Please review our tenant handbook below.
If there is a conflict between the handbook and the lease agreement, the lease agreement terms and conditions prevail.
Locate Important Home Functions
At move-in, locate the breaker box and note the location of the Ground Fault Interrupt (GFI) breaker and the breakers for the stove, oven, water heater and air-conditioner/heating system. The water shut off valve is usually located in the front yard near the sidewalk or road and sometimes in a flowerbed around the perimeter of the home. Locate the water shut off for the hot water heater and shut off valves under all sinks. Locate the clean-out valve(s) in the yard, in case you need to open it up due to backup problems.
Rent is due on the first day of the month. Payment must be made using our online Tenant Portal at https://adoorpropertymanagement.managebuilding.com; but if the portal system is unavailable for whatever reason, you must make payment by check, cashiers’ check, or money order to: aDoor Property Management, LLC 401 E Chase St., Suite 100 Pensacola, FL 32502 and deliver the same to our office. Be sure to write the rental property address in the memo portion of your payment to assure proper credit.
If we do not receive your rent on or before the 2nd day of the month, late fees will be assessed. All late fees are additional rent. Remember, your payment is applied in the following order: first, to all past due payment obligations, including fees, back rent, and costs are paid first; next, payment is applied to all fees, charges, or costs owed on the current due date; and next, payment is applied to current rent.
Tenant Service Program
Quality Control Inspections. We will perform 3 quality control inspections each year. We have a checklist of items that we inspect to help prevent problems and resolve them before they occur and to provide the tenant with a better experience during their tenancy. Tenant Online Portal. Tenant will receive an online portal account to do a number of things that benefit the tenant during the tenancy, including paying rent, submitting maintenance requests, tracking maintenance progress, communicating with us, uploading and downloading tenancy documents, view and downloading financial statements, and more. Pest Control. We will coordinate and provide routine pest control during the tenancy. Utility Concierge. We hire the services of Citizens Home Solution (CHS) to assist tenants in setting up utilities and amenities, such as water, power, trash, internet/cable, security, and more. Contact CHS or answer their attempts to contact you to set up utilities. See CHS instructional video at https://www.adoorpropertymanagement.com/tenants, “Utilities Setup”. Waiver of Move-Out Administration Fee. If Tenant has no lease violations during the tenancy and pays all rent timely during the tenancy, aDPM will waive the Move-Out Administration Fee at the end of tenancy. One-Time Late Fee Waiver. If Tenant is late on rent on a given month during the tenancy, Landlord will waive the late fees accrued up to 10 days past due. Tenant must submit to us a completed Late Fee Waiver Request, which can be found at https://www.adoorpropertymanagement.com/late-fee-waiver, or upon request, Landlord will provide to Tenant. 24/7 Maintenance Call Line. We provide you with a 24/7 Maintenance Call Line, (833) 456-0339. This number is great for emergency situations that occur after-hours and on the weekend. And you can report your normal maintenance requests through your tenant online portal account. Repair and Maintenance. We provide Tenant with up to 6 hours of repair and maintenance services, which are tenant-obligations under the lease agreement terms and conditions
Keys and Locks
You are provided with one copy of working keys or access devices or access code for smart or digital locks upon move-in. If you need copies made, that is your responsibility, and if you request that we make copies (and we choose to assist in that request), you must pay applicable fees. You are not permitted to change or alter the locks in any way. You are responsible to reset your access code for digital locks, but if you need assistance, please let us know. If you request us to give you access due to your losing a key or locking yourself out of the home, you are subject to costs and fees.
Vacate Date / Intent to Vacate
The lease does not automatically renew. If we do not approve of a tenancy extension, you must vacate the premises by the end of the lease term. We may deliver to you a notice of your obligation to give us notice that you intend to vacate the premises at the end of the lease term. The lease provides that if you do not deliver the written notice of your intent to vacate 60 days prior to the end of the lease term, that you owe us liquidated damages equal to 1 month.
Put all trash in the proper containers, and put the containers in the proper location. Some association rules require specific placement of trash containers; be sure to follow those rules. Failure to follow community rules could result in assessment of fees.
You are responsible to obtain a copy of applicable condo or homeowner association, restrictive covenants or declaration and rules, which you are required to follow. Remember, a violation of the association rule is a violation of the lease agreement, which subjects you to liability or lease termination.
Be a Good Neighbor
Do not disturb the peace of neighbors. The most common complaint comes from playing music too loud. Be mindful of others during your tenancy. Disturbing the peace is not only a violation of the lease agreement, it could rise to the level of criminal conduct.
We conduct periodic inspections of the premises for lawful purposes. Your presence is not always required, and you have no right under the law or lease to demand your presence during an inspection. If we need your presence, we will notify you. We will provide you with notice of our inspection as required by law. If you interfere or hinder our inspection, or if your presence is required but you are absent (when we schedule the date with you), you will incur a fee. We may request that you take photographs and/or video of the property’s condition from periodically to help us monitor the condition of the property.
Do not park on any grass or vegetation area. Park in designated areas only. Do not perform work on the vehicle on the premises. All vehicles must be licensed, operable, registered and owned by you. Be sure no oils or fluids are dripping onto the driveway or parking areas. Do not drive over grass, sprinkler heads or septic drain lines.
If you have guests staying with you, provide us with their names and phone numbers, the date of their arrival and departure as required by the lease agreement. Remember, the number of days a guest can reside on the premises is limited by the lease agreement, and your violation of this provision will result in applicable fees and lease termination. If you have guests, be certain that guests do not park in prohibited areas, do not disturb neighbors, and treat the property with due care, as you are liable for their conduct.
Occupant / Additional Tenant
No occupants are allowed in the premises except those listed in the lease agreement. Your violation of this provision will result in applicable fees and lease termination. If you desire to amend your lease to allow an occupant or additional tenant, you must make application to us first, and we will inform you of our denial or approval of your application.
Damaging or Dangerous Conditions
If there is any condition of the premises that cause damage or could cause damage to the premises, you must notify us immediately of the same. If an emergency exists, call 911 immediately and then notify immediately us of the problem. Call us and communicate using our online portal.
Common reasons for kitchen fires include: -Leaving the stove or oven unattended -Being distracted or tired when cooking -Cooking while physically impaired by a substance -Cooking with flammable materials near an open flame -Using cooking materials the wrong way -Leaving the oven or stove on by accident -Having no fire extinguisher nearby -Raising the cooking temperature higher than need be -Failing to clean your cooking surface -Having too many people in the kitchen at once -Wearing loose clothing when cooking -Using a faulty or damaged appliance/device
Prevent Kitchen Fires
-Turn pot handles inward so they can’t be bumped and children can’t grab them. -Always keep a potholder, oven mitt and lid handy. -If a small grease fire starts in a pan, put on an oven mitt and smother the flames by carefully sliding the lid over the pan. Turn off the burner. -Don’t remove the lid until it is cool. -Never put water on a grease fire and never discharge a fire extinguisher onto a pan fire, as it can spray or shoot burning grease around the kitchen and spread the fire. -If there is an oven fire, turn off the heat and keep the door closed to prevent it from burning you and your clothing. -Never leave cooking food on the stovetop unattended, and keep watch on food cooking inside the oven. -Use a Cooking Timer. -Keep cooking areas clean and clear of combustibles (e.g. potholders, towels, rags, drapes and food packaging). -Clean the exhaust hood and area around the stove regularly and wipe up spilled grease as soon as the surface of the stove is cool. -Keep children and pets away from cooking areas If there is a microwave fire, keep the door closed and unplug the microwave.
Fire Prevention (General)
Use proper care and caution to prevent fires, such as: -Do not light candles inside the premises. -Do not use space heaters. Never store flammable chemicals (e.g. gas, paint) inside the premises -Keep at least 18” clearance around furnaces, hot water heaters and dryers and do not put any combustible material (e.g. paper, cardboard, clothing and plastic) nearby. -The lint traps on clothes dryers should be cleaned after each use. Remove built up lint behind clothes dryers. -Never leave the home with the clothes dryer running and with cooking appliances on. -Unplug personal items from the electrical outlet that are not in use (e.g. hair dryer, hair straightener, curling iron, etc.) -If you smell natural gas, exit the premise immediately. Open windows and doors as you go. Don’t use matches, appliances, electric switches or phones. Once outside, call the gas company. Don’t go back until the gas company confirms it’s safe to enter. -If you grill outside, do so at a safe distance away from any combustible material and from the premises. -Replace or repair loose or frayed cords on electrical devices. -Do not run extension cords across doorways or under rugs/carpets. -Use plastic safety covers on electrical outlets when small children are present. -Follow the manufacturer’s instructions for plugging an appliance into a receptacle outlet. -Do not overload outlets. Plug only one high-wattage appliance in each receptacle outlet at a time. If a circuit breaker trips or a fuse blows frequently, decrease the number of appliances on that line. -If outlets or switches feel warm, shut off the circuit. -Avoid using multiple outlet adapters and other devices that allow the connection of multiple appliances on a single receptacle. -Place lamps on level surfaces and away from things that can burn. -Use light bulbs that match the lamp’s recommended wattage. -Allow air space around the electronic device to prevent overheating, including TVs, radios, stereos and lamps. If you see, sense, or suspect any problems involving electrical function at the premises, notify us immediately.
If upon your move-in there is not a smoke detector on each level of the home, notify us immediately. Do the following: -Test every detector at least once a month. -Keep smoke detectors dust free. -Replace batteries with new ones at least once a year or sooner if a detector makes a chirping sound. -If a smoke detector is directly wired into the electrical system, be sure that the signal light is blinking periodically.
Circuit Breakers move slightly when tripped. The Ground Fault Interrupt (GFI) breaker detects even slight voltage changes and cuts the power during fluctuations. They are usually located where a water source may be present, such as bathrooms, kitchens, exterior plugs and garages. If you lose power to a plug near a water source, it may be the GFI circuit. Most GFI’s located at the breaker box are marked with a red or yellow button. Many homes have the GFI at the top plug outlet. If these “trip”, reset them by pushing the switch.
If you have a request for our maintenance, communicate the request using your online portal account, and in case of an emergency, call our maintenance number, (833) 456-0339, followed by using our online portal. You must specify the problem, when the problem occurred, and what you are requesting from us. We do not respond to maintenance requests on the weekends or legal holidays, unless it is a true emergency. Refer to your lease agreement and addenda. Cooperating with our vendor and maintenance staff scheduling will help us to address the repair item more quickly and efficiently. Important: if your repair or maintenance request is your responsibility under the lease agreement of law, or if you caused the problem, you are subject to fees and costs if we have to respond to or provide service for a tenant obligation. Our response to a maintenance request is determined and processed depending on the nature and circumstances of the item reported, other maintenance or repairs that were reported before yours, and other relevant circumstances affecting availability of vendors and materials.
You are required to provide us with proof of tenant liability insurance coverage as required by the lease agreement within 5 days of move-in. Upload your tenant liability policy through your online portal. If you fail to comply with this obligation, Landlord may enroll you into you Tenant Liability Insurance program by default. Landlord does not purchase contents coverage on your behalf for any reason and assumes no responsibility for your personal contents. If you want insurance coverage for your personal contents, you have the responsibility for the same.
You are not permitted to have any pets on the property without making application and without prior written permission from us. If you violate this provision, you are subject to fees and lease termination. You are responsible for all damages caused by your animal. Additional rent, deposits or fees may apply. On the rent due date of the last month of tenancy, you must pay the applicable cleaning fees as additional rent. If you need reasonable accommodation under Fair Housing laws, you must complete our application and request for reasonable accommodation. We have the application and accommodation request forms available upon your request.
Do not install or add any communication dish on the property without prior written permission from the landlord, and the community association may also have rules and application process before any such installation can be made.
You are required to prevent or reduce damage that is reasonably within your ability. For example, if there is a water leak, you turn off the necessary valves to stop the water flow, whether the valve at the interior wall or the main valve outside. Failure to do so may result your liability of the increased damages due to your neglect. You are also required not to create conditions that increase the chances of damage. Some examples include, store chemicals outside; turn off appliances when you are done using them; never burn candles inside; and immediately turn off gas appliances or valves if you smell gas.
Heating and Air Conditioning
You are required to use the HVAC system in a reasonable manner. Depending on outside conditions, the air conditioning function and efficiency of the system may vary. Unless you have selected our HVAC monthly maintenance service, you must replace the air filter at least once per month and pour the bleach/water combination in the drain line as required by the lease agreement. If you fail to comply with this obligation, we may enroll you into our HVAC monthly service program by default. Do not obstruct the air flow of the system, including putting objects in front of the filter system, around the drain line, or around the condenser unit. Under Florida law, the landlord is only required to keep the heating in reasonable working condition during the winter, but if there is a problem with the HVAC system, notify us immediately of the problem using the online portal. We will inspect the problem and address accordingly.
Use the lawn irrigation to keep the grass properly watered during growing season. If the system has a timer, use it to run the water about 15 minutes per irrigation section, per day. Do not over water, as it could kill the lawn and may increase your water bill. If the system does not have a timer, manually turn it on and off for each section of the irrigation system for 15 minutes per section. If you break a sprinkler head, it is your responsibility to replace it.
You are required to keep the lawn in good condition. Note: if you elect for our lawn maintenance program, the terms of the agreement will control. During grow season, keep the grass cut and watered; remove trash, limbs, leaves and debris; water the lawn; trim shrubs and small trees near the home to keep them at the same size as when you moved in; edge the driveway and walkways; and treat for ant mounds; de-weed flower beds. Do not weed-wack near siding or other fragile material, as you may damage it. Prune trees near the house where branches are approaching the house or other structures or object. Prune tree branches at the proper time of year. Never park on grass or vegetation. Do not drive a vehicle over any sprinkler head. On the last month of tenancy, you must perform your lawn maintenance obligations no sooner than 2 days prior to move-out.
You are required to use the plumbing properly. Do not put anything into the plumbing that will close or damage the lines or system. The state of Florida (http://www.floridahealth.gov/environmental-health/onsite-sewage/_documents/septictanksystemsbrochure.pdf) prescribes as follows: -Use your toilet to flush human waste only. Anything other than human waste can clog and possibly damage your septic system. -Do not pour household products, such as cleansers, medicine, auto fluids, paint and lawn care products down the drain. These items can pollute surface and ground water, which supplies your drinking water. It may also end up in your local rivers, lakes and coastal waters. -Do not waste water. Your system is sized on an expected average use of 50 gallons per person per day. Dripping faucets can waste about 2,000 gallons of water each year. Leaky toilets can waste as much as 200 gallons each day. Over-loading your system with water is the number one cause of failure. -Fill the bathtub with only as much water as you need. -Turn off faucets while shaving or brushing your teeth. -Run the dishwasher and clothes washer only when they are full. -Make sure all faucets are completely turned off when not in use. -Make sure your toilets and faucets do not leak. -Do not flood the drain-field. Too much water slows down or stops the treatment processes and can cause plumbing to back up. -Distribute your laundry loads over the week. Your washing machine discharges 40 to 50 gallons every wash load and doing load after load on a single day can stress and overload your system.
Walls and Ceilings
Keep the walls and ceilings in good and clean condition. Do not let furniture touch or rub the walls. You are not permitted to paint the walls or install wallpaper without prior expressed permission from the landlord. Do not put anything into the sheetrock walls, except for small (finishing type) nails; and you are limited by the number of nails that may be put into the walls; and do not put anything into any faux, paneling, wallpapered walls and wood walls. Measure at least twice before any placement of nails and frames on the sheetrock wall. Do not use screws or anchors without prior permission from the landlord.
Clean flooring according to professional recommendations depending on the kind of floor it is. If you have questions about this, contact us. Do not drag or slide furniture or other heavy or hard objects across the floor. Use chair padding and protect the flooring from chair scratching.
Dry mop, sweep or vacuum floors regularly. Do not wet-mop wood floors. Standing water can dull the finish and discolor and damage the wood. Do not let any water drip, pour or accumulate on floors. Clean liquid spills with a dry cloth and sticky spills with a slightly dampened cloth. Do not use soaps, detergents or oil soaps on wood floors. When mopping is needed, use a wood cleaner applied lightly with a cloth or mop and then dry the floor. Tenant shall not shellac or refinish floors without our prior written approval. Use fabric-faced guides under the furniture legs to prevent scratches. Do not drag or slide furniture or other heavy or hard objects across the floor. Note: rolling chairs will wear down flooring. If you have a rolling chair, use a proper chair mat to prevent damage to flooring. Stable chairs on wood or vinyl surfaces can cause damage. Install pads on each chair leg to prevent damage to flooring, and use floor pads for rolling chairs.
Keep carpets in good condition by treating them with care and cleaning/vacuuming routinely. Vacuum at least once per week or more often for heavy-traffic areas. Take proper steps not to spill any liquids or foods on the carpet. Completely and immediately sop up any liquid that may have spilled on the flooring and let us know where the spill occurred so we can address the matter if necessary.
Do not use oven cleaner on self-cleaning or continuous-cleaning ovens. For solid surface stoves, use only cleaners approved for those surfaces.
The dishwasher should be used at least once per week, as seals may dry and the motor may be damaged by long periods of inactivity. Clean the door and check the bottom of the dishwasher after each use for items that may fall from the racks. Check the perimeter of the door for food falling from the counter and make sure drains are free of debris.
Garbage Disposal: Do's and Do Not's
A garbage disposal is for small food items only. Do not put your hand or fingers in the blades of a garbage disposal. Do the following: -After washing dishes, pour a little dish soap inside and let the garbage disposal run for about a minute along with some cold water. -Frequent use prevents rust and corrosion, assures that all parts stay moving and prevents obstructions from accumulating. -Grind food waste withy a strong flow of cold water. Cold water will cause any grease or oils that may get into the unit to solidify, so that they can be chopped up before reaching the trap. -Grind certain small, hard food materials such as small chicken and fish bones, egg shells, and small fruit pits. A scouring action is created by these particles inside the grind chamber that cleans the garbage disposal’s walls. -Cut large items into smaller pieces. Put them into the garbage disposal one at a time instead of trying to shove a large amount in at once. Do NOT do the following: -Do not put anything in the garbage disposal that is not biodegradable. A garbage disposal is not a trash can; it’s for food scraps only. Non-food items can damage the blades and motor. -Do not grind glass, plastic, metal or even paper; anything combustible; cigarette butts -Do not pour grease, oil or fat into the disposal or drain. -Do not pour hot water when grinding food waste. -Do not grind extremely fibrous material like corn husks, celery stalks, onion skins, and artichokes. -Do not turn off the motor or water until grinding is completed. When grinding is complete, turn off the the garbage disposal first. Let water continue to run for at least 15 seconds, flushing out any remaining particles. Then turn off water. -Do not put too many potato peels down the garbage disposal. -Do not put large amounts of food down the garbage disposal. -Do not put expandable foods into your garbage disposal. Foods like pasta and rice expand when you add water in a pot; they do the same thing once inside your pipes or garbage disposal and are the cause of many jams and clogs. -Do not grind large animal bones (beef, pork etc.). -Avoid putting coffee grounds down the garbage disposal, as they can accumulate in drains and pipes, causing clogs. -Do not use harsh chemicals like bleach or drain cleaners. They can damage blades and pipes. Borax is a natural sink cleaner and sanitizer that effectively works on odor-causing mold and mildew that accumulates in garbage disposals.
Garbage Disposal Maintenance
Ice is an effective and inexpensive method for cleaning your garbage disposal, sharpening the blades and breaking up any grease build-up which has accumulated. Just toss a few ice cubes into the garbage disposal and run it. As the garbage disposal chops into the ice cubes, the ice chips will effectively scour all the hard to reach areas of the unit, and melt down the drain. Try this once or twice a month to keep your garbage disposal in fine working order. To Remove or Prevent Nasty Garbage Disposal Smells -Periodically, take a lemon or orange and toss it into the disposal. The oils and juice from the fruits and peels naturally clean the walls inside the garbage disposal and create a fresh, long-lasting scent. -Freeze vinegar in ice cube trays and run those down the disposal. This will keep your blades sharp while safely killing odor-causing bacteria. -For stubborn odors pour baking soda into the drain and let it set for several hours before running the water and garbage disposal. -For really stubborn odors, use a safe cleaning product like Borax. Pour 3-4 tablespoons of Borax down the drain and let it sit for an hour. Then turn on the hot water and flush the borax away.
For an electric water heater that is not functioning, check to see if the reset button or the breaker may have tripped. For a gas water heater, the pilot light may have gone out. If you do not know how to light a pilot, contact the utility company for assistance.
-Clean dust, dirt and debris from the upper and lower sliding glass door tracks routinely. -Clean stove, drip pans, under drip pans, oven racks and drawer, broiler pan, hood, filter and vent biweekly. -Clean vinyl floors routinely. Dust baseboards, window sills, window grids, blinds tops of windows, ceiling fans, doors, ceilings and corners of the room no less than monthly. -Clean AC/Heat Air return grate and change air filter monthly. -Replace burned-out light bulbs as needed. -Dust and clean light fixtures as needed. -Clean appliances (e.g. refrigerator, stove, oven) -Brush-vacuum on blinds routinely -Bathrooms should be cleaned a minimum of once per week (toilet bowls and base, sink, mirror, floor, bathtub and shower). -Wipe out drawers and cabinets routinely. -Sweep out garage routinely. -Keep windows and storm doors clean, inside and outside. -Do not use abrasive cleaners on counter tops.
No sooner than three (3) days prior to vacating the premises, you must do the following: -Dust ceiling fans (do this first, before cleaning what is below the fans, as dust will fall and spread) -Brush-vacuum all blinds, windows, and sills. -Clean the interior and exterior of the house. -Sweep and vacuum all floors, including under and behind the appliances. Note: cleaning floors should be the last cleaning you perform. -Properly dispose of all garbage and trash. -Cut lawn, weed the flower beds, edge, and trim the shrubs. -Inform all utility services and postal services of your departure date and forwarding address. -Turn off your ice maker and empty ice bucket. -Turn in all keys and garage door openers to us. -Dust all baseboards and electrical plates. -Wipe all closet shelves and all cupboards and drawers inside and out. -Clean oven, top of range, under burners, hood, and broiler pans. -Replace burned out light bulbs. -Scrub the bathtub, toilet, and sink inside and out. -Sweep out or vacuum any storage areas and garages. -Vacuum the carpet and sweep hard floors (this must be the last cleaning task you do). -Close and lock all exterior windows and doors.