Commonly Asked Questions

Current Residents

Tenant Account Information

Where do I find my account information,  pay rent, or submit a maintenance request?

From the "Find Your Home" drop down, select your community. Once on the community webpage, look on the right hand side for the portal links. 

Tenant Responsibilities

As a tenant, 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
• Compliance with all community rules and regulations
• 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 maintain drains to ensure they are clear.
• Changing the smoke detector/carbon monoxide detector batteries during tenancy (these are new when you move in)
• Proper disposal of trash
• Security of keys and entrance codes
• Consideration for your neighbors
• Following the terms of your lease

Rent

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 charge. 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?

We recommend that all rent payments are made through the tenant Web portal for ease of use and trackability. Payment can be made by CashPay, credit/debit card, ACH, personal, or cashier's check. We do not accept cash. Please refer to the property manager or leasing agent as to acceptable payment types as they due vary depending on state and local guidelines.

What happens if I am unable to pay my rent?

If your rent payment is not received on or before the fifth of the month, you will receive a notice that your payment is late and that a late fee applies. If your payment is not received by the tenth of the month, you will receive a warning along with a Pay or Quit Notice. If payment is not made within the required time limit, eviction proceedings will begin unless you make special arrangements.

Is the eviction process a serious matter?

Yes. If you are evicted, it can affect your credit record for several years, and also have an impact on your ability to obtain housing in the future.

Can I use my security deposit to cover my last month's rent payment?

No, you must pay your rent according to the terms of your lease.

Lease

What do I need to do when my lease expires?

If you do not provide written notice of termination within 30 days (unless otherwise stated in the lease), your tenancy converts to a month-to-month lease and remains in full force. You are responsible for all rent due until the lease has been terminated.

How do I terminate my lease?

Most of our apartment and manufactured home leases require a 30-day termination notice. If you rent a lot, a 60-day termination notice may be required. Click below to access the form.

Notice to Vacate Form

What do I do if I need to change the terms of my lease?

Your lease is a legally binding contract between you and Western Management and cannot be changed without the written agreement of both parties. If a situation arises that causes you to feel that you need to change your lease, contact the property manager.

Insurance

Should I have renter's 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.

Several of our Western Management properties are required to obtain renters insurance during the leasing period. 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.

Should I have homeowners' insurance?

If you own a manufactured home, you should protect your investment with homeowners' insurance. Homebuyers 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 homeowner's 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 injury 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 lawyer's 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, carport, or tool shed.

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

Emergencies

What do I do if I have an emergency?

For medical emergencies and police matters, call 911. When it is safe to do so, please notify the property manager. For all other emergencies, follow the procedures that are provided when you move in. A manager is on call for emergencies that occur after business hours.

Maintenance and Repairs

What if I need a repair or unscheduled maintenance?

You must notify the manager promptly if a significant repair needs to be done. Responsibility for the repair is determined by the terms of your lease. All repairs are prioritized, and emergencies are handled first. Remember that if you ignore a maintenance issue, it could get worse and cost more to fix. Any problem that goes unreported and causes further damage to your home or a neighbor's residence may increase your liability for current and subsequent repairs.

How do I request maintenance?

We prefer that you submit a maintenance service request through the tenant Web portal. If you do not have access to the Web portal, you can also submit an online maintenance request from our website. Property contact information can be located on the community web page.

Do I have to be at home when service is performed?

You do not need to be at home unless that is your preference. We have internal staff/maintenance technicians and outside vendors who will professionally perform the work. If you want to be there during the service call, you need to indicate that preference on your request. The service person will make three attempts to contact you. After three unsuccessful attempts, the request will be terminated. In the event of a hazardous situation, the service person will be allowed to access the property without a tenant being present.

How quickly can I expect requested maintenance to be performed?

Several factors affect the scheduling of service requests, including the number of active requests and the availability of service personnel. We review each request, then prioritize it and schedule the service as quickly as we can. You will typically be contacted the same day the request is made to determine what action needs to be taken.

Can I perform the work myself or hire someone else to do it and send you the bill?

No. Our maintenance technicians are familiar with the homes and qualified to do the work. Sometimes we need to bring in licensed contractors who can do specialized repairs properly. Unauthorized repairs will not be reimbursed.

Can I withhold rent if I am dissatisfied with a repair job?

No. The lease does not permit you to withhold rent. Please contact the property manager to discuss any unresolved repair issues.

Can I change the locks?

If you feel that you need to change your locks, you must first get written approval from the property manager. The work must be done by a licensed locksmith, and one key to each new lock must be provided to our office within 24 hours. All your keys must be turned in to our office at the end of your lease. You will be responsible for expenses caused by lost or stolen keys.

Can I make changes or improvements to the leased premises, such as painting or landscaping?

We often welcome improvements to your residence and yard. We ask that you check with us first before making any changes. Most will receive informal approval. However, some changes or alterations to the property require written consent.

Moving Out / Security Deposit

What steps should I follow when it is time to move out?

Please refer to the Vacating Instructions that were provided at the time you signed your lease. If you cannot locate these instructions the management team will provide one to you.

When do I have to return the keys?

All keys must be returned on the last day of your lease or when you vacate the premises. You are not officially moved out until the keys are returned. If you fail to return the keys, you may be charged a penalty.

What happens to my security deposit after I move out?

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 the return of your security deposit will be processed according to applicable state laws.

How soon can I get my security deposit back?

We finalize the disposition of security deposits 14 to 30 days from the date that the lease expires, or you move out and turn in your keys, whichever is later. The interval depends on the state in which the property is located. We mail a check to the forwarding address that you supply.

What if my security deposit is not sufficient to cover my charges?

We will send you a notice detailing all expenses and charges for which you are responsible beyond what is covered by the deposit. Final payment must be received within 30 days.

What if I do not pay my outstanding charges?

If outstanding charges are not paid within 30 days, your account will be turned over to a collection agency and may become part of your credit history.

What if I disagree with the disposition of my security deposit?

You must submit your objection to us in writing within 30 days of the disposition notice. The main office will work with the property manager and the resident to resolve any disputes.

Neighbors

What if I have a problem or concern with a neighbor?

It is usually best to try to resolve the issue yourself first. If you are unable to do so, contact the property manager.

Prospective Residents

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

Our property managers receive many calls, emails, 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 and emails may be delayed. Every call and email is important to us so please leave a message including your contact information or send a detailed email so we can respond promptly.

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 the online application can be accessed by selecting the Apply Now button at the top of the Website.

All community information is listed on each property's Web page, including contact information, availability, neighborhood, site map, and required documentation. If you are unable to find the information needed, please contact the community's office via phone or email. 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 Find Your Home section of this website. Click on the Unit Availability button on the appropriate community page to view the available homes, units, and lots. You may also call, 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 pet, assistive animals, and non-pet owners will be required to complete a pet application before becoming a tenant of the community. This is to ensure we have the most up-to-date information, pet/animal-related policy acknowledgments, and pet/animal history and records, and legal attestation of truthfulness and accuracy on file when preparing 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 down while on the property.

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 request the utility company and contact information from your property manager.

What is your walk-through policy?

All applicants must do a walk-through of the home/unit/lot that they are interested in leasing before 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.

Applications

How does the application process work?

Each adult (18 years and older) planning to occupy the property must fill out an online application. It is important to know that one primary applicant is required to start the online application process for the household. The primary applicant will add all additional household occupants, roommate(s), guarantor (if applicable), minors, etc. to the application. Once the primary applicant submits their application each additional household member 18 years of age and older and/or guarantor will receive an email notification so they can begin their application process. The screening will not begin until all applicants have submitted their applications. It is important to follow this process, so all applicants are linked to one household at the onset. Please do not start separate applications for one household.

What is the application fee?

Our application fees range between $35-$50 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.

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

• Valid government-issued identification.
• Social security or another identification number.
• Your most recent pay stub, a recent tax return, or other verification of your income.

This information required also depends on whether you are renting or purchasing a home/unit/lot. Please refer to the Rental or Homeowner criteria documentation that can be found on the property Web page or can be obtained from the property manager.

Applications will be processed upon completion, which includes the receipt of all documents and authorization forms. An application is not considered complete until all application fees are paid in full.

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 report
• 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 three-five business days if we have all the required documentation.

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 a 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 before the 20 th we will prorate the move-in month and if you move in on the 21 st or later we will collect the move-in prorated rent and next's month's rent.

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 the approval of your application.

Leasing

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.

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
• Compliance with all community rules and regulations
• 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 maintain drains to ensure they are clear
• Changing the smoke detector/carbon monoxide detector batteries during tenancy (these are new when you move in)
• Proper disposal of trash
• 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, however, we do have some communities that charge a percentage of the first 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 the return of your security deposit will be processed according to applicable state laws.

Rent

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?

We recommend that all rent payments are made through the tenant Web portal for ease of use and trackability. Payment can be made by credit/debit card, ACH, personal check, money order, cashier's check.). We do not accept cash. Please refer to the property manager or leasing agent as to acceptable payment types as they due vary depending on state and local guidelines.

Insurance

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.

Several of our Western Management properties are required to obtain renters insurance during the leasing period. 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.

Should I have homeowners' insurance?

If you own a manufactured home, you should protect your investment with homeowners' insurance. Homebuyers 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 homeowner's 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 injury 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, carport, or tool shed.

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