Residents Handbook

APPENDIX 1 - LEASE OBLIGATIONS
RELEASES
The standard procedure if you must make a premature move is to call the Rental Information Center immediately. They will give you information as it pertains to your specific case. Never assume you may move prematurely and break your lease without making arrangements with the Rental Information Center. This may be negotiated by a Transfer Addendum, Sublease, Lease buy out, Re-rental, or in some cases, by a resident change. You are still responsible for maintaining the electricity until the release procedures are complete. Any other action can result in immediate legal proceedings. We welcome the opportunity to assist you with your problems and thus eliminate any undue ramifications.

After five (5) years of continuous residence, a lease may be ended with a 60-day written notice.
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A. COMPANY TRANSFERS
A resident may request a release from his or her lease because of a job transfer. Job transfers, if verified by a company notification letter, may be authorized under our job transfer policy. The resident must be moving at least fifty (50) miles outside of the area and must be transferred with a branch of the same company for which he or she is presently working. The 60-day notice does not commence until the Rental Information Center receives the company's verification of transfer letter. The resident agrees to pay two (2) month's rent in advance after the signing of the Transfer Addendum. The apartment may be vacated at any time after the addendum is signed and rent has been paid, but it must be vacated no later than the last day of the 60-day notice. In either case, the resident must sign a vacating notice at the signing of the transfer addendum verifying the exact date of move-out.

NOTE: In a roommate situation, only the transferring resident is released from the lease agreement. The remaining resident must release the transferred resident or the company transfer is void. However, if the remaining resident is agreeable in allowing the transferring resident to vacate, the remaining resident has the option of remaining in the present apartment or moving to a smaller apartment. This is the ONLY circumstance in which a resident is allowed to move from a larger apartment to a smaller apartment during a lease agreement. Contact the Rental Information Center for procedure.
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B. MILITARY TRANSFER If a resident is in the U.S. Armed Forces and is transferring under orders from the U.S. Government, the resident may terminate his or her contract with a thirty (30) day written notice. A copy of the orders must accompany the vacating notice. The resident must be moving at least thirty-five (35) miles outside of the area.
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C. SUBLEASE A sublease occurs when a resident leases his or her apartment to another individual for a period less than the original lease and before a notice to vacate is given. Check with your Rental Information Center to obtain the specific sublease period requirements. The original resident retains responsibility for the apartment even though the apartment is rented to another. The relationship between the Owner/Owner's Agent and the new resident (sublessee) is the same as between the Owner/Owner's Agent and the original resident. The Owner/Owner's Agent retains the right to enforce the lease as if the new resident (sublessee) were the original resident. Also, the original resident is bound to the Owner/Owner's Agent to perform under the lease if the sublessee fails to perform. However, the original resident is not bound if the new resident (sublessee) should renew for any additional lease terms. THE ORIGINAL RESIDENT MAY NOT SUBLEASE UNLESS THE APARTMENT ACCOUNT BALANCE IS UP TO DATE. The sublessee must fulfill the term of his or her sublease.

All original resident(s) should submit, in writing, the request to sublease and pay the required sublease fee, at which time the Rental Information Center will assist in the sublease. The original resident with the exception of approval, inspection, and lease processing handles the entire procedure. Once the original resident has a prospective sublessee, the Rental Information Center will need two weeks' notice and an application for approval. The apartment may not be vacated until the sublease process is complete.

After the sublease agreement is signed, the security deposit of the original resident (including the pet deposit, if applicable) is transferred to the sublessee for return once the apartment is vacated, according to the apartment condition.

The Owner/Owner's Agent does not paint, clean, or do any work on the apartment. However, the Owner/Owner's Agent will inspect the apartment after all household items are removed, prior to the sublessee's move-in, to assess any and all damages. The inspection by Owner/Owner's Agent is made before the sublessee signs the lease, in order to determine what, if any, damage has been done and if the apartment has been cleaned. A SUBLEASE WILL NOT BE ALLOWED IF THE DAMAGES IN THE APARTMENT EXCEED $50.00. After the apartment has been inspected and the original resident has signed the sublease agreement, the security deposit is paid to the original resident by the sublessee, less any apartment charges. The pet deposit will not be released until the final lease expiration date on the apartment after the sublease vacates. Move-ins will not be permitted until all security deposit procedures are completed. IT IS THE SOLE AND ABSOLUTE RESPONSIBILITY OF THE ORIGINAL RESIDENT TO OBTAIN HIS OR HER SECURITY DEPOSIT REFUND FROM THE SUBLESSEE.

No sublease is final until Owner/Owner's Agent has signed the sublease form. If you are subleasing, your prospective resident must qualify as an original resident when renting the apartment. A willing person is not necessarily an acceptable candidate--he or she must meet the community's established requirements. This is for your protection as well as ours.

To prevent problems, pets may not be allowed in no-pet buildings. Pet deposits will be held until the end of the sublease unless the sublessee owns a pet also--NO EXCEPTIONS. If the sublessee renews, the pet deposit, less extermination fee, may be refunded if there are no carpet problems.

All terms and conditions of subleasing must be in writing and it is mutually agreed that neither party shall be entitled to rely upon any oral representations contrary to the written agreement.
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D. LEASE BUY-OUT
A resident may request a lease buy-out, which consists of a sixty (60) day vacating notice, and a lease buy-out fee of $750.00. A resident must have occupied the apartment for at least six (6) months before the lease buy-out can go into effect and the sixty (60) day notice begins. The resident is required to pay the $750.00 lease buy-out fee at the time the vacating notice is given, which begins the sixty (60) day notice. The apartment may be vacated at any time after the addendum is signed, the lease buy-out fee has been paid, and all rent has been paid, but it must be vacated no later than the last day of the sixty (60) day notice. The resident must sign a vacating notice at this time, verifying the date of move-out and a lease addendum which states the new lease expiration date.
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E. RE-RENTAL
A resident may choose the re-rental option with the following understanding. There is a $500.00 fee when the notice is given. As soon as the vacating notice is given, the rental office will put that apartment on the availability list as of the date apartment is vacated. The resident is still responsible for the monthly rent and electricity until the new resident has moved in. Any overlap in rent will be refunded to the resident with the security deposit.
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F. CHANGE OF RESIDENT/ROOMMATE
A roommate change is when one or more, but not all, of the original residents wish to transfer their responsibility for an apartment to another individual. A lease commits you to responsibility for a specified length of time. We do allow changes, however, only if certain prerequisites are met. Check with the Rental Information Center before taking any action. A processing fee is required for all forms to be signed and transactions completed. All persons involved (i.e., outgoing, incoming, and remaining residents) must be present in the Rental Information Center, collectively, before any steps are taken to activate the process.

When Owner/Owner's Agent has approved a change on a lease, the following must occur: both incoming and remaining resident(s), including guarantors, for the lease term, must sign a new or amended lease. The Rental Information Center considers any resident change as a legal transaction and it will be handled as such. The security deposit may never be reduced below the amount on the original lease. The remaining resident(s) and the new resident(s) entering on an existing lease accept responsibility for all damage and cleaning charges (including pet). IT IS THE RESPONSIBILITY OF RESIDENT(S) TO MAKE SECURITY DEPOSIT SETTLEMENTS AMONG THEMSELVES. The outgoing resident(s) must fill out the Resident Change Addendum and Vacating Notice form. The remaining and incoming residents must sign a Resident Addition Addendum and pay all monies due to authorize name changes on the lease. All rent, late fees, etc. must be brought up to date before the resident change is approved. The outgoing resident(s) must turn in keys and pet tags to the Rental Information Center. All necessary forms can be acquired at the Rental Information Center. Please contact the Rental Consultants for details.
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G. TEMPORARY OCCUPANTS
Occasionally circumstances in our lives such as jobs, personal and family problems may make it necessary for you to be absent for short periods of time. A Special Permission Form may be signed authorizing someone else to occupy your apartment.

Although a temporary occupant is in the apartment, he or she cannot pay rent. You will be held responsible for paying rent and any damages incurred. Pool privileges are available only to the person(s) occupying the apartment. Only one temporary occupant will be permitted during a standard lease term. All occupancy regulations apply.

HHHunt/Pebble Creek retains the right to ask you to terminate your agreement with the temporary occupant should any problems arise. Temporary occupants must complete a rental application and a criminal background check will be completed and acknowledge receipt of the Resident Information and Policy Handbook.
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H. TRANSFERRING WITHIN THE COMMUNITY
When a resident requests a transfer from his or her present apartment to another within the community during the term of the lease, the following is required:

1. The resident must be requesting a larger apartment.
2. The resident must fulfill the terms of the existing lease plus an additional year's lease.
3. The security deposit must be handled as though you were a new resident in order to protect the community against any damages in the original apartment.
4. If damage charges in the original apartment exceed the respective security deposit, the resident shall be fully responsible for additional costs of all related cleaning and/or repairs necessary for its re-rental.
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LEASE EXTENSIONS
Upon satisfactory completion of a standard-term lease agreement, a potential job change, marriage date, or other circumstance may necessitate signing a lease extension for less than the standard term. Please understand a lease extension is a privilege and therefore may be denied. Lease extensions are granted on a first-come, first-served basis and must be approved, by date, on an individual case basis. Lease extensions are limited according to date, move-outs per day, maintenance schedules and apartment size. Only one extension is permitted on a standard-term lease. All lease extensions will reflect the current rent schedule and may require an additional charge, Extensions less than 180 days are subject to an additional charge. The resident will be held responsible to give a 60-day notice prior to the expiration of the extension as outlined in the lease.
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OCCUPANCY REGULATIONS
HHHunt/Pebble Creek conforms to the following policy:
1 Bedroom: Maximum of two persons
1 BR + Den: Maximum of two persons
2 Bedroom: Maximum of four persons
2 BR + Den: Maximum of four persons
3 Bedroom: Maximum of five persons
3 BR + Den: Maximum of five persons
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NON-LEASED OCCUPANTS
Only the residents listed on a lease may occupy an apartment. Any non-registered individual is considered to be an illegal occupant. No legal recourse is provided either for the residents on the lease or for the leaseholder in the event of damages or non-payment of rent. Therefore, for the protection of both the resident and the Owner/Owner's Agent, legal proceedings will be initiated against violators. HHHunt/Pebble Creek has the right to enter the apartment at any reasonable time to verify lease obligations.
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UNRELATED RESIDENTS
When unrelated individuals are applying for an apartment or wish to change their lease during residency, each individual must qualify as a head of household under standard HHHunt/Pebble Creek leasing procedures. In other words, each resident must qualify on their own to rent the apartment.
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RENEWAL LEASE OR NOTICE TO VACATE
We value your residency at Pebble Creek; therefore, you will be mailed a lease renewal letter with our sincere desire to welcome you for another lease term. It is your responsibility to notify the Rental Information Center of your intentions to remain or vacate your apartment in writing. Lack of proper notice will result in your lease automatically renewing month-to-month. Please contact the Rental Information Center with your renewal plans 90 days before your lease ending date so a lease may be typed for you. The lease renewal or vacate notice must be returned 60 days prior to your lease expiration. IF CHANGES ARE REQUIRED, ALL NECESSARY INFORMATION MUST BE SUBMITTED IN WRITING SIXTY (60) DAYS PRIOR TO LEASE EXPIRATION IN ORDER TO PREPARE A NEW LEASE.

Should you find it necessary to move, please complete and return the vacating notice sixty (60) days before your lease expiration. A complete forwarding address should be included on the vacating notice, otherwise the return of your security deposit may be delayed.
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APPENDIX 2 - ALTERATIONS
Most frequently denied alterations:
1. Lock changes--no lock changes are permitted on any door unless first approved by the
Owner/Owner's Agent.
2. Shelving brackets.
3. Permanent bolts or hangers.
4. Any additions to wood doors requiring holes--full-length mirrors, pictures, etc.
5. Contact paper on shelves.
6. Wall partitions.
7. Additional phone or TV jacks.
8. 220 wall outlets, no additional.
9. Colored paint on walls, other than approved.
10. Mirrors and additional wallpaper.
11. Washing machines or dryers (portable or standard). Unless hook-ups are provided by the
Owner/Owner’s Agent.
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APPENDIX 3 - KITCHEN APPLIANCES CARE & CLEANING
REFRIGERATOR
Clean the interior with a solution of baking soda and warm water. On the exterior of the refrigerator, use a mild soap and warm water. Please do not use scouring powder or strong abrasives inside or out because these will scratch the surface. Use care in cleaning plastic parts; do not wash plastic parts in scalding water or place in hot water directly from a cold refrigerator. Once a month please remove the bottom grill and clean. Also, remove the plastic drain tray under the refrigerator and wash in warm soapy water.
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