visits daily, and are often out of the office giving tours to prospective tenants or attending to maintenance duties. As a result, their response to calls may be delayed. Please leave a message and your call will be returned.

To better assist our residents and prospective residents, we have attempted to answer the most common questions here and elsewhere on our website. The website also provides other useful content.

  • Residents can login and view their accounts 24/7, pay their rent, submit a maintenance request, and find answers to common questions.
  • Prospective residents will find all of our available rentals listed under Communities. Instructions regarding our application process as well as application forms can be accessed by clicking Application Process or Apply Online.
  • Other forms are accessible by clicking Forms.
  • If you are unable to find the information or form you need, please contact the community's office via phone, fax, or email. Roll over the Communities tab above, then click on the specific community for the appropriate contact information.

Where can I find information on available manufactured home and apartment units, RV lots, and manufactured home lots?

Information about our properties can be found in the Communities section of this website. Click on the Check Availability button on the appropriate community page to view the available homes, units, and lots. You may also call, fax, or email the property manager to find out about future availability.

I would like to view the available homes/units/lots and take a tour of the community. Is this available to prospective residents?

We allow prospective residents to view our vacant homes/units/lots. Please contact the property manager to set up an appointment. The property manager will walk you through each of the units you are interested in and show you around the community. Please bring a government issued ID for identification.

Are pets allowed?

We accept pets on a case-by-case basis, as determined by the community guidelines. All pets must be listed in the lease. There is a one-time refundable "additional deposit" for pets. Any damage done by the pet is the responsibility of the resident. All pets must be registered and immunized in accordance with local ordinances. At the end of the lease, the resident must provide proof of a residential flea treatment by a licensed exterminator. No pets can be tied on the property.

View Pet Policy

Am I responsible for the utilities?

Unless provided for in the lease, the resident is responsible for placing all utilities in their name and paying utility bills for services to the premises. At the termination of the lease, the resident is responsible for having all utility services disconnected. Please see the Utilities section of our website for utility contact information.

What is your walk-through policy?

All applicants must do a walk-through of the home/unit/lot that they are interested in leasing prior to taking possession. The home/unit/lot is available on an "as is" basis, except in cases where approved repairs are agreed upon but have not yet been made.


Who must complete an application?

Each adult (18 years and older) planning to occupy the property must fill out an application. Student tenants need a guarantor, who must also submit an application (see below). Roll over Prospective Residents and click on Application Process for details.

What is the application fee?

Our application fee is $25 per applicant.

What if I am a student and my income is not sufficient to rent a home/unit/lot? Can I still qualify?

Yes. However we require that a parent or other adult guarantee the lease. The guarantor must complete a Guarantor Form and pay the application fee.

Guarantor Form

In addition to my application, what other documents do you require?

  • Valid government-issued identification.
  • Social security or other identification number.
  • Your most recent pay stub, a recent tax return, or other verification of your income.
  • $25 non-refundable application fee in the form of a check, money order, or credit card (for those properties that accept credit cards).

No application will be processed until it is complete, including all documents and authorization forms. An application is not considered complete without payment in full of all application fees.

What do you look for during the application process?

First and foremost, we operate in strict compliance with all Fair Housing Guidelines. After receiving your application, we investigate each of the following:

  • Your rental or ownership history
  • Your credit record
  • Evictions or legal judgments
  • Criminal record

What if I am not the first applicant for a particular property?

When we receive multiple applications on the same day, they are accepted and processed on a first-come, first-served basis. If the first application is not approved, the other applications are processed in order of submission. If your application is not processed, the application fee will be refunded or applied to an application for another property.

How long will it take for my application to be processed?

Typically we can process your completed application within two business days.

After I am approved, what next?

We will contact you as soon as possible to let you know that you have been approved. You then have two business days to sign the lease and pay the security deposit. This payment must be made in the form of certified bank check, money order, or personal check. We do not accept Cash as a form of payment.

What payments must be made before moving in?

You are responsible for paying the security deposit and first month's rent before you pick up the keys. If you move in after the first of the month, your second month's rent will be prorated accordingly.

How quickly can I move in after my application is approved?

If the home is vacant and no major repairs are necessary, we will typically have your home ready within one week after approval of your application.


What is the term of a typical lease?

Most of our leases are for a minimum of 6 to 12 months, depending on the type of property. However, we may consider other terms, to be determined by the local management. At the end of the term, the lease will revert to a month-to-month tenancy unless otherwise stipulated in the lease.

What does your lease look like?

View a sample of our lease.

Individual leases to be available soon.

As a resident, what are my responsibilities?

It is important to read the lease thoroughly and ask questions about anything that you may not understand. In general, tenants are responsible for:

  • All utilities, exclusive of those provided in the lease
  • Cleanliness and safety of the leased premises, lot, and surrounding area
  • Lawn care, unless otherwise provided
  • Minor upkeep, including but not limited to replacing light bulbs and filters, and keeping drains clear
  • Changing the smoke detector/carbon monoxide detector batteries during tenancy (these are new when you move in)
  • Proper disposal or trash
  • Compliance with all community rules and regulations
  • Security of keys and entrance codes
  • Consideration for your neighbors
  • Following the terms of your lease

How much is the security deposit? Is it refundable?

Usually the security deposit is the equivalent of one month's rent. After your application is approved, you have up to two business days to pay the deposit. When you vacate the property, a member of our staff (preferably with you present) will perform a move-out inspection. This inspection will be compared to your move-in report, and return of your security deposit will be processed according to applicable state laws.


When is my rent due?

Rent payments are due on the first of each month. Any payments received after the close of business on the fifth of the month will be considered late. Late payments incur a late fee of $50.00. If you mail your payment, make sure you do so early enough so that it is received during business hours on the fifth of the month or before.

What are acceptable forms of rent payment?

Payment can be made by personal check, money order, or cashier's check, or through online payment processing (epay or PayLease). We do not accept cash.


Should I have renters insurance?

Western Management carries property insurance that covers accidental damage to the rental home itself. But that insurance does not cover risks to the renter's personal possessions, and does not include liability for avoidable damage or for accidents that happen on the premises.

Renters insurance compensates for the loss of your property due to fire, theft, flooding, storms, or other unforeseen events.
The possessions covered may include furniture, appliances, clothes, electronics, jewelry, and other items that can be expensive to replace. Additionally, the insurance may cover your liability for damages that occur due to negligence, and may also protect you against a lawsuit brought by an injured guest or visitor. A typical policy requires an annual or semiannual premium and has out-of-pocket deductibles.

We encourage our renters to purchase insurance for loss and general liability. These policies are inexpensive and can be well worth the cost. Click on the link below for more information.

List of Insurance Agencies available soon.

Should I have homeowners insurance?

If you own a manufactured home, you should protect your investment with homeowners insurance. Home buyers are required to have this insurance to qualify for a mortgage, and you usually need it to get a home equity or home improvement loan. Insurance companies offer policies that are tailored specifically for manufactured homes.

One homeowners policy can cover all of these risk areas:

  • Structural damage protection: This coverage protects your home from direct, sudden, and accidental losses caused
    by events such as fire, lightning, hail, flood, explosion, smoke, windstorm, earthquake, riot, civil disturbance, falling objects, landslides, and vandalism. (The losses that are covered depend on the individual policy and region in which
    it is issued.)
  • Personal property protection: This includes protection for the loss of furniture, electronics, appliances, tools, computers, and other property inside the home. Personal possessions are generally covered in the event of direct damage, destruction, or loss caused by fire, lightning, windstorm, earthquake, landslide, flood, or theft, up to the amount stated in the policy. Many policies also offer partial coverage for valuables located outside the home.
  • Personal liability protection: If someone sustains an injured on your property, you could be responsible for doctor and hospital bills, loss of salary, and pain and suffering. This coverage pays up to the limits you select if you or another resident are found to be legally responsible for personal injury or property damage to others. Many policies also cover lawyers' fees and other costs.
  • Adjacent structure protection: Most homeowner policies include coverage for damage to unattached buildings on your manufactured home property, such as a garage, car port, or tool shed.

Other expenses may also be covered, such as loss of use, repairs, landscape damage, debris removal, and identity theft.