All Star Realty, Inc.
We want to welcome you to your new home and are pleased that you chose us. We want to make your stay with us as comfortable and enjoyable as possible. The purpose of this manual is to let you know more about our building, and how, together, we can keep it an enjoyable place in which to live. You, as the tenant, and we, as the building’s managers, have certain responsibilities to each other. By clarifying these responsibilities at the very beginning, we can better achieve our objective, which is to provide quality housing services to each of our tenants. With this thought in mind, we have prepared this manual. THE PROVISIONS IN THIS MANUAL ARE PART OF YOUR LEASE. RETAIN IT FOR FUTURE USE WHILE YOU RESIDE IN OUR APARTMENT
BUILDING. Please take the time now to read through its pages, and don’t hesitate to contact the management if you have questions.
Section 1: Administrative Information
Your leased premises are managed by All Star Realty, Inc. 701 W 41st Ave Ste #203, Anchorage, AK 99503 All Star Realty’s, Inc. office hours are Monday thru Friday 9:00am to 5:00 pm. For questions, comments and minor requests, we ask that you contact firstname.lastname@example.org or (907) 561-7827.
Police: 911 Fire Department: 911
Ambulance: 911 Paramedic: 911
Enstar Gas company: (907) 264-3600 Chugach Electric Co. (907) 563-7366
Municipal Light and Power (907) 263-5340 AWWU (city Water & Sewer) (907) 564-2700
Anchorage Refuse (907) 563-3717 Solid Waste Services (907) 343-6250
ACS (Telephone) (907) 561-1221
GCI (Telephone/Cable/Internet) (907) 265-5400 1-800-800-4800
For emergencies, such as the following: Contact (907) 360-1075 or (907) 317-2108
- C/O Detector goes off
- No heat in the winter
- No water service
- Any condition that might cause a fire.
- An odor of gas.(contact gas company first)
- No electricity (contact electric company first)
- A major plumbing leak or sewer stoppage that might damage personal belongings or the building.
Our employees want to do the best job possible in serving you. However, they also enjoy their time with
their families. Please consider their time when calling after normal working hours.
A fire extinguisher is located in your unit, usually under the kitchen sink. Use short bursts aimed at the base of the fire. Never use water on a grease fire; either use the extinguisher provided or throw baking soda on it.
The main electrical shutoff for your dwelling is located ______________________________
__________________________________________. Check there to see whether a fuse has
blown or a circuit breaker has tripped. With fuses, restore service by replacing any fuse that
appears to be blown (use one with the same number on it) or by flipping the circuit breaker
switch back and forth once.
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- The main gas shutoff for your dwelling is located ______________________________
__________________________________________, but there may be an individual valve on
the line supplying each appliance as well. Shut off the gas by turning the valve 90-degrees (that
is, so it crosses the direction of the supply line).
- The main water shutoff for your dwelling is located ______________________________
__________________________________________, but you may be able to shut off the water
below your sink or toilet (not your tub or shower). If hot water is leaking anywhere, shut off the
valve on top of the hot water heater.
- Whenever you defrost the refrigerator, turn it off or set the control knob to defrost. Position a
pan to catch the water, and empty it when necessary. Do not try to break up the ice with any
implement like a knife or an ice pick. Let it melt on its own or speed it up by placing a pot of hot
water in the freezing compartment. Dry the floor thoroughly when you have finished.
- Whenever water rises in the toilet bowl, do not try flushing the toilet again. The bowl can hold
just one tank of water at a time. More water from the tank will only cause the bowl to flow over.
Use a plunger first, and then try flushing it again. Do not try to flush feminine napkins, paper
diapers or anything plastic down the toilet. They may disappear from view, but that’s no
guarantee that they’ll clear the sewer pipes. They could require a plumber’s visit, and that’ll cost
- Whenever you want to dispose of any liquids that aren’t edible, please consult the manager.
Many liquids are toxic and should not be put down the drain or into the trash. They must be
disposed of carefully, so that they will not contaminate the soil or the water supply in this area.
Included in this list of hazardous household wastes are oven cleaners, ammonia-based
cleaners, drain cleaners, floor wax, furniture, polish, deodorizers, spot removers, medicines,
paint, thinners, paint removers, wood preservatives, art supplies, photographic chemicals,
antifreeze, crankcase oil, insect sprays, weed killers and swimming pool chemicals.
- Whenever you want to hang anything from, or attach anything to, the walls or ceilings, please
ask the management to explain how to do it acceptably.
- Whenever you have showered or bathed, please take a moment to mop up the excess water on
the bathroom floor. A dry floor is a safe floor. Bathroom rugs are strongly suggested.
- Whenever you use the garbage disposer, if you have one, feed garbage in gradually along with
lots of cold water; and allow the water to run for several seconds after you turn off the switch.
Use the disposer only for those things that are edible, but don’t put either cooking oil or grease
down the disposer. Use the trash to dispose of cooking oil and grease. Keep metal objects out
of the sink while using the disposer, and switch it off immediately if you hear any metallic noises.
Do not use chemical drain openers!!!
Section 2: Things You Should Know Upon Moving In
Payment of Rent
We require all rent payments to be made by cash, cashier’s check, personal check or money order. [If you
have previously bounced a rent check to All Star Realty, Inc. because of insufficient funds, you may be required to make all future payments with cash, money order or cashier’s check.
All payments should be made to the order of All Star Realty, Inc.
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If you wish to discuss your rent with All Star Realty, Inc. please contact us at email@example.com or (907) 561-7827.
Please mail your payments to: 701 W 41st Ave Ste #203, Anchorage, AK 99503
Rents are due on the first 1st day of the month and are late on the second 2nd. If rent is not received by the 5th day of the month, a late charge of $_____________ will be assessed.
Your security deposit is not rent but a deposit to ensure the fulfillment of lease conditions and to serve as a contingency payment against any damages to the apartment. The security deposit may not be applied to your last month’s rent. If you fulfill your lease according to its terms, only charges for damages, excluding normal wear and tear, will be deducted from your security deposit. Following are the conditions for return of a security deposit:
- You must fulfill the terms and conditions of your lease and not owe All Star Realty, Inc. any money.
- The apartment must be left clean, with no damage beyond normal wear and tear. (a cleaning list is enclosed and also may be obtained at the office at any time)
- After you have removed all of your belongings from the apartment, and keys have been turned in All Star will complete a Move-Out inspection report. You are invited to accompany All Star’s inspector during this inspection. This form will be compared with the Move-In inspection report that was completed and signed
when you initially moved into your rental unit.
- You must give our office a valid forwarding address and phone number.
- You are not considered officially vacated and rent is charged until all keys are turned in to the office.
When you move in, your apartment should be clean and ready for you. You and a management
representative will inspect it together. You will receive a checklist of the equipment in your apartment
and its condition. Anything damaged or in need of repair will be noted and corrected by management.
From then on, the apartment is your responsibility. So make certain you inspect everything carefully. Be
sure to check everything; such as the plumbing, lights, stove, refrigerator and sink. Check for any
damage to things such as doors, doorknobs, locks, walls, ceilings, basins, toilets and tubs. Do not walk
through the apartment just looking at how nice and new everything looks. Carefully inspect everything.
After any problems you may find are corrected, any damage to your apartment or its equipment that is
caused by you or members of your household, guests or visitors will be charged to you after
consideration has been given for normal wear and tear. Please remember to contact the management
office for a joint inspection prior to vacating your apartment. Management staff will inspect your
apartment in your presence, if you request it. The Move-In inspection prevents misunderstandings and
you being charged for conditions that may have existed prior to your arrival. You will be provided with a
written statement of any charges for which you are responsible.
The lease is a contract obligating both management and you, the tenant and all occupants, to all of the terms and conditions contained in it. On the day scheduled for signing your lease, which will be a date prior to
your actual move-in, the manager will explain to you the items in the lease.
You will not be asked to sign until you fully understand everything covered in the lease. Do not hesitate
to ask about any points that you do not fully understand, because once you sign the lease, you legally
agree to all of its provisions. The renewal of your lease will depend on maintenance of your apartment
in a satisfactory condition, timely payment of rent, and meeting all of the conditions laid out in your
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Only those individuals listed on your lease may live in your apartment. You cannot assign the lease,
sublet your unit or take in boarders or lodgers without the consent of management. Only members of
your household as identified on the lease may use your apartment. If your family increases in number or someone moves out, please report it to the management office. A guest may stay in your apartment up to a maximum of 14 days. Any guest remaining in your apartment longer than 14 days will be considered an unauthorized occupant. If an unauthorized occupant is found living in your apartment, it is a violation of your lease and could result in your eviction.
In the event of loss or damage by fire or other casualty to your apartment due to your own fault or that
of your guests, you will be charged and billed for restoration of the loss or the damaged premises. Our
insurance does not cover your personal belongings or liability, particularly with regard to vandalism,
burglary, water damage and fire. Therefore, we strongly recommend that you contact an insurance agent to obtain Apartment Renters’ Insurance, Household Goods and Liability Insurance or another similar policy to cover your personal belongings against vandalism, fire, burglary, and water damage, as well as personal liability.
You must schedule an appointment with the management office to move into your apartment. No
move-ins will be scheduled for Saturday or Sunday, except in cases where special permission is granted.
Scheduling is necessary so that neither you nor another tenant is inconvenienced by both trying to
move into or out of the building at the same time. Please DO NOT prop open front entry doors.
Please make certain that the area is left clean and neat after your move-in.
Management requires a 30-day written notice of intent to vacate and not to renew your lease when you
decide to move. A “Tenant Intention to Vacate” form is attached to this manual. Complete and sign
this prepared form indicating your intention to vacate. If you fail to give at least 30-days notice from the due date of your rent, you are liable for the next rental period and other required payments covering the days your apartment is vacant. Your building manager will schedule your move-out for the last day of occupancy. Upon giving a 30-Day notice you authorize management to advertise and pre-show your unit for re-rental.
Access to Your Apartment
Management shall, upon reasonable advance notification to the Tenant, be permitted to enter the leased premises during reasonable hours for the purpose of performing routine inspections and maintenance, making improvements or repairs, or showing the apartment for releasing. A written statement specifying the purpose of management entry that is delivered to the apartment at least 24 hrs before such entry shall be considered reasonable advance notification. Management may enter the premises at any time without advance notification when there is reasonable cause to believe that an emergency exists. An emergency includes but is not limited to situations where there is a threat to health and safety of tenants or management employees or there is a risk of damage to property. In the event the tenant and all adult-authorized tenants are absent from the apartment at the time of entry, management shall leave their business card at the apartment with a written statement specifying the date, time and purpose of entry prior to leaving the apartment.
Section 3: Management Policies
The purpose of these policies is to allow each tenant to enjoy his or her apartment and to better ensure
the safety of tenants and the appearance of the community. As a tenant, you necessarily assume
certain responsibilities that go along with the many benefits of the apartment lifestyle. Basically, these
are common rules of etiquette designed to make the community more enjoyable for all tenants.
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Keys and Locks
We supply a set of keys to the apartment and to the mailbox. All keys are to be returned to our office
upon vacating the apartment. Tenants are not permitted to alter any lock or install a new lock, knocker
or other attachment on the door, without first receiving written permission from the management. If
management allows tenant to install a new lock or alter an existing one, the tenant must immediately
provide the management with at least one copy of the keys. Any unit in a building which locks are master keyed to a master key shall have all locks coded to such master key. Management may have this done for you and charge your account accordingly. When you leave your apartment, please be sure to take your door key with you at all times. If you cannot gain entry into your apartment, you may call the emergency service number, which is included in your Tenant Information Packet. If you are locked out during business hours you may check out a key from the office to be returned timely upon retrieval of your keys. If it is after business hours a service charge of $50 is assessed to compensate our on call locksmith. To preclude this situation, you may want to keep an extra key with you or with a neighbor.
Tenants are responsible for the conduct of their children and their guests’ children and children’s guests. Please do not leave bicycles, toys, or tricycles on sidewalks, stairways, or hallways. For their own protection, children are not permitted to play or ride bicycles in parking lots, hallways, laundries, or any of the public areas.
Public areas include all grounds, with the exception of each apartment unit. For their own safety, we require that children be closely supervised. Children may not leave toys lying about the public areas. Strewn toys can be a potential hazard to safety, are unattractive and are an inconvenience to neighbors. We are pleased to accept tenants with children when we are able to confirm that adequate supervision will be provided. Children are required to be under the supervision of their parents or a responsible adult at all times. Tenants will be charged the cost to repair any damage caused by their children who are authorized to reside and/or are guests
at your leased residence. Failure to supervise your children or for your guests to control their children’s
behavior could lead to the termination of your lease.
Your lease _____does ______ does not permit pets. Keeping pets may be a violation of your lease that could lead to its termination. Aid dogs necessary for disabled individuals are exceptions to this policy. In certain cases, All Star allows tenants to keep pets, with a written addendum to the lease and additional security
Automobiles must be parked on the street or in parking spaces assigned by the local government or
All Star. Please park in a manner that allows other cars easy access in and out. Do not “double park”.
Park only in designated areas, not in fire lanes. Cars that are parked in restricted areas will be towed
away at the owner’s expense. All cars must be driveable. They should not be “stored” in parking areas. Vehicles found on the premises in a “junk” condition, with flat tires or on jacks, supports or bare wheels, will be removed at the owner’s expense. Expired licenses indicate a “stored” condition, and the vehicle will be removed. The washing of cars on the premises is not permitted. We also ask that tenants not perform any major repairs on their cars at the premises. Changing of a battery, tire or air filter will be allowed. Please, always properly dispose of refuse.
No big commercial trucks, motor homes, snow machines, 4-wheelers, etc. are permitted without written consent from management. Fire regulations prohibit parking of any motorized vehicles on walkways or other unassigned areas. Bicycles, baby carriages and strollers must be kept in your apartment. Gasoline-operated machines are forbidden in apartments. They are fire hazards and can endanger many lives. All motorcycles, minibikes and recreational vehicles must be approved by the manager prior to being brought on the premises. They should be registered with the office and parked in designated areas of the parking lot only.
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Fire regulations prohibit parking of a motorcycle and/or minibike on walkways, under stairways or in apartments. All vehicles must be currently registered, licensed and in operating condition, or they will be towed
away at the owner’s expense. All bicycles are to be stored in the apartment or in the bike racks, if provided. Bikes may not be stored in hallways, front lawns, or any other common areas.
Trash Disposal and Refuse
_____You have curb side trash pick up on_____________. ______ You have dumpster pick up and for your convenience, refuse containers are conveniently located on the property. Please place all trash in these specified areas. Do not permit small children to take trash to these areas. Place all trash in plastic bags or other secure containers to keep the trash areas neat, clean and relatively odor-free. Plastic bags are to be tied to prevent papers and other items from falling out. This will cause blockage and potential fire hazards.
It is the policy of All Star to not provide screens. If your unit has screens and any lease holder or tenant who removes a screen from a window except in an extreme emergency, such as fire, will receive a substantial charge for reinstallation and if necessary the cost of a new screen. This will be considered a very serious lease violation. It is extremely dangerous to remove screens from windows. This makes it possible for anyone in the apartment to throw objects from the windows, and screens are very easily damaged.
Social and friendly gatherings of tenants and their guests are welcomed and encouraged, provided that such gatherings do not become boisterous, obscene or generally objectionable to the other tenants. Drunkenness that disturbs other tenants will not be tolerated. Tenants are entirely responsible for the conduct of their guests in the apartments or outside in the common areas. Keep stereos, radios and televisions at minimum levels so that neighbors are not disturbed. Nothing should be done in or about the building that will interfere with the rights, comfort, quiet enjoyment or convenience of other tenants.
Since this apartment community is your home, we ask that you treat it in that way. We are proud of our community and want and need your pride in the apartment community as well. In this way, it will be an attractive and safe place in which to live and entertain your guests. We ask that you abide by the following policies to maintain an attractive community and a safe environment and to protect the property:
♦ Window coverings are to be attractive to the surrounding. Sheets, blankets, aluminum foil, heavy paper, and
other such items are not acceptable window coverings.
♦ Keep exterior windowsills free from all personal property.
♦ Sidewalks, entrances, passages, courts, vestibules, stairways, corridors, and halls should not be obstructed
or encumbered or used for any purpose other than entering and leaving your apartment. Shoes left in
hallways will be considered trash, and thrown away. Items left in common hallways are an extreme fire
♦ The front lawns or courtyards of all buildings should be kept clear of furniture, bicycles, toys and any other
♦ No sign, advertisement, notice or other lettering should be exhibited, inscribed, painted or affixed by any
tenant on any part of the outside or inside of the apartment or building without the prior written consent of
♦ No radio or television aerials or wires should be erected in or about any part of the apartment or building.
♦ You should not allow anything whatsoever to fall from the windows or doors of the apartment. Nor should you
sweep or throw from your apartment any dirt or other substance into any corridors, halls, light shafts,
ventilators or other parts of the building.
♦ Throw rugs, boots, umbrellas, or personal items are not allowed in the front halls.
♦ Trees and shrubbery are a vital and valuable part of the community, and you will be liable for damages or
any mutilation or defacing for which you, your children, or your guests are responsible.
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Any expense incurred by the management as a result of mistreatment of the apartment or common areas
will, insofar as necessary, be assessed against the tenants responsible.
Section 4: Security and Safety
Adequate protection of you and your property is of great concern to your management. Your security begins with your own actions. Be sure to use any lock and other security devices provided to ensure that “uninvited” persons cannot gain access. Close and lock your door at all times. Be suspicious of unexpected deliveries of flowers and telegrams. These are some of the tricks used by professionals to gain entry into a building. Although we install industry-approved lock systems, a professional can override all security devices. The best security is the individual concern of each tenant for the safety of himself and his neighbors. Report “suspicious” persons to the management office. Call the police if you notice a suspicious person in the area. Ask for identification of anyone not known to you who claims to be an employee of All Star Realty, Inc. or its management office. If you do not recognize the person and/or have not received notification of his or her arrival, be wary and call the management office to confirm.
Security for Elderly and Disabled Tenants
Elderly and disabled citizens are, unfortunately, often targets of crime. In order to help protect yourself,
we urge our senior and disabled tenants to take the following precautions:
♦ Establish frequent telephone contact with relatives, encourage frequent visitors and check in with neighbors
♦ Avoid letting strangers stop you for conversation.
♦ Avoid large groups of adolescents and isolated, sparsely traveled streets.
♦ Try to avoid riding elevators with strangers, and try to have your key ready for use before entering your
♦ Avoid parked cars with running motors.
It is required to notify the office if you will be away for an extended period of time. You should also notify the mail carrier, news courier and all other routine delivery people when you plan to be away from your home for an extended period. The Post Office or a neighbor can hold your mail and other deliveries for you until you return. A growing pile of newspapers allows too many people to know you are absent. Before leaving on your vacation, cupboards should be checked for unwrapped foodstuffs and left open in winter months for heat to circulate around pipes. The garbage should be emptied. Mail a check to cover the rent if the rental payment due date comes during your vacation. Your rent is due on the first day of each month, whether you are here or away. Keep all windows closed during your absence to prevent rain damage to draperies, carpeting, and apartment interiors. Check all electrical appliances (such as the stove or coffeepot to be certain that they are
unplugged or off. An economical timer connected to a light or radio will often deter a potential intruder.
The best way to stop fire is to prevent it before it starts. Please observe these safety tips:
Test and change smoke alarm batteries at least every 6 months.
Store all items safely
Empty waste and trash containers daily.
Never leave a fire in a fireplace going while you are not present
Never leave Christmas trees, or lights on when you are not home.
Dispose of newspapers and magazines regularly.
Store all matches in tightly closed metal containers.
Clean grease and spilled food daily from cooking range and oven.
Store cooking grease containers away from the stove/oven.
ever wear flimsy clothing or plastic aprons when cooking.
Keep curtains, towels, potholders, and other flammable items away from cooking range top.
♦ Please refrain from smoking in bed.
♦ Have plenty of ashtrays for smokers to use.
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♦ Never empty ashtrays in wastebaskets until the ash has been soaked.
♦ Always keep household equipment clean and in good repair.
♦ Have worn and frayed electrical cords replaced immediately.
♦ Avoid overloading electric wiring circuits.
♦ Use a heat-resistant pad under toasters, grills and other appliances.
The Fire Department number is 911. Please report any fires to the Fire Department and the office
immediately. Always give an accurate and understandable address to aid fire units in locating the fire.
Storage of kerosene, gasoline or other flammable or explosive agents is prohibited. Fire regulations prohibit tenants from keeping shoes and small carpets outside apartment doors, or from installing burglar gates, or grill cooking on the balconies or rear porches.
Smoke detectors have been installed in every apartment, stairwell and hallway of the development in
compliance with local ordinances and to provide an additional measure of safety for you. These devices
are designed to sense the visible and invisible products of combustion created by a fire, and are intended to give early warning in case of smoke or fire. However, they cannot be expected to protect against fires resulting from smoking in bed. The battery that powers the detector should last at least one year. However, you should test its operation once each month to assure yourself of proper functioning. Test the battery by firmly depressing the button located near the center of the detector cover for a few seconds. The alarm will sound as it would if smoke from a fire were actually present. If the alarm does not sound, call the management office
Section 5: Service
Service Request Procedure
During office hours, you may request service by phoning the management office or sending a service
request to us via fax, mail or email. We request that the explanation of the needed service be clear and as complete as possible. This will help us to give better service and ensure that we fully understand the request. Our goal is to satisfy your request within 48 hours. If this is not possible, either the Site Manager or the Maintenance superintendent will notify you as to the reason and the expected date of completion of the service. In some cases, a part may not be available. Every effort will be made to satisfy your request as soon as possible. Please notify us promptly of any needed repairs to equipment or fixtures. In the case of an emergency, please telephone the management office or maintenance office immediately. If the emergency occurs after the office is closed, telephone the emergency service at (907) 360-1075 or (907) 317-2108.
Examples of items that are considered emergencies are as follows:
- No heat in the winter
- No water service
- Any condition that might cause a fire.
- An odor of gas.(contact gas company first)
- No electricity (contact electric company first)
- A major plumbing leak or sewer stoppage that might damage personal belongings or the building.
- Being locked out of one’s apartment
We sincerely hope that our service request procedure will provide fast, courteous and efficient service. If you have any questions regarding our service request policy, please contact your Manager.
The management provides pest control services on a scheduled basis if needed. Please contact the office if you have a specific problem. We ask your cooperation in not leaving any food open or dirty dishes lying around. These attract insects. Soft drink bottles should be rinsed after use. Garbage and waste should never be left in the apartment.
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Entrance to your apartment is required in order for us to perform exterminating services. To prevent pests from infiltrating the neighborhood and building, keep all trash bins securely closed and clean up all animal waste.
Section 6: Appliances and Apartment Care
In case your appliance does not operate, first check the electrical cord to ensure that it is firmly plugged into the wall socket. If that appears to be in order, contact the office. A management representative will acquaint you with the operation of the heating and air conditioning system and all appliances (range and refrigerator) during the move-in inspection. Please ensure that the management representative explains the operation of any appliance or piece of equipment with which you are not familiar.
The outside of the refrigerator can be kept clean by using a glass or tile cleaner. Avoid the use of abrasives or scouring powders since these products can scratch or dull the finish. Do not use sharp objects to assist in defrosting of a refrigerator. They can puncture coils and ruin the appliance. You should report any problems with your refrigerator to the office.
The outside of the stove can be kept clean by using a glass or multipurpose cleaner such as 409 or Fantastic. Avoid the use of abrasives, scouring powders and oven cleaner on the outside bright surfaces, since these products can scratch or dull the finish. Do not use oven cleaner on the burners or the burner drip pans, since they will dull the finish. Any problems with your range/oven should be reported to the office.
The carpet in your apartment requires your ongoing maintenance. Regular vacuuming, at least weekly, is required. Spot cleaning is also your responsibility, and any spills should be cleaned as soon as possible to avoid staining. Be careful never to use chlorine bleach based products on the carpeting, since it will bleach out the color and ruin the carpeting.
Regular dusting and washing of your hardwood floors are necessary to maintain their finish. The floors were refinished with a modern polyurethane finish that can be easily cleaned with a mild solution of liquid dish soap and warm water or with a window cleaning liquid such as Windex.
Commercial grade tile and/or vinyl Flooring
Regular sweeping and mopping is necessary to maintain your floors, as well as occasional waxing to commercial grade flooring is required to maintain the floors finish.
The surface of the bathtub was refinished with an acrylic surface. It is essential that you DO NOT USE ABRASIVE CLEANERS such as Comet, Softscrub or Kitchen Cleanser, since these products will scratch the surface and dull the finish. Products like Dow Bathroom Cleaner or other foaming type cleaners or dishwashing liquid and a soft sponge will work well in maintaining the cleanliness of the tub without damaging the finish. It is important that you regularly clean the tub and tile surfaces, at least every other week, in order to maintain their appearance.
Section 7: Amenities
If laundry facilities are available to you inside your building, please observe the hours posted on the door to the laundry room. The machines are provided and maintained by commercial companies that are responsible for the repairs. If any of the machines are not working properly, please call our office immediately and identify the machine, and we will contact the company. Please follow the posted rules for operating the machines.
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The following are rules and tips for the use the laundry facilities:
- Use of the laundry facilities is at your own risk, and discretion should be used when using the machines for
synthetic fabrics and other delicate items.
- You cannot dye fabrics in these machines.
- We cannot be responsible for any loss or damage caused by use of the appliances.
- Never leave clothes unattended.
- Remove clothing from the machine promptly.
- Keep the laundry areas neat and clean and use the receptacles provided.
- Children are not allowed in the laundry room area unless supervised by an adult.
- Portable washers and dryers are not permitted in apartments.
We want to make the laundry facility pleasant for each of our tenants. Management must reserve the right to prohibit the use of the laundry room by an individual failing to comply with normal precautions and posted policies for operation of the machines.
If All Star Realty, Inc. provides storage areas, tenants must arrange with the management to use them. Tenants use of any storage area(s) are used at their own discretion and risk. All Star is not responsible for any loss or damage to items stored by tenant.
Section 8: Miscellaneous Provisions
Complaints or Recommendations
By observing the preceding rules, we hope your residence at our building will be pleasant and rewarding. If, as sometimes happens, there are shortcomings on the part of your neighbors or with our management or maintenance personnel, we certainly want to know about it for the well-being of all of our tenants. Likewise, if you have suggestions or recommendations on how we can improve our services to you or if there are functions or activities you would like to have offered, don’t hesitate to make your wishes known. We will appreciate your interest and do our best to incorporate your ideas.
Our policy regarding complaints is as follows:
1. If your complaint involves a tenant or a tenant’s guest, please call the management office.
2. If the manager deems it to be a serious complaint, you will be asked to put it in writing and sign it. The
manager will acknowledge the complaint in writing and handle it as the situation dictates.
3. Complaints involving management or maintenance personnel should be submitted in writing and directed to:
All Star Realty, Inc. 701 W. 41st, Suite 203, Anchorage, AK 99503 Attn: Pat Arnett
4. Only signed complaints will be acted upon.
5. Other comments and recommendations should also be directed to All Star at the above address.
Compensation for Work by Maintenance Personnel
All of our personnel and service providers are compensated by management for their services. If there is a charge for work performed by one of them, we will bill you directly. Do not make payment for service work directly to one of our employees. To avoid misunderstanding, we do not allow any of our employees to perform work for tenants wherein they are paid directly, even during their off-duty hours.
Prohibition against Business Activities
The apartments at your building are intended solely for tenant use. It is expressly forbidden for any tenant to conduct business activities within the confines of his or her apartment within the building, without the expressed written consent of the management.
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All Star Realty, Inc.
701 W 41st Ave Ste #203, Anchorage, AK 99503
(907) 561-7827 (907) 561-7451 fax
The following is the procedures, plans and responsibilities for emergency/disaster related situations. Please read over them regularly, especially during the winter months. If your area is prone to flooding in the spring and snow and ice in the winter, preparedness planning is imperative. Special emphasis has been placed on snow and ice and please read procedures if strong winds or tornados is a possibility.
A. Winter Weather - Because our area does get winter weather - snow and ice - be sure to listen to the radio or television and be prepared. If you live in on a gravel road, park you car near a state road that will be plowed and walk to your residence. Allow extra time in driving as the roads are usually slippery even if there's a coating of snow.
Be sure to....stock an emergency supply of water & nonperishable foods; keep an adequate supply of fuel in an appropriate container; be sure you have oil in your fuel tank; keep a flashlight, a battery powered radio, extra batteries, a first-aid kit and extra prescription medications on hand; have kitty litter and snow shovel on hand and emergency supplies in your car.
B. Flooding - There is little or no warning for rising water. Roads bordering streams or deep roadway ditches can flood and become impassible. Be careful when crossing low lying roadways and watch vehicles in front of you to determine if you should attempt to drive through a flooded area. When in doubt don't go through running water as it is difficult to determine what is underneath the water.
Plan Now - The key to safe and proper handling of any emergency/disaster is preplanning and staying calm during and after the event. Being prepared is every individual's responsibility. Don't rely solely on the authorities. Take charge and plan now so you can be better prepared to take action when the time comes. Advanced planning allows for fewer mistakes and greater safety for you, your family and your home.
URGENT BUT NON-DISASTER EMERGENCY Kitchen fire, leaking water heater, burst water pipe, tree on house, etc.
Upon first occurrence or discovery of problem, secure the property from further damage immediately.
The following is a summary of what to expect. Please post this notice in a visible place. If any of these actions do not occur, notify us immediately. Keeping everyone on schedule is a cooperative effort, and you are part of the team.
* Secure property to avoid additional damage immediately.
* Turn off source of water or electricity or gas, as the situation demands.
* Notify Management - if after hours use our voicemail or emergency number provided.
* Make claim on Resident's insurance.
* Notify Management of Resident's insurance coverage.
* Provide emergency (police, fire, etc.) report to Management within 5 days of incident.
* Provide access for insurance, repair people, etc. to assess and repair damage.
* Notify Management of delays, "no show" appointments, problems with repairs.
* Notify the insurance company and repair companies.
* Takes pictures of damage for owner report.
* Inspects and takes pictures of finished work.
* Handles complaints/conflicts between Resident and repair company.
You should be contacted within 48 hours by the insurance company. They will assess the damage. Within 3-10 days, depending on the severity of the damage, the repairs will begin. Please remember that work is performed during normal daytime business hours, Monday through Friday and may require several days to complete. The repair company will set a time with you to work on the house. If necessary, we will provide repair personnel with a key to the property to expedite the necessary repairs.
After the repairs are complete, we will set up a time to inspect the completed work. If there is a delay, please contact us. Sometimes the repair company is not prompt in scheduling the inspection. Your help is vital to this process.
You are responsible for any loss to the owner due to resident negligence. If the damage was caused by a current resident or a guest, please be aware all charges not covered by insurance will be billed to you.
1. Have an emergency preparedness plan, a checklist and a storm kit.
2. Upon first notification, complete the Disaster Plan - Tenant Form that is provided by Management. See
sample at the end of this report.
3. Fax or deliver the Tenant Form to the Management Office, at (907) 561-7451. If you cannot fax the
information, mail the form to us immediately.
4. Stay tuned to the local news media and follow all recommended precautions and instructions. The local
governments have a thorough Disaster Plan, and the news media will keep us all informed.
5. During a storm or before leaving the property, please be sure to:
A. Turn off main electrical breaker to house.
B. Turn off main gas line to house.
C. Turn off main water supply to house.
6. Take all recommended precautions by the local news media and storm bulletins publications.
7. Secure your pets, inside. If it not safe for you outside, it is not safe for your pets either!
8. Secure all outside items - bring in swings sets, play houses, small planters, anything that could turn into a
flying object during high winds.
9. Secure house against damage. Put masking tape on windows and secure screen/storm doors.
10. Make sure we have a key for your house.
11. If you are leaving town, call our office before leaving and before returning to verify the house is safe to
YOU ARE RESPONSIBLE FOR SECURING THE PROPERTY AGAINST POSSIBLE DAMAGE.
EVERYTHING A HOMEOWNER SHOULD DO, YOU ARE EXPECTED TO DO.
CHECKLIST - BE SURE THAT YOU HAVE...
____ TURN OFF ELECTRICITY AT MAIN BREAKER?
____ SHUT OFF GAS?
____ SHUT OFF MAIN WATER SUPPLY TO HOUSE?
____ TAKE PETS WITH YOU OR TO A PET SHELTER?
____ SECURED ALL OUTSIDE ITEMS?
____ HAVE A BATTERY OPERATED RADIO?
____ NOTIFY MANAGEMENT YOU ARE LEAVING and HOW TO CONTACT YOU?
DISASTER PLAN - RESIDENT FORM
ADDRESS OF PROPERTY:
ARE YOU LEAVING TOWN? _______________
IF SO, HOW CAN WE REACH YOU?
WHO IS YOUR INSURANCE CARRIER?
WHO IS YOUR AGENT?
All Star Realty, Inc.
701 W 41st Ave Ste #203, Anchorage, AK 99503
(907) 561-7827 (907) 561-7451 fax
Make Your Home a Safe Haven for Kids
Young people are our most precious and our most vulnerable family members. Although you might not suspect it, there are enough hazards lurking in your home to provide a real threat of injury, or even death. The multiple dangers of burning, scalding, fire, choking, poisoning, falling and countless others must be avoided through preparation and planning. Many of these same precautions protect your entire household. Here's a checklist for safeproofing your home:
Emergency numbers posted near phones.
Back burners used on stove, and pot handles turned toward back; guards on stove knobs, to avoid accidental burns or scalding.
Fire extinguisher easily accessible.
Detergents, pet supplies, vitamins, sharp utensils, and small, hard foods like nuts and carrots stored out of children's reach.
Children never left alone, even briefly.
Safety locks on toilet lids.
Water temperature at 120 degrees F or less.
Electrical appliances kept away from water.
First aid supplies (and medicines, razors and cosmetics) locked in cabinet. Ipecac syrup on hand, to be used only if directed by a poison control center.
Smoke alarms on every level and every sleeping area, tested monthly; batteries replaced twice yearly. Carbon monoxide detectors on every level.
Multiple fire escape routes practiced from every room, and outside meeting place determined.
Safety gates at top and bottom of stairs.
Window blind and drapery cords tied up or refitted with safety tassels.
Certified small-parts tester used to determine if a small toy or toy part presents a choking hazard.
Poisonous plants kept out of reach.
Firearms stored unloaded and locked up. Ammunition locked in a separate location.
Crib has maximum 2 3/8 inches between slats; no protrusions over 1/16 inch.
Toys, pillows, soft bedding and plastic materials removed from crib.
Window guards on all windows except emergency exits.
Tall or heavy furniture secured to walls; sharp edges cushioned.
Sources used to create this article include the Consumer Product Safety Commission and the Lexington Herald Leader.
Grill Fires, Explosions and CO Poisoning The summer is a season for outdoor food and fun around the barbecue. Unfortunately, it's also the time for burn injuries and poisonings from improper use of grills. As the barbecue season goes into full swing, the U.S. Consumer Product Safety Commission (CPSC) is warning of dangers related to carbon monoxide poisoning and burns, as well as defective gas grills that have been recalled by the manufacturers.
Charcoal Grill Safety Tips Each year, charcoal grills are involved in about 20 deaths and more than 300 emergency room-treated injuries due to carbon monoxide (CO) poisoning. Burning charcoal produces CO, a colorless, odorless gas that can accumulate to toxic levels in closed environments. To reduce your risk of CO poisonings, follow CPSC's 3 safety tips: 1 - Never burn charcoal inside of homes, vehicles, tents, or campers. 2 - Charcoal should never be used indoors, even with ventilation. 3 - Since charcoal produces CO until the charcoal is completely extinguished, do not store the grill indoors with freshly used coals.
Gas Grill Safety Tips Liquid petroleum (LP) gas or propane, used in gas grills, is extremely flammable and hazardous. Each year more than 500 fires occur when people use gas grills. You're at greatest risk just after refilling and reattaching the grill's gas container, or when you're using a grill that's been left idle for a period of time.
To reduce the risks, follow these precautions suggested by CPSC: Check the tubes that lead into the burner for any blockage from insects, spiders, or food grease. Use a pipe cleaner or wire to clear blockage and push it through to the main part of the burner. Check grill hoses for cracking, brittleness, holes, and leaks. Make sure there are no sharp bends in the hose or tubing. Move gas hoses as far away as possible from hot surfaces and dripping hot grease. If you can't move the hoses, install a heat shield to protect them. Replace scratched or nicked connectors, which can eventually leak gas. If you detect a gas leak, immediately turn off the gas at the tank and don't attempt to light the grill until the leak is fixed. Keep lighted cigarettes, matches, or open flames away from a leaking grill. Never use a grill indoors. Use the grill at least 10 feet away from any building. Do not use the grill in a garage, carport, porch, or under a surface that can catch fire. When lighting the grill, keep the top open. If the grill does not light in first several attempts, wait 5 minutes to allow gas to dissipate. Never attempt to repair the tank valve or the appliance yourself. See an LP gas dealer or a qualified appliance repair person. Use caution when storing LP gas containers. Always keep containers upright. Never store a spare gas container under or near the grill, or store a full container indoors. Never store or use flammable liquids, like gasoline, near the grill. To avoid incidents while transporting LP gas containers, consumers should transport the container in a secure, upright position. Never keep a filled container in a hot car or car trunk. Heat will cause the gas pressure to increase, causing the relief valve to open and allowing gas to escape. CPSC worked with grill manufacturers to develop a new voluntary standard to prevent LP gas leaks. Grills meeting this standard will shut themselves off if a gas leak occurs.
Grill Recalls In November 1998, CPSC and Sunbeam Products Inc. recalled for repair about 80,000 Grillmaster gas grills with side burners. The side burner's propane gas hose on these grills can twist up toward the aluminum casting of the grill, causing overheating and melting of the hose. Gas leakage or a fire could result from the hose damage.
To get a free repair kit or for more information, call Sunbeam toll-free at (888) 892-8150. In May 1999, CPSC and Kmart announced a recall of about 40,000 Tru-Burn Portable LP Gas Grills because their burner manifolds can separate during use and ignite nearby combustibles. For more information, call Kmart toll-free at (800) 63KMART.
WHY TENATS NEED INSURANCE
Copyright 2002 by Landlord.com
ADDRESS: ______________________________, APT.#___________
CITY?STATE: ____________________________ ZIP_____________
We wanted to take a moment to alert you to your need for insurance, both on the
contents of your rental unit, and to protect against your possible liability for certain
events. We are not trying to sell you insurance or tell you what to do, and we do not
give referrals. We will leave the decision about who to get your insurance from, or
whether to get any at all, to you. But we want to advise you that you have certain risks,
and that you might want to take steps to insure that these do not turn into a costly
First, please understand that we are not responsible for loss of or damage to the personal property in your rental unit. Except under very rare and unusual circumstances our insurance
company will not reimburse you for loss of your personal property due to theft, for example, or for other things that occur in your unit. It is up to you to get coverage, and it may be a very good idea for you to do so.
Second, if you should cause damage to the rental unit, our insurance company will
probably fix the damage, but they may well come back to you for reimbursement under
''subrogation clause'' that is in our policy. So, for example, if you are cooking and there is a fire, the insurance company will fix the fire damage, but they will look to you for reimbursement of the cost. If they do, they will not ask us how we feel about it; at that point we will have no control of them.
There are a lot of different things that could happen in your rental unit that you might be
liable for, and for which our insurance may not acknowledge coverage. Your friend
might slip and fall on your newly-waxed floor. A delivery man might injure himself while
bringing a new TV set to you. Someone might break into your apartment and steal a
valuable piece of property you borrowed from a friend. We are not giving you a legal
opinion that you would be liable for these things, but in our personal judgment there is a
very real risk of it.
These are just a few of the kinds of things you need to be concerned about. There are other. Whether or not you decide to get insurance is up to you. Any good insurance agent or broker can tell you what kind of coverage you need and how much it will cost. We think you will find the cost very reasonable considering the peace of mind it will give coverage for your personal property and your potential liability to others, at least. Talk to the agent or broker you select and he or she will advise you in making your decision about the types and amounts of coverage you need.
DATED: __________________ OWNER/AGENT: ________________________
Copyright 2002 by Landlord.com
DEFINITION OF NORMAL WEAR AND TEAR
MAINTENANCE RESPONSIBILITIES - MANAGEMENT vs. RESIDENT
1. Carpet: Normal wear on carpet is the actual wear on the material until worn out. Spots, stains, and burns, are damage, not normal wear. Tenants are responsible for removing spots completely. Any spots or burns which can not be removed will result in the replacement of carpet at tenants expense.
2. Walls & Paint: The walls are painted with a high quality latex paint, professionally applied and guaranteed for 5 normal damp washings. Any scratches, holes (nail holes), chips, etc; or excessive soiling (except pin holes or small wear on corners that can be touched up) which require repainting are considered damage. Any washing, scrubbing, painting or deodorizing required to remove the EFFECTS OF TOBACCO SMOKE OR NICOTINE ARE NOT the result of normal wear and will be charged to tenants. When vacating, do not fill nail holes.
3. Woodwork: Woodwork is of professional quality that cannot be touched up or repaired. All existing scratches should be listed on the move in exceptions sheet given at time of occupancy. Any further scratches will be listed as damage. Any large scratches will result in replacement of the particular piece of woodwork at the tenant's expense. Slamming sliding doors will cause them to jump tracks and result in jammed and scratched doors. The resulting repairs and/or replacement will be charged to the tenants.
4. Appliances: Damaged appliances and clogged garbage disposals are not considered reasonable wear and tear.
5. Garbage Disposals: Objects such as dish cloths, bottle caps and broken glass stuck in the disposer will cause damage. Banana peels and celery will plug the disposer. Use PLENTY of water when disposing of soft waste such as macaroni, potatoes, etc. Ice cubes will sharpen and clean your disposer.
6. Dishwasher: If you do not properly rinse and load dishes, severe damage can be done. Plastic ware should not be washed in the dishwasher as they may get stuck in the motor.
7. Drains: The tenant is responsible for any clogged drains due to misuse. For example, pouring grease down the kitchen sink, plugged disposals, hair in the bathroom sink and tub or clogged toilets from sanitary napkins or toys will cause clogged drains. The repair costs will be charged to the tenant.
8. Patio sliding doors: Damage to doors caused by using unnecessary force to open or close will be charged to the tenant. The doors will freeze in the winter if you close the curtains in your apartment for long periods of time, place furniture in front of the sliding door or if your apartment is kept very moist.
1. You may qualify for a free weatherization program that can cut your electric bill ...... See management office or the state public assistance office for details.
2. Check weather-stripping on your outside door.
3. If you have a fireplace, be sure to keep the damper closed when not in use.
4. Close off unoccupied rooms and turn the heat to low in those rooms.
5. Use kitchen and bath ventilating fans sparingly. in just one hour, these fans can blow out a house full of warm air. Turn them off as soon as they have done their job.
6. Lower your thermostat, especially when you are going to be gone during the day. Set thermostat on 68 degrees and leave it there in the winter.
7. Check you toilet to be sure it is not running constantly. This can drain your hot water heater tank and make it work overtime. Contact your Manager if this is happening.
8. The average dishwasher uses 14 gallons of hot water per load, so be sure your dishwasher is full, but not overloaded, when you turn it on. Use cool dry cycle, the dishes will still dry and it will save you money.
9. Regularly defrost your normal manual refrigerators and freezers: frost build up increases the amount of energy needed to keep the motor running. Never allow frost to build up more than 1/4 inch.
10. Wash clothes in warm or cold water and rinse in cold to save using your hot water heater. Cold water makes your colored clothes look nicer longer and they wrinkle less too.
11. Keep the lint screen in the dryer clean. Remove lint after each load. Lint impedes the flow of fresh air in the dryers, taking longer to dry clothes and costing you more in coin operated machines.
12. Turn off lights when you are not using them.
13. Do not leave appliances or TV running when not in use.
14. Dust off or vacuum radiator surface frequently. Dust and grime impede the flow of heat.
15. Notify the manager if you have a leaky faucet or running toilet.
16. Heating water accounts for about 20% of all energy we use in our homes, so do not waste it. Take shorter showers to lower your bill.
When putting food down the disposer, it is necessary to run cold water before, during and after the running of the disposal.
NEVER put onions, broccoli stems, artichoke leaves, celery, corn husks, potato peels or any other fiberous item in the disposer.
Keep you disposer clean and sharp by chopping a tray of ice cubes. This can prevent future problems.
** Should your disposal seemed jammed, please check the re-set button located on the disposal unit under the sink before calling management. It will be located on the side or bottom of the disposal. Tenants will be charged for un-jamming disposals.
If a car parks in your parking space:
1) Park your vehicle in a visitors space (NOT another resident's space or you may get towed).
2) Put a note on the offending vehicle or go talk with the person to please not park in your assigned space.
If during business hours call management and let us know the type, color, and license plate number, and the car's owner (if known).
If after hours please call and leave a message with the above information on our recorder.
Management will promptly tow any vehicle that continues to park in other tenant parking spaces, on the grass, in front of a dumpster, fire hydrant, or blocking other vehicles.
Do not have a car towed yourself. In such an instance your liability is very high.
Should your vehicle information change, please fill out & return to All Star Realty, Inc.
Resident's Vehicle Information:
License Plate # _____________________
License Plate # ______________________
When a tenant wants to move from a month-to-month tenancy, the law requires that he/she give written notice to the landlord at least 30 days before the rental due date and specify the termination date in the notice. If the tenant wishes to move between rental due dates, the notice must be delivered on or before the rental due date which falls at least 30 days before the move out date. (AS.34.03.290(b).).
If rent is due on the 1st of each month and the tenant wishes to move out on the 1st of March, the notice must be delivered to the landlord on or before February 1st. If a tenant wishes to move out on March 21st, notice would also need to be delivered by February 1st.
Tenants on a month-to-month tenancy who do not give proper notice are responsible for rent for one rental period or until the unit is re-rented, whichever is less. (AS 34.03.230(c).) In addition, tenants whom give an improper notice may experience a delay in having their deposit returned to them. (AS 34.03.070(g).).
Tenants whom have signed a lease and wish to move out when the lease expires are also required to give written notice at least 30 days prior to the expiration of the lease. If a tenant stays in a rental unit over the term of the lease the are considered a hold over tenant and are on a month-to-month tenancy. If this tenant wishes to move they must follow the above guidelines when moving out.
When the landlord accepts a moving out notice but the tenant does not move out according to the notice, the landlord may sue for eviction. If the tenant stayed beyond the specified move out date willfully and not in good faith, the landlord may also sue for 1 1/2 times the actual damages. (AS 34.03.290(a).).
Breaking a Rental Lease
Even the most fastidious tenant might at some point have to break a long-term lease because of a job transfer, a health problem, or eloping to Ethiopia. If you have any suspicion that you might have to move out before your lease term is up, the best way to head off problems is to tailor your rental search accordingly. Even if you're midway through your term, these tips will help you through the process of an early breakup with your rental.
Look before you lease
While you're perusing that crisp new lease, on the verge of committing yourself to a yearlong rental, hold that teetering pen a minute. If the term of your lease seems dicey for any reason, consider a shorter-term rental or a month-to-month contract. You'll sacrifice some security—rents can rise between renewals, or your landlord may decide not to renew—but the bucket of money you'll save versus breaking a long-term lease is worth the price of some nail-chewing, or even a slightly higher rent. (This type of agreement is also riskier for landlords, since it costs them extra time, energy, and money to fill more frequent vacancies.)
Another solution may be to rent from an individual rather than a corporation. Despite their best intentions, managers of rental complexes often have less flexibility to negotiate when a tenant has to vacate before the lease is up.
As with most contracts, lease guidelines vary by state. Members of the military, for example, can in some states, under some conditions, legally "break" a lease without repercussions, but even this isn't a universal truth. Find out what your rights and options are. State guidelines are easy to find on the Web. Here's a link from nolo.com: http://www.nolo.com/lawcenter/statute/state.cfm. For links to the Attorney General's office of all 50 states, go to http://directory.tenantsunion.org.
Negotiating an Early-Release Clause
Any lease agreement worth the price of admission will spell out your and your landlord's obligations if one of you breaks a lease term. But even if you hope to stay in your rental until death do you part, it's smart to add an "early-release clause" in case an emergency arises.
Most early-release clauses state that in case of early departure, the tenant owes one or two months of extra rent or will be responsible for payments until a new tenant is found, whichever happens first. The tenant's security deposit may also be forfeited, if allowed by the state. This may sound painful, but keep in mind that we're talking about breaking a legally binding contract, and try to be humble.
In most states, landlords aren't required to negotiate terms not covered in the original lease or subsequent written amendments. This gives you extra reason to be polite and reasonable during lease negotiations. If a problem does occur in the future, your landlord will know that your heart is in the right place.
Running on Empty
Suppose you signed a boilerplate lease with no early-release clause, and you've been in your new place for three months. Suddenly you have a job offer you can't refuse, but it's in Boston and you're in Beloit; or you take a sudden, fatal hit on your income and can't afford your monthly rent; or your apartment turns out to have mildew problems and your landlord has ignored your health complaints. Here are some do's and don'ts to help you make the best of things when you're running on empty.
· Be straight-up. If your reason for wanting to move might be fixed with a putty knife or an honest conversation, make an appointment to talk with your landlord. Don't be shy; this is your home.
· Treat your landlord with respect. Let her know as soon as possible that you might have to break your lease, so that you can discuss the possibilities and she can get started on finding a replacement. In most states, by the way, landlords are required by law to make an earnest effort to fill vacancies, even if a tenant breaks a lease.
· Ask your landlord if she is amenable to a new leaseholder or sublessee taking over the remainder of your lease. (The new tenant would be subject to her approval, of course.) If this was disallowed in the original lease and she agrees to an amendment, be sure to put it in writing, with both of your signatures, and don't walk away without a copy. A cautionary note: If you sublet, as the primary leaseholder you will still be responsible for future rent payments, property damage, and the like if the sublessee defaults on payments. If a new tenant becomes the leaseholder, you're out of the picture. While that might make you happier, either option is preferable to being unprotected.
· Show your landlord that you care. Offer to locate a new sublessee or leaseholder yourself. Contact friends, family, and coworkers for leads, and be willing to place—and pay for—ads.
· Be first to bring up compensations for your landlord for the trouble your situation presents to her, using the early-release clause guidelines as a starting point.
· Take off without notice. Think of every rental experience as being married to your credit report. If you skip out, not only do you lose the chance to build up your credit, but it can also create a deep, dark gouge in your credit report, affecting your future ability to qualify for a credit card or buy a house or car.
· "Pretend" you're still a tenant. Your landlord deserves to expect that his property is occupied, and it's almost certain that your lease states that as a condition. Believe it or not, it's not all about money: If you vacate, the law is rarely on your side, even if you're religious about sending payments. You can be held in default, and your landlord may have legal claim to your belongings.
· Be defensive about negotiations. The point here is to accomplish three things: 1) move; 2) maintain a good landlord-tenant relationship; and 3) avoid blemishing your credit history. The quickest way to guarantee a bad ending is to come out of the wild blue threatening a lawsuit, especially since you probably wouldn't come out as the winner.
Disputes and Other Worst-Case Scenarios
If your efforts to negotiate go bust, what's the worst that could happen? You could end up being forced to stay or forced to pay, depending on the wording of your lease. If you vacate without an early-release clause, in addition to continuing responsibility for monthly rent you might have to pay for your landlord's advertising, cleaning, and other costs.
When a tenant breaks a lease, the law is almost invariably on the landlord's side, so you can be fairly sure that pursuing a solution in small claims court would add to your debt rather than come to your aid. If you've tried negotiating and your landlord still won't give an inch, your final option may be to contact a mediator. Mediators are usually publicly funded and available free or at low cost. To find out whether one is available in your area, contact the office of your mayor or city manager and ask to talk with someone about housing disputes or landlord-tenant mediation.
If your dispute stems from your landlord not abiding by the lease terms—say, by not fixing a leaky ceiling or ignoring an environmental hazard—again, try first to iron it out with a discussion. If this ends in a standoff, for health-related issues contact your local Health Department. They'll do an inspection and, if necessary, pursue action against the landlord themselves, without your having to get involved or break your lease.
From stress to success
Moving is stressful even under the best of circumstances. That you might have to break a legal contract in order to do so adds an extra financial and emotional dimension for both you and your landlord. With this in mind, address your landlord with respect and a willingness to compromise. You might both even get what you want.
Sally Anderson is a writer and editor based in Seattle
OUTLINE OF CHECKOUT PROCEDURES
1. A 30 day written notice to vacate must be given on or before the 1st of the month. Rent will be charged for the 30 day rental period following the date the notice reaches the office. This is in accordance with Alaska State Law. (See "Move Out Proper Notice").
2. Rent will be charged until tenant's personal property is removed from the unit, cleaning is done, keys are returned, and unit is ready for inspection.
3. Clean unit per "Move out cleaning check list" and have carpets professionally steam cleaned not shampooed. * Tenants must provide management with a copy of the receipt at time of move out.
4. Before moving out, the tenant is to arrange with management for a move out inspection. All tenant's personal property, cleaning, etc. should be completed prior to the inspection.
5. After the property has been checked by management, sanitized, repairs made, and any additional cleaning done, the cost will be deducted from the deposit paid and balance will be refunded by mail to tenant. If charges exceed the amount of deposit paid, tenant will be billed for the balance due.
6. REMEMBER TO:
a. Cancel deliveries (paper,laundry,etc.)
b. Notify phone, gas, electric, cable companies, etc. & request final bills
c. Notify in advance postman, publications, and correspondents new address
d. Transfer rental insurance policies
e. Provide forwarding address to management
Prior to move in, you must have the utilities indicated below transferred into your name. When the transfer is completed please record the account number in the space provided and return this form to management.
Electricity: Account Numbers
Chugach Electric Assoc. __________________________
5601 Minnesota Dr.
Municipal Light & Power ___________________________
1200 E. Post Rd.
Enstar Natural Gas Co. ___________________________
3000 Spenard Rd.
Anchorage Water & Wastewater Utility ____________________________
3000 Arctic Blvd.
Waste Mgmt ____________________________
6301 Rosewood St.
ACS GCI _____________________________
600 Telephone Ave. or 2550 Denali St. Ste.#1000
GCI Cable, Inc. ACS _____________________________
5151 Fairbanks St. or 600 Telephone Ave
1-888-2583-2794 563-2119 _____________________________