Mega Agent Rental Management Macon Tenant Handbook
Mega Agent Rental Management Macon Tenant Handbook
Mega Agent Rental Management Macon Tenant Handbook
Tenant
Handbook
Mega Agent Rental Management Macon LLC welcomes you to the Greater Macon area and
congratulates you on the selection of your new home.
This handbook is part of your rental agreement and as such, outlines responsibilities we have to you and
which you have to the home and us. You have leased a home; think of it as your home. During the term
of your lease, you are in possession of the house and the yard. Your obligations are similar to those of
the owner, and you are expected to care for and maintain the premises. As property managers, we also
have obligations and responsibilities to the owner, to care for and maintain the home you have selected
to rent.
It is important that you read this handbook carefully, understanding each paragraph. A good relationship
is possible when each party understands and fulfills their responsibilities and obligations. Understanding
that the success of a landlord/tenant relationship is based on clear communication, we are always
available to answer your questions and discuss problems you may have.
Our office hours are 9 a.m. – 5 p.m. Monday through Friday. Occasionally, the office will be closed to
allow Mega Agent Rental Management Macon LLC staff to visit properties. If you need to meet with a
staff member, please call the office prior to your visit.
Please keep this handbook where it is readily available. Before calling the management office, see if the
answer to your question is in this handbook. We love to hear from our tenants, but many times the
answer to a question can be found in the handbook.
We look forward to a successful relationship with you and thank you for selecting Mega Agent Rental
Management Macon LLC.
Gerald Arnold
Director of Property Management
Page
1. General Rules and Regulations 3
A. Part of Your Rental Agreement 3
B. Rent Payments 3
C. Partial Payment of Rent 3
D. Returned Checks 3
E. Default of Rental Payment 3
F. Your Telephone Number 3
G. Keys and Locks 3
H. Lock Outs 4
I. Trash, Garbage and Recycling 4
J. Disturbances, Noise and Nuisance 4
K. Move-in / Move out Condition Report 4
L. Periodic Surveys 4
M. Parking/Vehicles 4
N. Guests 4
O. Emergency Maintenance Repairs 4
P. Renter’s Insurance 5
Q. Pets 5
R. Utilities 5
A. Maintenance Requests 6
B. Unauthorized Repairs 6
C. Lawns and Grounds 6
D. Light Bulbs 6
E. Plumbing 7
F. Outside Water Faucets 7
G. Waterbeds 7
H. Walls and Ceilings 7
I. Vinyl Floor Coverings / Hardwood 7
Floors
J. Carpet Care 7
K. Stoves 8
L. Dishwashers 8
M. Garbage Disposals 8
N. Mini Blinds 8
O. Whirlpool Jet and Jacuzzi Tubs 8
P. Pest Control 8
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TENANT HANDBOOK INDEX
Page
8. Summary 11
Appendix
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TENANT HANDBOOK
1. GENERAL RULES AND REGULATIONS
D. Returned Checks
Any check returned for insufficient funds, a closed account or for any reason will be charged $30 plus the
amount of the check. All payments must be made with certified funds or a money order within 24 hours of
notification, or legal action may be taken. If the returned check causes your rent payment to be late, a late
fee of $50 will be charged regardless of the reason. After a check has been returned for insufficient funds,
you may be required to make all future payments with a money order or certified funds.
E. Default of Rental Payment
If the rent is not paid by the 5th of the month, this is notice that your lease and rental agreement may be
terminated in accordance with the most current requirements under Applicable statutes in the Code of
Georgia. All charges unpaid by the end of the month in which they are charged are added as additional
rent. All remedies and charges for collecting rent may be used to collect unpaid charges. If rent is paid
while a legal action is in process, acceptance of a rent payment will not stop legal action that has begun. A
separate agreement must be reached if legal action is to be stopped. Additionally, we may report your
delinquency to the national credit bureaus.
F. Telephone Number
All tenants are required to have telephone accessibility. Management is to be provided with home, mobile
and work telephone numbers. Please notify Management when you change your home, mobile or work
number. Unlisted numbers must be provided to Management. An e-mail address should be provided to
Management, but not in lieu of a telephone number.
G. Keys and Locks
Two sets of keys are issued at the time of possession. Alterations or replacement of locks, installation of
bolts, knockers, mirrors or other attachments to the interior or exterior of a door requires the written approval
of Management. Management must have keys to each lock on and in the house. Management may gain
access and re-key locks if the tenant denies access at any time. Copies of new keys will be available at the
office during office hours. All keys are to be returned to Management upon vacating the premises.
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It is policy when Management or its designated service technicians complete service work to lock all doors
used for entry when leaving. Please, keep keys to your locks in your possession or easily
accessible at all times (see Lock Outs, paragraph G).
H. Lock Outs
A $25 lock out fee is charged if you are locked out during business hours. You may borrow a key from
the office, M-F, 9 a.m. - 5 p.m. All borrowed keys must be returned within 24 hours. There is an
additional $5 charge to obtain a duplicate key (if available) from the office during normal business hours.
After normal business hours, on weekends and on holidays the tenant shall call a local locksmith to obtain
access to the home. The tenant is solely responsible for the cost of said locksmith. Should tenant utilize
the services of a locksmith, the tenant shall notify the management company within 24 hours. If you are
locked out of your house after a service call it will be considered a lock out and all applicable lock out
fees will be charged.
P. Renter’s Insurance
It is strongly encouraged that Tenants obtain renter’s insurance for the protection of personal property.
Neither the Landlord nor Management shall be liable for any injury or damages to persons or property
either caused by or resulting from falling plaster, dampness, overflow or leakage upon or into the
premises of water, rain, snow, ice, steam, gas, or electricity or by breakage in or malfunction of pipes,
plumbing fixtures, air conditioners, or appliances or leakage, breakage or obstruction of pipes.
Q. Pets
No pets, animals, snakes or birds, etc. of any kind are permitted on the premises without
written permission from Management. Tenant understands that the pet fee is paid per pet and is only
for the privilege of having the pets at the premises. The pet fee does not cover damages to the premises.
If a pet is permitted by signed agreement, a pet fee will be required at a fee determined by
Management. The tenant assumes all liability and responsibility for any and all damage caused by said
pet. Tenant agrees to have all carpeting cleaned by a professional carpet cleaner and to pay the cost for
having the premises treated for fleas and ticks by a professional exterminator at the termination of
occupancy. Paid receipts for such services shall be provided to management. There is a $100 fine per
incident where an unauthorized pet is found at the home. Please note that every violation is deemed a
separate incident.
R. Utilities
The Tenant shall order all utilities with advanced notice to give appropriate service providers time to
process the request for service. Tenant shall pay any deposit required by the utility company for utility
service not provided by the landlord. Tenant is responsible for the lighting of any pilot lights to any
appliance that uses gas (hot water heater, stove, furnace, etc.) Turning on new service does not mean that
pilot lights have been lit. Tenant shall make requests directly to the telephone company for non-
functioning lines, jacks and for additional lines or jacks to be installed. If tenant wishes to install satellite
television or if additional lines are required for cable television, or internet access, tenant agrees to
provide Mega Agent Rental Management Macon LLC a written request detailing installation procedure
and placement of any lines or a satellite dish for authorization before installation can take place.
B. Circuit Breakers
Circuit breakers move slightly when triggered. A breaker may appear to be ON when it has “popped off”.
To reset, turn the breaker to the OFF position, then to the ON position. A ground fault circuit interceptor
or breaker (GFCI) detects slight changes in voltage near a water source (bathrooms, sinks, garages, etc.).
In some of the older houses the GFCI is located in the electric panel box. If you lose power to a GFCI
electrical outlet, you will need to reset the GFCI. To rest, push the RED button on the outlet.
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C. Humid Living
Our summers can be quite hot and humid. It is important to keep vents on crawl spaces open in the
summer, and closed in the winter. Closed vents in the summer can cause excessive damage to floor joists
and other areas underneath the house. Watch for puddles of water around the perimeter of the house that
do not go away. Standing water is often a sign of problems under the house. Always keep the perimeter of
the house clear of all matter (trees, bushes, flowers, and vegetation). Report to management any suspected
water problems or overgrown plant life, even if yard care is included in the rent.
A. Maintenance Requests
All maintenance requests, except immediate emergencies must be put in writing or filed through
management’s website. Please be specific when requesting maintenance work. Provide all information
you can as to the nature or cause of the problem. You may mail, fax or email your request to us.
Remember that renting a house is not like renting an apartment. Mega Agent Rental Management Macon
LLC does not have a handy man living in your neighborhood to fix things immediately. Please reference
Appendix 1.1 which should be a visual representation of which maintenance responsibility is on the
landlord and which is the responsibility of the tenant.
B. Unauthorized Repairs
If you call a repair company without authorization of management, you will be charged for any work
done. Work not authorized by management cannot be guaranteed and will not be reimbursed.
D. Light Bulbs
All lighting fixtures and bulbs are checked prior to move in for proper operation. Tenants are responsible
for changing all bulbs during tenancy and at move-out. Most florescent bulbs or tubes will begin to flicker
just before shorting out. Twist the bulb or tube away from you to remove, noting the size and wattage
printed on the bulb or tube. Most bulbs and tubes can be purchased locally. In the event you have installed
new florescent tubes and they still do not work, let us know the ballast because may need to be replaced.
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E. Plumbing
It is your responsibility to keep your drains free of grease, hair, lint or food, or solid objects that can clog
the pipes. No feminine products of any kind are to be flushed into the plumbing system. You will be
charged for unclogging blocked pipes if these products are the cause of any stoppage. Bleach tablets or
self-cleaning tablets are not to be placed in toilets or the water closet. The owner will ONLY pay for
stoppages that are caused by faulty construction or mechanical failures not caused by Tenant, pipe
breakage due to age of system or clogged pipes from tree roots. Owner will not be responsible for
Tenant’s personal property damaged by an overflow or leakage of any kind. Tenant should have Renters
Insurance for protection of any personal possessions.
G. Waterbeds
Waterbeds are only permitted with prior written consent of Management. If permitted, you should
have an insurance policy in place to cover any damage done by your bed due to leakage or excessive
weight on the structure of the home. The tenant will be held responsible for any and all damage caused by
the waterbed. Be careful in the placement of the bed, making sure it is not too heavy for the desired
location. (See manufacturer’s directions for proper set up)
J. Carpet Care
Routine carpet care requires a thorough vacuuming at least once a week to remove the soil from the carpet
and to keep the pile erect. Heavy traffic areas require more frequent vacuuming to eliminate the course
particles that can act as an abrasive on the fiber. A motor driven brush and beater type vacuum cleaner is
recommended if the home you rent is carpeted. They must have the carpets professionally cleaned
upon vacating. A copy of the cleaning company’s bill must be provided when you vacate.
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K. Stoves
If the oven or broiler will not turn on, check the timer on the stove. A self-cleaning type stove, may have
been left on a cleaning cycle. Generally the knob will pop out if the timer is off. Turn the knob until it
pops out. Do Not Use Oven Cleaner On Self-Cleaning or Continuous Cleaning Ovens. Be careful when
cleaning the oven that the oven cleaner does not drip onto the cabinets or onto the floor. You will be
charged for damage to an appliance for improper use, cleaning maintenance or lack of proper
maintenance. If you smell gas in the kitchen, check the stove’s pilot lights for each of the burners and
oven. The pilot light can be lit with a match. For the oven, a long match will be necessary to reach the
pilot. Before lighting, be sure there is no standing gas in the air. If the pilot lights are not working, call the
gas company.
L. Dishwashers
Use this appliance at least once a week. Seals may dry and the motor may be damaged by long inactive
periods. Clean around the inside lip of the door and check the bottom of the dishwasher for fallen food or
items that may block the drain. Some dishwashers have electrical switches on the nearby wall to turn the
power on. Be sure to run the garbage disposal before turning the dishwasher on.
M. Garbage Disposals
Garbage disposals are not to be used for bones, potato peelings, greasy items, and large pieces of any meat
or any other like materials. If the motor hums while in use, but does not spin, turn the switch off. Un-jam
the disposal by first removing the food debris inside, then turn the blade counterclockwise with the
wrench, which is usually attached to the disposal itself underneath the sink. A broom handle applied with
steady pressure can also be used if no wrench is provided. Reset the disposal breaker by pushing the small
red (or yellow) button located on the side or bottom of the disposal. Never reach into the disposal until the
electric power is OFF.
N. Mini-blinds or blinds
If provided, mini-blinds or blinds are for the purpose of allowing/preventing light to enter the unit and
providing privacy. You will be charged for any mini-blinds or blinds that are broken or damaged during
your residency. To prevent damaging the mini-blinds or blinds, leave the blinds in the down position and
open/close them with the turning wand. DUST/CLEAN BLINDS REGULARLY to prevent build up and
to make them easier for you to clean at move-out.
P. Pest Control
You are responsible for general pest control in your rental home. We strongly recommend you use a
licensed pest control company to manage pests rather than doing it yourself. We will be happy to refer
you to some reputable pest control companies.
A. Prevention
Mildew and mold can become a problem when preventive steps are not followed or when early signs of
mildew and mold are ignored. When proper steps are taken, and if recognized early, mildew and mold
will not become an area of concern. Keeping damp areas well ventilated can prevent mildew and mold.
Bathroom exhaust fans should always be operable and used. Grout in tile and tub enclosures should
always be clean. Read Appendix 3.0
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5. CLEANING AND HOW-TO’S
We work hard to deliver to you a clean, well-maintained and comfortable home with all mechanical
equipment operating properly. Proper cleaning will keep the home and its parts safe and usable for you
and future tenants. The key to proper cleaning is to do it regularly. A properly maintained home involves
the Owner, who keeps structural and mechanical maintenance up to date, the Property Manager who
keeps a record of necessary maintenance and places responsible people in the property; and the Tenant
who keeps the property clean, performs cosmetic maintenance and promptly reports any structural or
mechanical failure to Management.
C. Kitchen Appliances
Each kitchen appliance (including the washer and dryer) must be cleaned regularly. In particular, the
stove hood, the filter in the hood, the oven, under the burners on the stove and the drip pans. Please clean
under the refrigerator and the washer and dryer. Not cleaning all these items regularly can cause excessive
wear and tear, for which you will be responsible.
D. Fireplaces
If there is a fireplace in your home, please do not burn pine or any other “sappy” wood. This type of
burning will cause a buildup of residue in the chimney and increases the possibility of fire. Before lighting
the fire burn a piece of paper. By doing this, the air in the chimney will be heated preventing a back flow
of smoke into the house when the fire is started. The fireplace is not a place to burn cardboard, holiday
wrappings, pine needles, treated wood, etc.
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6. NOT RENEWING / MOVING OUT
If Tenant ever wishes to move out and terminate this Residential Rental Agreement before the ending date
of the Residential Rental Agreement, Tenant and Landlord / Agent must agree, in writing, to the early
termination and the Tenant shall remain responsible for all rents and unpaid back rent along with other
damages as allowed by law. Additionally, Landlord / Agent will charge Tenant the monetary equivalent of
1 months rent as a non-refundable termination fee. Landlord will not seek rent beyond the day that the
new tenant takes possession.
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shrubs trimmed, flower beds weeded with fresh bedding, and you are ready to turn over the
proper amount of keys to all locks.
• A room-by-room check will be made, including interior, appliances, windows, curtains,
blinds, etc. The exterior of the house and grounds will also be inspected.
• A minimum of $60 will be charged to the tenant for management company's supervision of all
repairs that have to be performed post move-out by landlord/owner that were the responsibility of
the tenant and the cost of said repairs withheld from tenant's security deposit.
• A re-inspection fee (minimum, $60.00) will be charged for each return trip that is required
after the first appointment. We encourage you to have the property in proper condition for the
first appointment. If the Manager arrives for the appointment and the house is not ready and/or the
utilities are not on, he/she will leave. You will be charged for all subsequent trips.
B. What To Do In an Emergency
Everything an Owner would do to protect the property and people living there, you are expected to do.
The first priority is to stop additional damage. Our area is prone to strong thunder and lightning storms
resulting in power surges and outages. An emergency can happen at any time, be prepared.
8. SUMMARY
A. This Handbook Is For You
In the excitement and confusion of moving, we often do not remember all the instructions and
requirements of the Rental Agreement. This Handbook has been written as a reference guide to you. Place
it where you can find it easily. Before calling the office, look to see if the answer you seek is in the
handbook. If you find something you think would be helpful to others and is not included in the
handbook, please notify Mega Agent Rental Management Macon LLC. We are always looking for
additional ways to serve you.
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Appendix 1.0
TROUBLESHOOTING AT HOME
Faucet or toilet leaks. Turn off water fixture at source and call management.
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Appendix 1.1
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Appendix 2.0
If you have an after hour or weekend maintenance emergency please call (478) 960-7675. A response to a
non-emergency will result in a $75 service charge to the tenant.
With each situation be sure to take appropriate steps to stop further damage by shutting off water supplies
or electricity, discontinuing use of an appliance, or other steps you feel are necessary.
• Lockouts when you have lost or misplaced keys (You should call a locksmith).
• Appliance repairs (for refrigerators keep the door closed).
• Roof leaks – use a bucket to catch water during a storm until a roofer can be arranged.
• Water heater outage.
When the situation can wait until the next business day, please call Mega Agent Rental Management
Macon LLC at (478) 960-7675. If you leave a message, provide your address, a contact telephone number
and describe the problem, including as much detailed information as you can.
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Appendix 3.0
There are conditions that can cause the growth of mildew and mold. Conditions that cause growth can be
eliminated when tenants actively take the proper steps to prevent mildew and mold growth. Tenants must be
proactive in recognizing and eliminating the causes of mildew and mold and reporting to Management
problems that may cause mold and mildew. The following steps are to be strictly followed:
2. Tenant agrees to clean and dust the house on a regular basis and to remove visible moisture accumulation on
windows, walls and other surfaces as soon as reasonably possible.
3. Tenant agrees not to block or cover any of the heating, ventilation or air-conditioning ducts in the Unit.
4. Tenant agrees to keep any dehumidifier that has been provided in the on position and to empty the water
pan when full, if the dehumidifier does not drain directly into a waste line.
i. Any evidence of a water leak or excessive moisture in the home/apartment, as well as in any
storage room, garage or other common area;
ii. Any evidence of mildew and mold-like growth that cannot be removed by simply applying a
common household cleaner and wiping the area;
iii. Any failure or malfunction in the heating, ventilation, air conditioning systems or laundry systems
in the house/apartment and;
iv. Any inoperable door or windows.
Tenant further agrees that Tenant shall be responsible for damage to the Premises and Tenant’s property as
well as injury to Tenant and Occupants resulting from Tenant’s failure to comply with the terms of this
Paragraph.
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Appendix 4.0
Installation of an individual satellite dish of 18” or less, stick-type antenna and cable television is permitted
with restrictions.
All requests for installation of satellite dishes, antenna and cable television must be made in writing to Mega
Agent Rental Management Macon LLC and include necessary diagrams. Installation of equipment cannot
begin until Mega Agent Rental Management Macon LLC has provided tenant with written permission.
• The tenant will provide Mega Agent Rental Management Macon LLC with detailed diagrams for all
installations to include interior and exterior location for wiring, outlets, and equipment and the method
for installation.
• No antenna or satellite dish may be installed on an exterior windowsill, on a railing for a walkway,
balcony ,patio, or deck, on a roof or in trees.
• Exterior trees, bushes and plants may not be trimmed, cut, or removed to receive or to improve
signal reception.
• Exterior wiring must be underground or attached to existing overhead wires.
• Holes may not be drilled through exterior fascia board, roof, concrete patios or deck boards.
• Holes may not be drilled in interior floors or finished walls and ceilings for wiring unless in
closets.
• Wires may not be exposed, or surface-mounted unless no other option is available.
• All interior wiring will be considered a permanent fixture to the rental property and cannot be
removed.
The total installation cost, connection fees, monthly charges for service and any other associated fees for
satellite, antenna or cable television will be the sole responsibility of the tenant.
Mega Agent Rental Management Macon LLC does not assume any responsibility for assuring signal reception,
the repair of or the maintenance for any wiring or equipment.
Installations made without written approval from Mega Agent Rental Management Macon LLC will be
removed at the tenant’s expense.
The financial cost for removal of equipment and wiring and the cost for repairs to the property will be the
responsibility of the tenant. If equipment is removed the property must be repaired to the original condition.
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Appendix 5.0
Renter’s Insurance for Tenants
Renters insurance is designed specifically for people renting homes. A common mistake for renters is the
assumption that they do not require homeowner’s insurance because they do not own the home. A renter may
experience losses that are not covered by the policy carried by the property owner. Please contact your
insurance agent to discuss policies and options that best fit your needs. We will be happy to suggest some
local insurance agents that carry renters insurance.
Personal Property
It is the responsibility of the individual tenant to obtain renters insurance to cover their personal possessions.
The property owner’s policy does not cover personal property belonging to the renter. The exclusion of your
property includes, but is not limited to, such events as fire or theft.
Types of Losses
Renters insurance will cover your personal property, in addition to fire and theft, including a range of other
losses or events. Damage caused by earthquake or flood must be purchased in addition with an endorsement to
your policy or by purchasing an additional policy. Most policies provide coverage for damage due to
windstorms, hail, vandalism, riots, civil disturbance, volcanoes and explosions. Please contact your insurance
agent to discuss policies and options.
Category Limits
Renter’s insurance sets limits of coverage of some categories of personal property such as jewelry, silverware
and collectibles. Contact your insurance agent to confirm what categories may have limited coverage. Should
the value of your property exceed standard limits, you may choose to increase the coverage of your renter’s
policy, or to insure items separately.
Liability
Owner’s policies cover their liability only - they do not cover the renter’s liability. Renter’s insurance covers
your liability, within limits, assuming the loss was not intentional. Liability coverage is not limited to damage
to your property, or that belonging to others, if an event occurs at your residence. Legal defense expenses and
your personal liability outside the home are also generally covered.
Savings
You may qualify for a multiple-policy discount if you purchase your renter’s insurance from the same
company carrying your automobile insurance. Other savings are available through some carriers if your
residence is equipped with deadbolt locks, a fire extinguisher or a security alarm.
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