TENANT HANDBOOK - Rice Real Estate
Rice Real Estate8275 S. Eastern Ave #200-280Las Vegas, NV 89123Office: 702.551.9592Monday - Friday 9:00 AM to 5:00 PMMaintenance Requests: via online Tenant PortalTENANTHANDBOOKPay Rent Online at www.ricelasvegas.com
Table of ContentsRice Real Estate Welcomes You! . 3Tenant Communication via Online Tenant Portal Email . 3Move-In Reminders . 3Tenant Renovations Alterations . 3Paying Rent . 3Repair Requests . 4Maintenance Emergencies . 4Emergency Water Flood . 5Emergency Break‐In . 5Renter’s Insurance . 5Landscaping Maintenance . 6Irrigation Flood? Exterior Shut-Off Valve. 6Pets Service Animals Companion Animals . 7Did You Know? . 7Tenant Responsibilities . 8Care Of Property: Getting To Know Your Residence . 8Water Shut‐Off Locations . 9Electrical Panel (Breaker Box) Circuit Breakers. 10GFCI . 10What Goes Down The Garbage Disposal . 11Air Filters: Air Conditioning Heating (HVAC) . 12Garage Door Inoperable . 13HOA General Rules. 14Preventative Cleaning Tips . 15Safety Tips . 16Home Disaster Procedure . 17City-Wide Disaster Procedures . 17Move-Out Instructions And Information . 18Security Deposit Deductions To Avoid:. 19Normal Wear & Tear vs. Actual Damage . 20Exhibit A: 30 Day Notice To Vacate Form . 21P a g e 2 22
RICE REAL ESTATE WELCOMES YOU!This Tenant Handbook is incorporated into your lease agreement and is legally binding. The most current versionwill always be available on our website at: www.RiceLasVegas.com.You have leased a home think of it as your own. During the term of this Lease, you are in possession of the dwellingand yard. Your obligations are similar to those of the property owner, and you are expected to care for and maintainthe premises.TENANT COMMUNICATION VIA ONLINE TENANT PORTAL EMAILThe online Tenant Portal streamlines your communication with us. It allows you to pay rent andsubmit routine maintenance requests online. If you have not received an email with a link to set upyour Tenant Portal account, contact us. Follow the link in the invitation email, set up your ownpassword and your account is activated.EMAIL is the preferred method of communication. Rent reminders, payment receipts, notices,maintenance and general correspondence will utilize this method of communication.MOVE-IN REMINDERSProperty Condition Report: Due within 7 days of move-in.Mail Keys: If not received, or if mailbox lock is malfunctioning, bring your lease and IDto your designated post office: www.usps.com/locator. The Post office will rekeyyour mailbox within 7‐10 business days. They’ll provide you with 3 new mail keys.Garage Remotes: Reminder, it’s the Tenants responsibility to reprogram all garage remotes and garage keypads.Pool and Gym Keys, Gate Remotes: If not received, purchase & pick up at the HOA office. Emailoffice@ricerealestatelv.com to get the Name/Address/Phone of HOA.TENANT RENOVATIONS ALTERATIONSIt is policy that Tenants do not perform repairs or alterations. If you do want to make a special request for renovationor repair to the property email your request to us & we’ll send it to the Owner for approval. *DO NOT* proceed withany work until you’ve received approval from us.PAYING RENT1. Pay rent online: www.RiceLasVegas.com2. Make checks payable to: Rice Real Estate.3. Rent is due, in advance, on the 25th of each month. For example, April’srent will post on March 25th & is considered late on or after the 2nd of eachmonth. There is a min 5% late fee.P a g e 3 22
REPAIR REQUESTSRepair requests should be submitted via the online Tenant portal. A link to the online Tenant portal canbe found on our website www.RiceLasVegas.com.Include the following:1)2)3)4)Repair request: Detail out what problem is, be as specific as possible and include aphoto and/or video, if relevant.Address: street, city, zip gate code, if applicableTenant Contact: Your name & phone for repair contractor to call and scheduleAvailability: days and times available for serviceThird party vendors and Tenants coordinate the service call jointly. Be polite to the vendor. If you fail to keep ascheduled appointment with a vendor, you are responsible for the cost of the service call.You will be charged the full cost of repair Broker admin fee for a repair request caused by misuse, neglect or tenantdamage. Examples (not all-inclusive) of the types of maintenance and repair items you may be charged the full costare listed below: Non-functioning dishwasher due to excess food debris (i.e. air gap or pipe clogged).Clogged toilet that could be resolved with a plunger.The problem was caused by improper use of the provided facilities. Classic cases are flushed toys or otheritems (baby wipes) that results in a clogged sewer line.Alignment of garage door sensors that were bumped by something (i.e. trash can).Minor irrigation repairs after your first 90 days of tenancy (i.e. leaking sprinkler/drip system repair).Tenant caused damage 40 admin fee for coordination (i.e. dirty filters causing AC unit to freeze up)You will be billed for a service call broker admin fee under the following circumstances (not all-inclusive):1) Tenant confirmed a service call with a vendor and failed to be present at the scheduled time.2) Tenant requested service which was resolved by resetting a breaker or GFCI to restore electrical powerand/or replacement of batteries on a thermostat for non-functioning HVAC.MAINTENANCE EMERGENCIESIf the emergency involves a fire, medical, criminal or similar emergency, notify the proper authorities or call 911prior to calling us.If you have a maintenance emergency and the office is closed, call theproperty manager twice in a row within 2 minutes: 702.574.1567.Emergencies include, but are not limited to: Backed up plumbing/sewage: Stop using and call us.Fire, Medical, Criminal: Call 911 or the local authorities.Smelling Gas: Leave the house & call Southwest Gas: 877.860.6020.Flood Leak Inside: Shut the water off using controls in garage or at thestreet and review emergency water flood instructions on page 5.P a g e 4 22
EMERGENCY WATER FLOOD1.2.3.Immediately turn off the main water supply (in garage, or at street)Dry up the wet areas.Text & call the office and property manager.If you are unable to turn off the main water line to stop thewater - and unable to reach us within 10 minutes - for yourhealth & safety, you are authorized to call a plumberdirectly. You may call any emergency plumber (Google orYelp).Also, if you cannot fully dry the area immediately, and youare unable to reach us within 1 hour, please call a carpetcleaner or restoration company to vacuum suck up thewater. They may also leave some floor fans. Again, viaGoogle or Yelp.EMERGENCY BREAK‐INIf there is a break‐in, call the police immediately. Owner is responsible to repair damage to doors, casings, handles, orother structures. Tenant is responsible for any glass damage.Within 72 hours of incident, email us the police report & photos of thedamage. If no police report is received, Tenant will be responsible forall damage. Theft or damage to your personal property is coveredunder your renter’s insurance policy. Tenant to review their policy tosee coverage details.If the break in happens after hours, and Tenant needs immediate helpto secure the home, there are after hours companies that help with 24‐Hour emergency board up to secure the safety of you, your family andthe property. Again, via Google or Yelp.RENTER’S INSURANCETenant must maintain a fire and theft insurance policy for personal property aswell as liability insurance coverage.Neither the property management company nor the owner shall be liable orresponsible for loss or damages to articles or property belonging to the tenant.P a g e 5 22
LANDSCAPING MAINTENANCEYou are responsible for general landscaping clean-ups, pulling weeds,blowing dry leaf, cutting/maintaining the lawn (unless otherwise notedin your lease) and ensuring all landscaping is receiving adequate waterto survive.You are responsible for setting theirrigation timer in the garage. If youneed help setting the irrigation timer,please hire a landscaper or google thebrand for an online user’s manual. Youmay be held financially liable for replacement of any landscaping that dies due toinadequate water.Tenant is responsible for minor irrigation repairs after the first 90 days of tenancysuch as leaking sprinkler/drip head repair/replacement.IRRIGATION FLOOD? EXTERIOR ANTI-SIPHON SHUT-OFF VALVEIf your irrigation system is causing the yard toflood the exterior irrigation anti-siphon valvewill need to be turned off until a landscaper canbe dispatched to repair/replace.The green arrow in the picture pointsto the water shutoff valve in the closedor “OFF” position.P a g e 6 22
PETS SERVICE ANIMALS COMPANION ANIMALSTenant with dog(s) over 25 lbs are required to keep an active profile onfile with the 3rd party company Pet Screening.com. An annual profilerenewal is required for all pet(s), service animal(s) and companionanimal(s) over 25 lbs.Not all properties allow pets so if you add a pet to your family,contact our office for prior approval. You will be required to fill out apet screening profile on the pet, and if approved, pay an additionalrefundable security deposit along with signing a Pet Lease Agreement.Contact our office if a Service or Companion animal is being added to the household as a free animal profile will bekept on file.DID YOU KNOW?An upside-down outlet in a room typicallycorresponds to the switch on the wall.P a g e 7 22
TENANT RESPONSIBILITIESThe following items are the responsibility of the Tenant, at their expense, while living at the property (not allinclusive): Replacement of light bulbs with the correct wattage. Replacement of HVAC filters every month (low to mid-grade recommended) Replacement of refrigerator filters and range hood vent filters. Replacement of smoke alarm batteries, CO2 batteries and thermostat batteries. Report non-functioning smoke alarms immediately if batteries do not solve the problem. The property mustalways have working smoke alarms. Report and schedule all repairs, all maintenance items and all water leaks in a timely manner. Professional steam cleaning and spot cleaning of carpets, as needed, throughout lease term. Minor irrigation repairs after the first 90 days of tenancy (i.e. leaking sprinkler/drip system repair). Normal pest control (bees, spiders, scorpions, ants, etc.). Normal rodent control (mice or rats). Keep property clean, inside and out, free of grease, mold, mildew, cobwebs, etc. If you have a pet, all pet waste needs to be disposed of regularly. Operation and setting of the landscape irrigation clock based on watering needs.CARE OF PROPERTY: GETTING TO KNOW YOUR RESIDENCEWhen you move into a property it is critical to know where important items are located. When you discovera problem, you’ll need to know these functions for your safety and responsibility of securing the property.Take the time to locate the following:1) Water shut‐off locations: toilets, sinks, water heater, main shut-off and exterior irrigation2) Main electrical breaker box3) GFCI switches inside homeP a g e 8 22
WATER SHUT‐OFF LOCATIONSToilet:Sink Faucet:behind the base of toiletunderneath sink,inside cabinetWater Heater: top of water heater. Gate or Ball valveEntire House Main:1) IN GARAGE: along wall, knee/waist height. Could be gate valve or ball valve.2) AT STREET: on side walk, rectangle lid 8”X20”, close the two loops. A tool may be needed.GarageStreetStreetP a g e 9 22
ELECTRICAL PANEL (breaker box) CIRCUIT BREAKERSThe electrical circuit breaker is the main distribution point for electrical circuits in your home. A circuit breaker is anelectrical switch designed to protect from an overload or short circuit. Circuit breakers move slightly when “tripped”.To reset, turn the breaker to the OFF position, then back ON.GFCIMost homes have GFCI outlets in the kitchen, the garageand bathrooms. If you lose power in a bathroom checkthe GFCI in the bathroom and ALSO the garage as asingle GFCI can control multiple areas and outlets.When these “trip” simply reset the breaker by pressingthe “reset” button (sometimes RED) located in the middleof the outlet.P a g e 10 22
WHAT GOES DOWN THE GARBAGE DISPOSALThe most important rule of thumb: “WHEN IN DOUBT, THROW IT OUT!”. A garbage disposal is not a trash can; it’sfor small amounts of food scraps only. Nonfood items can damage the blades and motor. Run disposal on a regular basisRun COLD water for 30 seconds after foodgoes down. This helps items get through theplumbing system out to the road/city pipes.Swipe food into trash before washing dishes.Occasionally run small ice cubes in thedisposal to help clean scum build up inside.QUICK FIX TIPS:P a g e 11 22
AIR FILTERS: AIR CONDITIONING HEATING (HVAC)Change your air filters EVERY MONTH with low to mid-grade filters. Avoid high quality filters as they canrestrict air flow causing the unit to freeze up and stop working.How to change your air filters:1. Unlatch the register’s cover grille and swing it out of the way or remove it. Remove the old filter andimmediately put it in the outdoor trash. Use a damp rag to remove dust from the grille and thesurfaces of the register—both inside and out.2. Clean dust off the return-air’s grille before installing the replacement filter. Be careful: The hingeside can easily unlatch on some types!3. Position the new replacement filter in the register with the airflow arrows pointed in toward theductwork. Replace the grille and latch it. Pro Tips: 1) mark the date on the filter’s frame so you’llknow when it’s time to change it 2) It helps to have the thermostat ON when installing the air filter.P a g e 12 22
GARAGE DOOR INOPERABLEIf there’s no power to the door, first reset the GFCI in the garage. If still not working, email us for a repairrequest.If you need to manually close your garage door, here are the steps:1. Pulling the emergency release handle disconnects the garagedoor from the garage door opener. This allows you to openand close the door manually. The emergency release handle islocated at the end of a (usually) red rope that hangs from thegarage door opener rail near the top of the garage door.2. It takes some force to disengage the garage door from itstrack but be careful not to pull too hard as this candamage/bend the track!3. Make sure there is nothing obstructing the doors path to thefloor.4. Once disengaged, some doors will no longer have any tensionand will immediately fall to the ground, it is important to havea second person or a sturdy object securing the door andensuring it doesn’t prematurely fall to the ground without aid.5. After everything is done, be sure to contact us and we can geta professional vendor out to diagnose and service the unit.P a g e 13 22
HOA GENERAL RULESBelow is a helpful list of common HOA rules. Note: You can review your exact community’s CC&R's/Rules &Regulations in your Online Tenant Portal. If Tenant cannot find them, please contact the property managerto obtain a copy. If Tenant does not contact the property manager to request a copy, it will be understoodTenant has them in their online Tenant portal for review and compliance.11 MOST COMMON HOA RULES:1. Street Parking: some associations do not allow street parking2. Landscaping: to be in good, clean, and attractive order (no weeds, leaves/needles on ground,overgrown shrubs/trees)3. Trash: all garbage to be kept in lidded trash receptacles, stored concealed from street view, placedout no more than 12 hours before and after pickup4. Vehicles: must be operable and registered at DMV5. Vehicles Not Allowed: bo
Rice Real Estate 8275 S. Eastern Ave #200-280 Las Vegas, NV 89123 Office: 702.551.9592 Monday - Friday 9:00 AM to 5:00 PM Maintenance Requests:
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