Tenant FAQs

  • I want to paint a room or make other additions/improvements to the property.
    All modifications and improvements must be cleared through your property manager in writing. Most owners are happy to help you feel at home with reasonable requests. If the answer is yes, you will be responsible for ensuring a professional job is performed and, unless otherwise agreed upon in writing, you are responsible for all labor and material costs. If an owner says no, it is final. There are no exceptions to this, and failure to comply may result in a directive to return the property to its previous condition immediately. Your relevent FAQ answer.
  • What will the owner’s insurance policy cover?
    A property owner’s insurance on a rental property is designed to assist in repairing and rebuilding the home itself after major damage has occurred. It does not cover general repairs, injury or death of tenants, security, or loss of personal items. Generally, except under special circumstances, the OWNER IS NOT legally responsible for the loss to the tenant’s personal property, possessions or personal liability, and OWNER’S INSURANCE WILL NOT COVER such losses or damages. lf damages or injury to owner’s property is caused by resident, resident’s guest(s) or child (children), the owner’s insurance company may have the right to attempt (under the “subrogation clause”) to recover from the resident(s) payments made under owner’s policy. Following is a non-inclusive list of examples of possible costly misfortunes that, except for special circumstances, you could be held legally responsible for
    • Your babysitter injures herself in your unit.
    • Your defective electrical extension cord starts a fire which causes damage to the building and your personal property and or the personal property of others.
    • A friend, or your handyman, is injured while helping you slide out your refrigerator so you can clean behind it.
    • While fixing your television set, a handyman hired by you is injured when he slips on the floor you have just waxed.
    • Your locked car is broken into and your personal property and that of a friend is stolen.
    • A burglar breaks your front door lock and steals your valuables or personal property.
    We highly encourage all tenants to obtain a Renter’s Insurance Policy. These are often between $10-$20/month and depending on the plan will protect you and your property in instances of injury, theft, fire, etc.
  • request a Landlord reference letter from you?
    We will be more than happy to provide a letter of reference that will provide confirmation of your move-in date, rental payment history, current rent amount, and condition of the property.  To request a letter, please complete the below form. Requests are processed within 48 business hours. We will need the contact info of where we will be sending the reference letter, so please be prepared to provide that information.
  • add or remove a tenant to a lease?
    Making a request to either add or remove a tenant to a lease is a pretty easy process. Before you get started we want to make sure you understand the process before you get started. Adding a tenant All tenants to be added will need to complete an application. Once you complete the form below, we will send the new prospective tenant an email with the application directions. The prospective tenant will need to pay a non-refundable application fee. If the owner of the property does agree to add the new tenant, a new lease will be generated and all current and new tenants will need to sign the new lease.  The terms of the new lease may be different from the current lease.  There will be a $50 lease modification fee for processing this request. Removing a tenant We will need to review the income of the remaining tenants to make sure that the income of the remaining tenants can meet our income requirements for the property. We will request verification of income from remaining tenants and are looking for 2.5-3x the monthly rent in verifiable income. If the owner of the property does agree to remove the tenant, a new lease will be generated and all remaining tenants will need to sign the new lease.  The terms of the new lease may be different from the current lease. There will be a $50 lease modification fee for processing this request. To start the process of adding or removing a tenant, please complete the below form.
  • I mailed my rent in, but my manager says he/she never received it. What should I do?
    We recommend that any mailed funds be issued by check, preferably a cashier’s check or other bank issued check  (which can usually be traced, or re-issued if needed). If you paid using a bank-issued check and we can verify that it was sent, you will not be charged a late fee provided you correct the error immediately. However, Wolfgang Property Management is not responsible for lost rent and you are liable for any associated late fees. Proof of payment does not include money order stubs or returned mail. Note:  your lease or past payment history may dictate you are required to pay with cashier’s check or money order).
  • When can I renew my lease?
    Wolfgang Property Management allows renewals starting 60 days before the expiration of the current lease. Your manager will discuss with the owner if they choose to continue renting the home, and will discuss with you if you would like to say. If all parties are in agreement, a short lease renewal form will be completed.
  • Pet Screening
    This document provides a summary of some of the statutes and regulations governing the treatment of service animals and companion animals. The purpose of this document is to provide authorized users of PetScreening.com guidance in the completion and evaluation of individual  PetScreening.com Pet Profiles. PetScreening.com evaluates each Pet Profile application based on the unique characteristics of the application. This document is not a statement of PetScreening.com policies or procedures. This document is for informational purposes only and is not intended to be relied upon as legal advice. If you need legal advice, please consult an attorney. To complete your pet Screening, please click here
     

    What is a Service Animal?

    A service animal is a dog or miniature horse that is individually trained to do work or perform tasks for the benefit of an individual with a disability. Service animals are regulated by the American’s with Disability Act (ADA). Title III of the ADA prevents private places of public accommodation from discriminating against individuals with disabilities. A service animal is typically certified in the type of work or tasks it performs. The provision of emotional support, well-being, comfort, or companionship do not constitute work or tasks. Read the Americans with Disabilities Act

    What is a Companion Animal?

    A companion animal is an animal that provides emotional support, well-being, comfort, or companionship to an individual. For the applicant to qualify for a companion animal the applicant must have a letter from a qualified mental health professional on his/her letterhead that states the applicant is under his/her care, is emotionally or psychiatrically disabled, and prescribes for the applicant a companion animal. Without this letter, if the applicant presents an animal as a companion animal, the applicant may be in violation of federal law. Companion animals are regulated by the Fair Housing Act (FHA), not the Americans with Disabilities Act (ADA). Companion animals may sometimes be referred to as emotional support animals or therapy animals. Read the Americans with Disabilities Act

    What is a Household Pet?

    A household pet is a domesticated animal, such as a dog, cat, bird, rodent (including a rabbit), fish, or turtle, that is traditionally kept in the home for pleasure. This does not include service animals, companion animals, agricultural livestock or animals used for commercial purposes.

    What are the Differences Between a Service and Companion Animal?

    A service animal must be individually trained to perform work or tasks directly related to the handler’s disability, while a companion animal provides emotional support, well-being, comfort, or companionship to an individual. Companion animals are not individually trained to perform any specific kind of task. The principal service that companion animals provide is emotional support, well-being, comfort, or companionship to an individual. Companion animals must be prescribed by a qualified mental health professional. While service animals are trained to behave flawlessly in public, companion animals may or may not be as well-behaved. As a result, companion animals may be virtually indistinguishable from a household pet. The ADA requires private places of public accommodation to make “reasonable modifications” to accommodate service animals. The FHA and the United States Department of Housing and Urban Development (HUD) implementing regulations require most housing providers to evaluate any request for reasonable accommodation for a service animal or companion animal using the general principles applicable to all reasonable accommodation requests.

    What Documentation may be Required by Service Providers?

    A service provider is permitted to request reasonable documentation to confirm the classification of a service or companion animal if the applicant's disability is not readily apparent or already known to the service provider (HUD). The determination of whether the applicant has a disability-related need for a service or companion animal involves an individualized assessment. Reasonable documentation may include the following:
    • Service Animals
      • A service animal certification letter
    • Companion Animals
      • A letter from a qualified mental health professional prescribing a companion animal

    What is the American's with Disabilities Act (ADA)?

    The ADA is a civil rights law that prohibits discrimination against individuals with disabilities in all areas of public life, including jobs, schools, transportation, and all public and private places that are open to the general public. The purpose of the law is to make sure that people with disabilities have the same rights and opportunities as everyone else. The ADA gives civil rights protections to individuals with disabilities similar to those provided to individuals on the basis of race, color, sex, national origin, age, and religion. It guarantees equal opportunity for individuals with disabilities in public accommodations, employment, transportation, state and local government services, and telecommunications. The ADA is divided into five titles (or sections) that relate to different areas of public life. Title III covers private places of public accommodation which is relevant to service animals. Read the Americans with Disabilities Act

    What is Title III of the ADA?

    Title III of the ADA prohibits private places of public accommodation from discriminating against individuals with disabilities. Examples of public accommodations include privately-owned, leased or operated facilities like hotels, restaurants, retail merchants, doctor’s offices, golf courses, private schools, day care centers, health clubs, sports stadiums, movie theaters, and so on. This title sets the minimum standards for accessibility, alterations, and new construction of facilities. It also requires public accommodations to remove barriers in existing buildings where it is easy to do so without much difficulty or expense. This title directs businesses to make "reasonable modifications" to their usual ways of doing things when serving people with disabilities. It also requires that they take steps necessary to communicate effectively with customers with vision, hearing, and speech disabilities. This title is regulated and enforced by the U.S. Department of Justice. Read the Americans with Disabilities Act Subchapter III

    What is the Fair Housing Act (FHA)?

    The Fair Housing Act is a federal act in the United States intended to protect the buyer or renter of a dwelling from seller or landlord discrimination. Its primary prohibition makes it unlawful to refuse to sell, rent to, or negotiate with any person because of that person's inclusion in a protected class. The goal is a unitary housing market in which a person's background (as opposed to financial resources) does not arbitrarily restrict access. Protected classes include race, color, religion, national origin, disability, and familial status.

    Where are Reasonable Accommodations for Service and Companion Animals?

    If a person is physically impaired (disabled) and has individually trained service dog to perform a major life task that the person has trouble performing for him or herself, or a companion animal prescribed by a licensed mental health professional, the Fair Housing Act requires the landlord/property manager to make a reasonable accommodation to their policies and allow the tenant to have a service or companion animal. This includes species, breed, and weight policies. That means if they have a "cats only" policy, they must accept a service dog. If they have a policy that allows dogs weighing no more than 30 lbs. and a qualified companion animal weighs 75 lbs., they must make a change in the rules to accommodate the animal. If they accept all dogs, except pit bulls, and the qualified companion animal is a pit bull, they must make a change in the rules to accommodate the animal. EXCEPTIONS: Property managers and landlords are NOT required to make a reasonable accommodation under the Fair Housing Act for service or companion animals in the following cases:
    • Buildings with 4 or fewer units where the landlord occupies one of the units
    • Single-family housing sold or rented without a real estate broker
    • Hotels and Motels are not considered dwellings under the FHA but are considered places of public accommodation under the ADA
    • Private Clubs
    The following are excerpts from a HUD memo issued April 25 2013 regarding reasonable accommodations for service and companion animals under the Fair Housing Act (FHAct) and Section 504 of the Rehabilitation Act of 1972 (504): *the references to “assistance animal(s)” in the excerpts from the HUD memo includes service and companion animals. "The FHAct and the U.S. Department of Housing and Urban Development's (HUD) implementing regulations prohibit discrimination because of disability and apply regardless of the presence of Federal Financial assistance. Section 504 and HUD's Section 504 regulations apply a similar prohibition on disability discrimination to all recipients of financial assistance from HUD. The reasonable accommodation provisions of both laws must be considered in situations where persons with disabilities use (or seek to use) assistance animals in housing where the provider forbids residents from having pets or otherwise imposes restrictions or conditions relating to pets and other animals." "An assistance animal is not a pet. It is an animal that works, provides assistance, or performs tasks for the benefit of a person with a disability, or provides emotional support that alleviates one or more identified symptoms or effects of a person's disability. Assistance animals perform many disability-related functions, including but not limited to, guiding individuals who are blind or have low vision, alerting individuals who are deaf or hard of hearing to sounds, providing protection or rescue assistance, pulling a wheelchair, fetching items, alerting persons to impending seizures, or providing emotional support to persons with disabilities who have a disability-related need for such support. For purposes of reasonable accommodation requests, neither the FHAct nor Section 504 requires an assistance animal to be individually trained or certified. While dogs are the most common type of assistance animal, other animals can also be assistance animals." "Housing providers are to evaluate a request for a reasonable accommodation to possess an assistance animal in a dwelling using the general principles applicable to all reasonable accommodation requests. After receiving such a request, the housing provider must consider the following:
    1. Does the person seeking to use and live with the animal have a disability — i.e., a physical or mental impairment that substantially limits one or more major life activities?
    2. Does the person making the request have a disability-related need for an assistance animal? In other words, does the animal work, provide assistance, perform tasks or services for the benefit of a person with a disability, or provide emotional support that alleviates one or more of the identified symptoms or effects of a person's existing disability?
    If the answer to question (1) or (2) is "no," then the FHAct and Section 504 do not require a modification to a provider's "no pets" policy, and the reasonable accommodation request may be denied." "Where the answers to questions (1) and (2) are "yes," the FHAct and Section 504 require the housing provider to modify or provide an exception to a "no pets" rule or policy to permit a person with a disability to live with and use an assistance animal(s) in all areas of the premises where persons are normally allowed to go, unless doing so would impose an undue financial and administrative burden or would fundamentally alter the nature of the housing provider's services. The request may also be denied if: the specific assistance animal in question poses a direct threat to the health or safety of others that cannot be reduced or eliminated by another reasonable accommodation, or the specific assistance animal in question would cause substantial physical damage to the property of others that cannot be reduced or eliminated by another reasonable accommodation. Breed, size, and weight limitations may not be applied to an assistance animal_ A determination that an assistance animal poses a direct threat of harm to others or would cause substantial physical damage to the property of others must be based on an individualized assessment that relies on objective evidence about the specific animal's actual conduct — not on mere speculation or fear about the types of harm or damage an animal may cause and not on evidence about harm or damage that other animals have caused. Conditions and restrictions that housing providers apply to pets may not be applied to assistance animals. For example, while housing providers may require applicants or residents to pay a pet deposit, they may not require applicants and residents to pay a deposit for an assistance animal." "A housing provider may not deny a reasonable accommodation request because he or she is uncertain whether or not the person seeking the accommodation has a disability or a disability-related need for an assistance animal. Housing providers may ask individuals who have disabilities that are not readily apparent or known to the provider to submit reliable documentation of a disability and their disability-related need for an assistance animal. If the disability is readily apparent or known but the disability-related need for the assistance animal is not, the housing provider may ask the individual to provide documentation of the disability-related need for an assistance animal. For example, the housing provider may ask persons who are seeking a reasonable accommodation for an assistance animal that provides emotional support to provide documentation from a physician, psychiatrist, social worker, or other mental health professional that the animal provides emotional support that alleviates one or more of the identified symptoms or effects of an existing disability. Such documentation is sufficient if it establishes that an individual has a disability and that the animal in question will provide some type of disability-related assistance or emotional support." "However, a housing provider may not ask a tenant or applicant to provide documentation showing the disability or disability-related need for an assistance animal if the disability or disability-related need is readily apparent or already known to the provider. For example, persons who are blind or have low vision may not be asked to provide documentation of their disability or their disability-related need for a guide dog. A housing provider also may not ask an applicant or tenant to provide access to medical records or medical providers or provide detailed or extensive information or documentation of a person's physical or mental impairments. Like all reasonable accommodation requests, the determination of whether a person has a disability-related need for an assistance animal involves an individualized assessment. A request for a reasonable accommodation may not be unreasonably denied, or conditioned on payment of a fee or deposit or other terms and conditions apply to applicants or residents with pets, and a response may not be unreasonably delayed. Persons with disabilities who believe a request for a reasonable accommodation has been improperly denied may file a complaint with HLTD." Read the full HUD memo

    How does the ADA define a Service Animal?

    The following is an excerpt from a HUD memo issued April 25, 2013, regarding the ADA definition of “Service Animal"... "Section II - The ADA Definition of 'Service Animal' In addition to their reasonable accommodation obligations under the FHAct and Section 504, housing providers may also have separate obligations under the ADA. Dal's revised ADA regulations define "service animal" narrowly as any dog that is individually trained to do work or perform tasks for the benefit of an individual with a disability, including a physical, sensory, psychiatric, intellectual, or other mental disability. The revised regulations specify that "the provision of emotional support, well-being, comfort, or companionship do not constitute work or tasks for the purposes of this definition."8Thus, trained dogs are the only species of animal that may qualify as service animals under the ADA (there is a separate provision regarding trained miniature horses9), and emotional support animals are expressly precluded from qualifying as service animals under the ADA. The ADA definition of "service animal" applies to state and local government programs, services activities, and facilities and to public accommodations, such as leasing offices, social service center establishments, universities, and other places of education. Because the ADA requirements relating to service animals are different from the requirements relating to assistance animals under the FHAct and Section 504, an individual's use of a service animal in an ADA-covered facility must not be handled as a request for a reasonable accommodation under the FHAct or Section 504. Rather, in ADA-covered facilities, an animal need only meet the definition of "service animal" to be allowed into a covered facility. 7Ibid. II28 C.F.R. § 35.104; 28 C.F.R. § 36.104. 28 C.F.R. § 35.136(i); 28 C.F.R. § 36.302(0(9). 4 To determine if an animal is a service animal, a covered entity shall not ask about the nature or extent of a person's disability, but may make two inquiries to determine whether an animal qualifies as a service animal. A covered entity may ask: (1) Is this a service animal that is required because of a disability? and (2) What work or tasks has the animal been trained to perform? A covered entity shall not require documentation, such as proof that the animal has been certified, trained, or licensed as a service animal. These are the only two inquiries that an ADA-covered facility may make even when an individual's disability and the work or tasks performed by the service animal are not readily apparent (e.g., individuals with a seizure disability using a seizure alert service animal, individual with a psychiatric disability using psychiatric service animal, individual with an autism-related disability using an autism service animal). A covered entity may not make the two permissible inquiries set out above when it is readily apparent that the animal is trained to do work or perform tasks for an individual with a disability (e.g., the dog is observed guiding an individual who is blind or has low vision, pulling a person's wheelchair, or providing assistance with stability or balance to an individual with an observable mobility disability). The animal may not be denied access to the ADA-covered facility unless: (1) the animal is out of control and its handler does not take effective action to control it; (2) the animal is not housebroken (i.e., trained so that, absent illness or accident, the animal controls its waste elimination); or the animal poses a direct threat to the health or safety of others that cannot be eliminated or reduced to an acceptable level by a reasonable modification to other policies, practices and procedures.1°A determination that a service animal poses a direct threat must be based on an individualized assessment of the specific service animal's actual conduct — not on fears, stereotypes, or generalizations. The service animal must be permitted to accompany the individual with a disability to all areas of the facility where members of the public are normally allowed to go." Read the full HUD memo
  • My situation has changed, and I need to break my lease; will there be consequences?
    Yes. A lease is a contract and cannot be broken when it no longer suits your needs. However, Wolfgang Property Management works hard to ensure tenants and owners are treated fairly and have the opportunity to move on when life circumstances change. Whenever tenants change, even if you find your replacement, owners and Wolfgang Property Management will incur additional costs and risk. You should understand that since an owner does not need to release you from the lease, you should offer them an incentive to do so. The standard procedure we encourage is as follows: 
    • Tenant agrees to forfeit the Security Deposit in full to cover costs and be released from the lease.
    • Home will be move-in ready for the next tenant ( as it should be at the end of your lease).
    • Tenant agrees to assist in finding a new tenant who will sign a new lease. You are responsible for rent until the day before a new tenant is paying rent for the property. The owner is required to advertise the home at the same or lower value as what you are currently renting it at. If the owner attempts to market it higher, you will no longer be liable.
    Note: Wolfgang Property Management does not allow for sub-leasing or lease buy-outs. Should you fulfill these three requirements, your lease will be considered fulfilled and you will be eligible for a good recommendation from your manager. The lease will not be considered broken.
  • How long will it take to receive my security deposit after I vacate my unit?
    In California, Owner/ Tenant law requires your security deposit to be mailed out within 21 days from the day you vacate.
  • Security Deposit: Requirements to get a full refund of your Security Deposit.
    The return of your security deposit is subject to the following conditions being met by the move-out date:
    • A thirty (30) day prior written notice of your intent to vacate will be given prior to the move date.
    • There will be no damage to the premises beyond normal wear and tear.
    • The premises will be clean (including range, oven, refrigerator, bathrooms, closets, cabinets, garage, and yard).
    • The carpet will be professionally cleaned by a licensed, bonded company upon termination of the tenancy.
    • All debris and trash will be properly disposed of and removed from the premises. f. All keys, garage door openers, etc., will be returned on the day in which you vacate.
    • There will be no unpaid, late, or outstanding rent or other charges owing.
    By terminating the lease earlier than the lease ending date, please understand that the owner has the right to retain the full deposit should they so choose. The owner is not obligated to release you from the lease prematurely, except where required by law.
  • There is moisture on my walls and windows. What should I do?
    Moisture or condensation on walls is usually a result of improper ventilation. Please always use ventilation fans and heat lamps that are provided with the property. If the home or unit does not have ventilation devices, you must crack a window or use your own if you do not want to crack a window. DO NOT PUT PLASTIC OVER YOUR WINDOWS IN THE WINTER. If the provided ventilation equipment stops working, please notify your manager. In some areas of a home, it may be necessary to regularly wipe down or clean shower surrounds and bathroom walls, cooking areas, and window seals.
  • There has been leak. What should I do?
    If it is a major leak that is damaging the property, please immediately locate the shut-off valve for the water to the area or home and shut off the water until further action can be taken. Call your manager immediately. If it is a major leak that is damaging the property and requires immediate attention, and you cannot reach your manager, please use your local 24-hour maintenance emergency number provided by your manager. You must leave a message. If it a minor leak, please contact your manager via email or by phone the next business day.
  • What do I do if I see something that looks like mold?
    Notify your manager immediately to determine the cause and type of mold so that it can be addressed appropriately.
  • Can I get reimbursed if an improvement I requested adds value to the property?
    Only if you have formally requested reimbursement for parts or labor ahead of time with your manager and received written confirmation.
  • I pay more/live in a nicer house than most people. Does that mean I get priority for maintenance and other requests?
    No. All maintenance requests are handled by determining the urgency of the request as well as the current availability of maintenance technicians. While maintenance needs and urgency differs, all tenants are treated equally.
  • Can I request Wolfgang Property Management to repair a problem that I am responsible to fix?
    Yes. Speak with your manager to review local pricing and timeframes. Northpoint, due to the volume of maintenance performed, is able to offer repair services at rates often below the standard market and with consistent quality.
  • Can I perform maintenance on my own?
    Generally, no. One of the advantages of renting from a management company is that we take care of the maintenance for you. If you caused the damage, you may repair it at your cost, provided a professional job is done and it does not involve a major system of the home, such as the AC, Heater, Roof, Electrical, or major plumbing. You may also perform minor repairs such as patching and painting nail holes, adjusting and cleaning sprinklers, and replacing light covers
  • I mailed my rent in before it was due, but you didn't receive it until after the due date. Will I be charged a late fee?
    Yes. When you are late, it generates an increase in administrative costs and delays payments to owners who may also have debt obligations they need to meet. Northpoint is not responsible for delayed mail. We encourage all tenants to mail payments in advance of the initial due date. Alternatively, you can bring rent directly in to one of our offices or pay online at northpointam.com
  • What happens if a check bounces?
    You will be charged an NSF (Non-Sufficient Funds) fee. If the due date for rent has passed, you will also be charged a late fee, even if the first check was in on time. Further, personal checks will no longer be accepted and you must pay with a cashier’s check or money order.
  • What happens when I am late?
    You are charged a late fee. Please contact your manager to let them know your plans. Repeat late offenders may be asked to leave or be evicted if the problem gets out of hand.
  • Can I check my balance online?
    Yes, through the Propertyware online tenant portal. You can review your entire payment history online. Speak with your manager if you do not already have a tenant portal.
  • Can I pay online?
    Yes. You can pay using an eCheck through your Propertyware tenant portal! It is fast, easy, and secure. Speak with your manager if you do not already have a tenant portal.
  • What forms of payment are available?
    Check, Cashier’s Check, Money Order, or eCheck. If you have bounced a check with us in the past, you may not use personal checks,
  • What happens if my lease expires without it renewing?
    If no new lease has been signed and neither party has provided the other a 30-day notice they are vacating, the lease moves to a “month to month” lease. All conditions of the lease remain exactly the same, but the owner can change them at any time with a 30-day notice. Either party can provide at any time during a month to month lease a 30-day notice that they are vacating or need to vacate. You will be responsible for 30 days of rent from the day that you provide written notice.
  • I know someone down the street who is paying the same price for a better home. I want my rent reduced!
    Rent is maintained at the originally agreed upon price. Multiple factors determine the rental value of a home, and some people even undercut the market. When your lease is set for renewal, we will run a new evaluation and discuss it with the owner. If you do not agree with the price, you are welcome to make an offer prior to signing a renewal.
  • I want to negotiate better terms for my lease before renewing.
    Please speak with your manager. All final decisions are that of the individual property owner or landlord. Your manager will present all requests to the owner if you so choose.
  • Apartment: Why does my neighbor for the same unit pay less than I do?
    Apartments and duplexes tend to have multiple factors affecting their individual rates. This may include, but is not limited to, the condition of the unit, whether it has a popular layout or not, the floor it is located on, and the time of year it was available for rent.
  • Do I need to give 30-day notice that I am moving if my lease is already expiring?
    Yes. This is stated in your lease and is non-negotiable. You are responsible for rent for 30 days from the date that you provide notice in writing that you will vacate. Failure to do so will be considered a broken lease, your deposit will be retained in full, and you may be pursued for any additional cleaning or repairs that are needed.
  • What happens if I refuse to let the manager or owner enter after they have provided proper notice?
    You will be in violation of your lease agreement and the laws that govern the rights to owners. It will be the decision of your manager whether or not to reschedule.
  • What happens if I refuse to let the manager or owner enter after they have provided proper notice?
    You will be in violation of your lease agreement and the laws that govern the rights to owners. It will be the decision of your manager whether or not to reschedule.
  • I have a friend/family member who wants to stay for an extended period. Do I need to gain permission first?
    Any person not listed as a resident on the lease who stays for longer than 14 consecutive days or who is regularly staying at the property overnight (weekends, holidays, when in town every month, etc) must be authorized ahead of time or as soon as you are aware of the need. Any person 18 or older will need to have a background check conducted at your/their expense and approved by the landlord if they are to become a permanent resident. We encourage you to consider adding to a lease and screening fiancés, boyfriends and girlfriends, or any other significant other who may stay with you regularly.
  • My neighbors are disturbing me, what should I do?
    We encourage all tenants to work out their differences with neighbors peacefully and directly whenever possible. If you have attempted a resolution without success and the neighbor is also a tenant of  a property or unit managed by Northpoint, please inform your manager in writing of the nature of the problem and the steps to  a resolution you have already taken. Your manager will investigate and inform you what can be done. Northpoint has no control over the behavior of neighbors who live in properties we do not manage. Any criminal complaints. must be brought up with the police first and a case number provided if action on our part is requested.
  • What happens if I cannot be at home for an inspection?
    When possible, we are happy to work with tenants to be at home for inspections. However, we have time limitations and are not required to work around your schedule. If you are not home or cannot make an inspection, your manager will knock on the door and ring the doorbell prior to entry.
  • What happens if I move a pet in without notice or “pet sit/watch” for a friend or family member?
    Any unauthorized pets, EVEN FOR A DAY, are a violation of the lease and may result in a loss of your deposit or even eviction. We encourage you to simply ask your manager for permission. If the pet will be at the home for an extended period of time or permanently, a pet deposit may be required.
  • What is the difference between emergencies, urgent issues, and a non-emergency?
    Non-Maintenance i. Emergency: There are no non-maintenance emergencies, except for police involvement, that  require  calling your manager on a holiday or late at night. If you email your manager, they may respond at their discretion outside of non-business hours. ii. Urgent: Your manager will contact you no later than the next business day, usually the same business day depending on when you call or email. Urgent matters are anything that is time sensitive. This includes tax information, a current ledger balance before paying rent the same day, adjusting a meeting or same-day inspection time, or other similar issues. Urgent issues are not common. We encourage you to preface urgent emails with “URGENT” or “Time Sensitive” in the title. iii. Non-Emergency: Your manager will contact you as soon as possible to resolve your concern, answer your question, or provide a timeline to resolution. Most communication falls into this category. It includes disputing a ledger balance or charge, updating contact information, inquiries about lease renewals or informing of departure, and payment verification.
  • How soon should I expect a manager to respond to my non-urgent emails and calls?
    You can usually expect a reply to non-urgent emails and calls by the next business day. You may not receive a response on the weekends or holidays. Northpoint’s policy is that manager return any inquires quickly and professionally; therefore, you can expect the manager to respond as fast as prudent and possible.
  • What are my landscaping responsibilities?
    Unless otherwise stated in the lease, tenants are responsible for all basic landscaping. This includes mowing and edging the yard, keeping flower beds weed free, keeping lawn weeds and ant mounds under control, keeping lawns watered where applicable, other basic grounds work as needed, and trimming low branches (not exceeding the height of tenant’s head), bushes, and hedges. b. Tenants are not responsible for heavy tree pruning, large scale renovations, tree removal, or other similarly costly and potentially dangerous work unless agreed upon in the lease. Please notify your manager if any of this work needs to be performed.
  • Am I charged for a notice to vacate if I haven’t paid rent?
    a. Yes. Even if you bring yourself current with rent, your manager still expended time and resources due to your failure to pay on time. You will be charged a fee of $25 due with the next month’s rent.
  • Can I use my security deposit for any rent or other fees?
    a. No. This is specifically forbidden in your lease. Doing so is a violation of your lease contract and will result in a broken lease unless you have written prior approval from your manager.
  • You have my security deposit. Don’t you owe me interest?
    a. No. All Security Deposits are held in a non-interest bearing account.
  • What are my responsibilities for AC filters, Smoke Detector batteries, and other items that need occasional replacement?
    a. Tenants are responsible for replacing all items, such as batteries and filters, as  needed,  unless otherwise specified in the lease. Failure to replace batteries in a smoke detector or a filter in an AC or heating unit can lead to malfunction and damage to the home and/or injury to you. It is important that you inspect each item frequently.
  • How do I know if I am responsible or the landlord is responsible to pay for a repair?
    a. Any repairs for damage that is not caused by you are the responsibility of the landlord. If the item is questionable, such as a clogged drain, our technicians are trained to determine the cause. Northpoint must depend on  probability  of failure and manner of failure to determine responsibility. Refrigerator and Microwave doors usually fall off by repeated misuse, light fixtures do not typically break without cause, and drains usually clog for a reason. We recommend taking basic precautions and measures prior to calling Northpoint, such as using Draino on slow drains. If you don’t agree with the maintenance technician’s determination of fault for a maintenance problem, please contact your manager to dispute the determination.
  • When is my property manager allowed to inspect my property?
    a. Anytime with a notice of inspection delivered within the time-frame allowed by state law and your lease. In most states, this is 24-48 hours before entry. In instances deemed an emergency, such as smoke or fire, flooding, or reports of violence or major damage, a manager may enter immediately after knocking on the door and ringing the doorbell with no response. Inspections are generally conducted quarterly.
  • What utilities am I responsible to pay?
    Typically, all utilities, which can include Water, Trash, Sewage, Electricity, Gas, TV, Cable, Internet, Phone, Alarm, and other secondary services. HOA fees are typically covered by the landlord. You are responsible to switch these services into your name. Utilities covered by the landlord will be stated in your lease agreement.
  • give notice of moving?
    Please complete the below form. Once completed we will be in contact to soon to review your move out info and provide next steps. We understand that the last few weeks before you move are exceptionally busy ones; however, we do request that you attend to a number of small but important details:
    •   We must have the exact date the home will be vacant so we can advertise the correct availability date.
    •   If vacating in the winter, set the thermostat at 60 degrees to prevent the pipes from freezing.
    •   We must have your forwarding address.
    •   All utilities must remain on and in your name until the final day of your lease unless otherwise authorized.
  • submit a request for service?
    The best way to submit a service request is via the tenant portal. You can do this from any mobile device or computer.  The benefit to submitting your request online is that you will get your request in instantly and prevent any delays. Calling one of our property managers and leaving a voicemail is not a recommended option for submitting a service request.  Staff may not get the voicemail for an extended period due to weekends, vacations, or holidays. The same is for email. If using the tenant portal is not an option, please contact our office at (925) 336-3282 and use the Service Request option to speak with a service tech.
  • What happens if my pet dies or runs away?
    Pet rent is paid over the term of your lease. Pet rent can only be removed when you renew your lease.
  • What will the owner’s insurance policy cover?
    A property owner’s insurance on a rental property is designed to assist in repairing and rebuilding the home itself after major damage has occurred. It does not cover general repairs, injury or death of tenants, security, or loss of personal items. Generally, except under special circumstances, the OWNER IS NOT legally responsible for the loss to the tenant’s personal property, possessions or personal liability, and OWNER’S INSURANCE WILL NOT COVER such losses or damages. lf damages or injury to owner’s property is caused by resident, resident’s guest(s) or child (children), the owner’s insurance company may have the right to attempt (under the “subrogation clause”) to recover from the resident(s) payments made under owner’s policy. Following is a non-inclusive list of examples of possible costly misfortunes that, except for special circumstances, you could be held legally responsible for
    • Your babysitter injures herself in your unit.
    • Your defective electrical extension cord starts a fire which causes damage to the building and your personal property and or the personal property of others.
    • A friend, or your handyman, is injured while helping you slide out your refrigerator so you can clean behind it.
    • While fixing your television set, a handyman hired by you is injured when he slips on the floor you have just waxed.
    • Your locked car is broken into and your personal property and that of a friend is stolen.
    • A burglar breaks your front door lock and steals your valuables or personal property.
    We highly encourage all tenants to obtain a Renter’s Insurance Policy. These are often between $10-$20/month and depending on the plan will protect you and your property in instances of injury, theft, fire, etc.
  • When can I renew my lease?
    Wolfgang Property Management allows renewals starting 60 days before the expiration of the current lease. Your manager will discuss with the owner if they choose to continue renting the home, and will discuss with you if you would like to say. If all parties are in agreement, a short lease renewal form will be completed.
  • When is my property manager allowed to inspect my property?
    a. Anytime with a notice of inspection delivered within the time-frame allowed by state law and your lease. In most states, this is 24-48 hours before entry. In instances deemed an emergency, such as smoke or fire, flooding, or reports of violence or major damage, a manager may enter immediately after knocking on the door and ringing the doorbell with no response. Inspections are generally conducted quarterly.
  • You have my security deposit. Don’t you owe me interest?
    a. No. All Security Deposits are held in a non-interest bearing account.