The property owner has a duty to maintain your residence in accordance with Texas State law. Tenants are responsible for any repair-related items that are due to misuse, negligence, and/or damage, regardless of whether or not it was 1) accidental or intentional, and/or 2) caused by a guest, invited or not.

We want you to report maintenance items. A tenant should immediately notify maintenance items outside of their responsibility or that they are not comfortable doing on their own. Here are items that are the tenant’s responsibility which include, but are not limited to, the following:

• Replacing smoke alarm batteries
• Providing fire extinguishers
• Reporting non-functioning smoke alarms immediately if batteries do not solve the problem.
• Replacing light bulbs with the correct size and proper style
• Replacing or cleaning AC filters, if applicable, every month unless otherwise specified by the manufacturer
• Make a reasonable effort to clear gutter drains and request gutter maintenance if gutters are either to high or difficult to unclog
• Disposal of all garbage in the proper receptacles and using the weekly pick up service
• Disposal of animal feces on the property even if you do not have a pet
• Professional steam cleaning and spot cleaning of carpets while residing in the property once a year and before vacating the property.
  
  • Carpet cleaning must be performed by and IICRC certified carpet cleaner
  • Pet treatment must be used if a pet was brought onto the property.
• Normal insect and pest control, to include, but not limited to:
  
  • Ants
  • Roaches
  • Beetles
  • Centipedes
  • Lizards
  • Mice
  • Rats
• Yard and landscape maintenance (see Landscape Services Section if included in rent)
  
  • Watering grass, bushes/shrubs, and trees
  • Cutting and edging grass weekly or every other week depending on type of grass
  • Trim and shape bushes/shrubs
  • Remove weeds in planter areas, growing in between rocks, as well as cracks in walkways/driveways
  • Replace sprinkler/drip heads
  • Report malfunctioning irrigation systems
  • Report unhealthy looking plants or sections of grass
• Toilet maintenance:
  
  • Flapper
  • Fill valve
  • Handle
  • Seat

• General maintenance
  
  • Tighten/secure loose cabinet hinges, towel bars, toilet paper holders, and door hinges
  • Replace cracked switch plate and outlet covers
  • Lubricate door knobs and hardware; tighten if loose
  • Tighten loose ceiling fan blades
  • Clean faucet aerators
  • Replace shower heads (with like/similar kind)
  • Lubricate window cranks/tracks, sliding door tracks, door hinges, and garage door tracks
  • Adjusting/aligning garage door sensors
  • Replacing appliance filters
  • Clean or replace stained stove/cooktop drip pans
• If the residence has a fireplace, use caution and care when operating the fireplace and disposing of ashes or coals
  
  • Do not dispose of coals from inside the fireplace until they have cooled outside for a week
  • Check to see if damper is open before starting a fire in the fireplace
• Disposing of hazardous or toxic waste properly in accordance with local and county laws; examples include, but not limited to:
  
  • Car batteries
  • Oil
  • Paint (unless it came with the property)

1. Transfer utility services. 
   Please provide website links:
   
   
2. Notify the post office of your new forwarding address.
3. Update your renters insurance policy.
4. Change the mailing address for important service providers such as doctors, banks, credit cards, loan providers, etc.
5.  If in the military, provide a copy of your military orders.
6. Contact the building or community association to register with them.
7. If moving into a condo, schedule you move with the building. A deposit may be required to cover potential damage to the common areas.
8.  Pay first months rent and the security deposit.

The safety of you and your family is important to M1Group and many things can affect it. Here are some tips to follow:

• Unplug all heat-producing appliances like toasters, irons, and coffee makers when they are not in use to prevent fire hazards.
• Never leave a stove or oven unattended; turn off all stove and oven appliances when you leave the house.
• Do not run wash machines, dishwashers, or dryers unattended. If the appliance fails while you are not around, significant damage can occur and a tenant could be held liable for some of a damage.
• Never leave heating pads and electric blankets on indefinitely and turn them off when you leave the residence to prevent fire hazards.
• Never leave water running unattended in a plugged bathtub or when leaving the residence.
• If you have an upstairs bathroom and you see water in the ceiling below, particularly in a light fixture, report the leak immediately to M1Group.
• Do not operate electrical appliances while standing or sitting in water.
• Avoid using blow dryers, curling irons, radios, TVs, or other appliances while in a bathtub or over a sink filled with water.
• If you have small children, use child protector plugs when you are not using outlets
• Do not overload extension cords with too many appliances.
• Place lamps on level surfaces and use the correct wattage.
• Avoid running extension cords over walkways, under rugs, or any other place that could cause tripping.
• If you suspect an electrical problem, report it to M1Group immediately.
• Do not remove smoke alarms, particularly if they are beeping. Smoke alarms are for safety and removing them can endanger all residents and guests. Change the batteries if needed and if the smoke detect continues to beep but there is no evidence of a fire (or carbon monoxide, when applicable), the smoke detector may be faulty. Report faulty smoke detectors to M1Group immediately.
• Do not allow children to leave toys on indoor/outdoor walkways, stairways. sidewalks, or in the yard.
• Replace outside light bulbs so you can utilize lights properly when it is dark.
• Report any exposed tree roots the may be a tripping hazard to M1Group.
• Keep a portable fire extinguisher in the kitchen and the garage; they are available in hardware supply stores.
• If you use a grill or BBQ, use common sense, never leave grills unattended and turn off gas/propane when not in use.
• If you have a fireplace:
  • Be sure to store hot ashes and coals away from the residence. Do not place ashes in garbage receptacles unless certain they are cold.
  • Do not store fireplace wood against the residence.
  • Always be certain the damper is open before starting a fire in the fireplace.
  • Do not build “roaring” fires in the fireplace; build reasonable fires suited to the size of the fireplace.

The safety of you and your family is important to M1Group and many things can affect it. Here are some tips to follow:

• Unplug all heat-producing appliances like toasters, irons, and coffee makers when they are not in use to prevent fire hazards.
• Never leave a stove or oven unattended; turn off all stove and oven appliances when you leave the house.
• Do not run wash machines, dishwashers, or dryers unattended. If the appliance fails while you are not around, significant damage can occur and a tenant could be held liable for some of a damage.
• Never leave heating pads and electric blankets on indefinitely and turn them off when you leave the residence to prevent fire hazards.
• Never leave the water running unattended in a plugged bathtub or when leaving the residence.
• If you have an upstairs bathroom and you see water in the ceiling below, particularly in a light fixture, report the leak immediately to M1Group.
• Do not operate electrical appliances while standing or sitting in water.
• Avoid using blow dryers, curling irons, radios, TVs, or other appliances while in a bathtub or over a sink filled with water.
• If you have small children, use child protector plugs when you are not using outlets
• Do not overload extension cords with too many appliances.
• Place lamps on level surfaces and use the correct wattage.
• Avoid running extension cords over walkways, under rugs, or any other place that could cause tripping.
• If you suspect an electrical problem, report it to M1Group immediately.
• Do not remove smoke alarms, particularly if they are beeping. Smoke alarms are for safety and removing them can endanger all residents and guests. Change the batteries if needed and if the smoke detect continues to beep but there is no evidence of a fire (or carbon monoxide, when applicable), the smoke detector may be faulty. Report faulty smoke detectors to M1Group immediately.
• Do not allow children to leave toys on indoor/outdoor walkways, stairways. sidewalks, or in the yard.
• Replace outside light bulbs so you can utilize lights properly when it is dark.
• Report any exposed tree roots the may be a tripping hazard to M1Group.
• Keep a portable fire extinguisher in the kitchen and the garage; they are available in hardware supply stores.
• If you use a grill or BBQ, use common sense, never leave grills unattended and turn off gas/propane when not in use.
• If you have a fireplace:
  • Be sure to store hot ashes and coals away from the residence. Do not place ashes in garbage receptacles unless certain they are cold.
  • Do not store fireplace wood against the residence.
  • Always be certain the damper is open before starting a fire in the fireplace.
  • Do not build “roaring” fires in the fireplace; build reasonable fires suited to the size of the fireplace.

Tenants are responsible for knowing how to use plumbing systems properly. If a clog or stoppage is caused due to improper use by a tenant, then the tenant will be responsible for the cost to have the clog or stoppage removed. Here is a list of the most frequent types of clogs and stoppages:

Flushing incorrect items down a toilet: Only human waste and a reasonable amount of toilet tissue should be flushed down a toilet. Common toilet clogs are due to the flushing of feminine products, disposable or non-disposable wipes, too much toilet paper, Kleenex, sanitizing wipes, and food products.

Clogged garbage disposals: These are only designed to handle small, soft and easy to break down foods like orange peels, egg shells, coffee grinds, etc. Things that should not be put into a garbage disposal include foods with high fat, fiber, or starch content such as rice, asparagus, potato skins, bones, greasy/fatty foods, pastas, etc.

Clogged bathroom sink or tub/shower drains: The most common causes include, but not limited to, dental floss, hair, and sand. Dental products such as floss, toothpicks, and tooth brushes should be thrown away. It’s strongly recommended to use hair strainers in bathroom sinks, showers, and tubs. In addition, if sandy, its recommended that a person rinses off outside before entering the property as excess sand can build up and clog pipes.

Getting to know your residence

When you move into a property, it is helpful to know where important items are located. Take the time to know or locate the:

• Main circuit breaker in the event power goes out.
• Gas shut off valve (when applicable) – turn off during emergencies/disasters for safety.
• GFCI outlets – so you can check them if your plugs or appliances in the bathroom, kitchen, laundry area, exterior outlets or garage fail to work.
• The main water shutoff valve in case of major flooding.
• Water shutoff valves below the sinks and behind toilets in case of water leaks.

It’s also important to know proper cleaning techniques and what chemicals are designed/safe to use on different surfaces. While all purpose cleaners are convenient, they are not necessarily the best product to use. Before applying any products, please review the product label to 1) verify it can be used and applied to the type of surface you are working with, and 2) review all proper use, handling, and storage instructions. Here is a list of a few different types of surfaces that you may encounter:

• Granite, corian, quartz, laminate/formica, and tile countertops.
• Exterior of oven, microwaves, refrigerators, and dishwashers.
• Interior of ovens, microwaves, refrigerators, and dishwashers.
• Fiberglass tubs and tub/shower enclosures.
• Cast iron/porcelain tubs.
• Tile enclosures for tubs and shower.
• Carpet, wood, wood laminate, vinyl/linoleum, natural tile, and ceramic/porcelain tile.
• Flat paint, satin paint, and semigloss paint.
• Sealed concreted, unsealed concrete, and asphalt.
• Vinyl window/door frames, metal window/door frames, and wooden window/door frames.

Having roommates is a great way for two or more people to pool their money and resources so that they can rent a nicer place. Whether its a significant other, friend, relative, or complete stranger, its strongly recommended that you have a separate roommate agreement. M1Group does not provide/furnish roommate agreements as this is an arrangement this is not directly related to the landlord. These types of arrangements can very drastically depending on the relationship and longterm intentions. 

Common things that should be discussed in advance includes, but not limited to:

• Rent and utility breakdown; who pays for what and how much.
• Cleaning responsibilities.
• Yardwork and general maintenance responsibilities.
• Conflict resolution incase roommates do not agree.
• What happens if someone is sick, looses their job, or otherwise cannot contribute anymore.
• Individual privacy, noise, and guests.
• Parking arrangement.
• Damage to property and determining responsibility as well as payment.
• What happens if a roommate fails meet their obligations.

Having a written roommate agreement is a great way to help great a general understanding of everyones responsibilities and contribution. It can also protect you in the event it doesn’t work out like you had intended it to.

In an effort to help keep up with regular maintenance and to extend the life expectancy of the carpet, tenants are required to have the carpets professionally cleaned/shampooed each year and before moving out. 

This must be performed by a certified carpet cleaning company; the use of rented equipment or cleaning the carpet yourself is not allowed. The reason is that there are varying techniques and chemicals used during the cleaning process. Certified companies undergo specialized training so they know which chemicals or techniques to use based on the type of carpet, age, location, and also stain removal. 

If someone who is not trained or knowledgeable tries to clean the carpet and they either do not do a sufficient job or cause damage, then the tenant is responsible for the cost to replace the carpet, which can be very expensive. It’s best to leave this up to the professionals.

Are you planning on moving out within the next 3 months? If so, please notify our office so that we can postpone your annual carpet cleaning until your move-out date. You will need to provide us with a 45 day written notice before moving out per the lease rental agreement.

In some instances, you may need to have additional services performed while cleaning the carpet:

• If you have a pet, you will need to have a pet treatment done
• Stain removal if there are any stains in the carpet that were not there when you first moved in
• Carpet stretching if it appears to be rolling
• Seam repair if the carpet is separating in areas

There are certain stains which cannot be removed through treatment. If this is the case, you made need to have the carpet cut and patched. This can be do by a professional carpet cleaner who is experienced with this type of repair work by using a piece from either extra carpet left behind or from a closet if available.

Property owners generally carry a standard fire and liability policy, and have additional coverage with “landlord/rental” insurance, but they normally cannot cover the contents or possessions of the resident. In addition, they generally do not cover tenant displace or reimbursement for added food expenses. The reason that insurance companies do not provide this type of coverage is because they are “non-owner” occupied properties. Therefore, it is very important for you to have adequate insurance coverage for your contents and to also cover displacement costs in the event you are unable to occupy the home. 

M1Group requires all tenants to have renters insurance. The purpose of this is to help protect your interest in the event something happens at the property. Examples include, but not limited to:

• Refrigerator malfunction – A renters insurance policy may offer reimbursement for food spoilage. A property owner does not have a legal or contractual obligation to reimburse a tenant for food spoilage.
• Water leaks – Leaks can be complicated. If a leak is due to tenant’s misuse or negligence, intentional or not, they may be found liable for the damage caused. Other possible issues that could arise is being unable to live in the property during repairs and damage to the tenants personal belongings. These are items that can be covered through a renters insurance policy which isn’t normally offered through the owners insurance policy.
• Fire – Similar to water leaks, a renters insurance policy can offer coverage for tenant liability, personal belongings, and displacement.
• Break-ins/burglary – In the event a tenant’s personal belongings are stolen, renters insurance can help with the cost to replace stolen or damaged property.
• If you think it is not important, sit down and write out a list of your possessions in one column. In a second column, list how much it would cost to “replace” them. You will be surprised how the list can really add up.

The above examples all refence situations in which a landlord’s insurance policy generally does not offer coverage and situations which the landlord may not be obligated to compensate the tenant for. 

Contact an insurance agent if you do not have renters insurance. If you have a car insurance policy, it may be beneficial to speak to your existing insurance agent to find out whether or not you qualify for a discount. You can also find insurance agencies the telephone directory, search the Internet, or ask a friend. The Internet can also provide both information and comparison-shopping. To avoid a loss, acquire renters insurance now. 

Here are some things you may want to ask your insurance agent about:

• Liability and property coverage due to mold and microbial contamination.
• Property damage due to sewage backups.
• Hurricane insurance.
• Flood insurance. 

Prior to submitting a maintenance request, please review our policies and procedures below. There are some useful maintenance videos included on this page. Many common problems can be quickly resolved by the tips in these videos. If you are unable to correct the problem and still wish to submit a maintenance request, you may do so by clicking the link at the bottom of this page. All repairs must be in writing and submitted through the link on this page. We will not accept repair requests over the phone. If there is a fire or medical emergency, call 911 before calling our office.

Tenant’s General Responsibilities: Tenant, at Tenant’s expense, must:

(1) keep the Property clean and sanitary.

(2) promptly dispose of all garbage in appropriate receptacles.

(3) supply and change heating and air conditioning filters at least once a month.

(4) supply and replace all light bulbs, fluorescent tubes, and batteries for smoke alarms, carbon monoxide detectors, garage door openers, ceiling fan remotes, and other devices (of the same type and quality that are in the Property on the Commencement Date);

(5) maintain appropriate levels of necessary chemicals or matter in any water softener.

(6) Act to promptly eliminate any dangerous condition on the Property.

(7) take all necessary precautions to prevent broken water pipes due to freezing or other causes.

(8) replace any lost or misplaced keys.

(9) pay any periodic, preventive, or additional extermination costs desired by Tenant, including treatment for bed bugs, unless otherwise required by law.

(10) remove any standing water.

(11) know the location and operation of the main water cut-off valve and all-electric breakers and how to switch the valve or breakers off at appropriate times to mitigate any potential damage.

(12) water the foundation of the Property at reasonable and appropriate times

M1Group will NOT pay to repair the following items unless caused by M1Group’s negligence:

(a) conditions caused by the Tenant, an Occupant, or any guest or invitee of the Tenant.

(b) damage to doors, windows, and screens.

(c) damage from windows or doors left open.

(d) damage from wastewater stoppages caused by foreign or improper objects in lines that exclusively serve the Property.

(e) items that are cosmetic in nature with no impact on the functionality or use of the item.

By Clicking and Submitting a Maintenance Request, You Have Read and Agree to the Above Stated Terms and Conditions

Rental payments

Rent is due on the 2nd of each month by 5:00 pm and late if not received by this time. If you know that you will have a delay or problem paying by the due date, contact our team immediately. Late and notice fees may apply. Lack of communication can affect your payment record. 

M1Group receives rental payments by:

• Online via your tenant portal which can be accessed through out tenant portal. 
• US mail.

M1Group does NOT accept cash payments. In addition, if you submit 2 or more NSF payments in a 6 month period, you may be required to submit all future rent payments in the form of certified funds such as money order or certified check.

If you and/or a guests are or have been smoking on the property, you stop stop right away. You will need to take whatever steps are necessary to repair any damage that may have been caused as a result of smoking in the unit. Smoke odors and chemical residue are very difficult to remove. Ultimately the tenant is responsible for the cost to remove any smoke odor in the unit which may include, but not limited to a thorough and detailed cleaning of the unit, painting the entire unit, replacement of carpet and carpet padding, cleaning of any fabric surfaces, vent cleaning, etc.

It’s important to note that if smoking in bathrooms or kitchens, the ventilation systems that may be included in the unit are not designed to remove smoke odors or chemicals and therefore they will not adequately provide sufficient airflow to prevent smoke damage. Smoking with windows or doors open also does not provide enough airflow to remove smoke odors or chemicals. The only way to prevent smoke damage to the unit is by smoking off premises. Smoking outside the front door, on a lanai, inside a garage, on a back patio or near a patio door, etc. is also not permitted.

Lease rental agreement

You should have received a copy of your lease rental agreement (agreement), including maintenance instructions, move in checklist, and any other necessary documentation. If you did not receive this or you need a copy, please contact us immediately or download a copy from your tenant portal which can be accessed through our portal. We recommend that you keep this paperwork along with this Handbook for easy reference. Please always remember your agreement is a binding. If you have any questions regarding your lease, please call our management team. 


Fees and charges 

Our goal is to have a positive working relationship with all of it’s residents. Our hope is for tenants to follow applicable laws, community rules, and the terms of the lease rental agreement. However, situations arise were a resident may not be in compliance. If such incidents occurs, you could incur penalties due to non-compliance. This includes, but not limited to: 

• Late fee – the late fee is can be found in your Agreement if rent is not received by 5:00 pm on the 1st.
• NSF fee – in then event a payment is returned due to non-sufficient funds, whether it be to not having enough money in an account or incorrect bank information, you may be charge an NSF fee as described in your agreement
• Additional notice fee – if we send a notice but a resident does not respond, the resident may be charged an additional notice fee.
• 5 day notice fee for non-payment of rent – when rent is not received on time, Hawaii State Law requires the landlord to serve a 5 day notice for non-payment of rent. A fee is charged to a tenant when such notice is served/given/provided.
• Eviction coordination fee – if we have to file for summary possession / eviction proceedings, an eviction coordination fee will be charged to the tenant in addition to any other legal fees, attorney fees, late fees, notice fees, etc.
• Utility coordination fee – As mentioned earlier in this Handbook, residents are to transfer utilities into their name by the 1st day they take possession. We may charge a utility coordination fee in the event that utilities are not transferred in a timely manner.
• Missed appointment fee – residents are charge for any missed appointments, canceling/rescheduling an appointment with less than 24 hours notice.
• Reinspection or inspection fee – there may be inspection fee charge if there is a need to re-evaluate the Property, or if an evaluation is needed to follow up on a complaint or alleged violation in the terms of this agreement in which such complaints or alleged violations are found to be true.
• Maintenance/repair fee – Maintenance charge – we will bill you if you have made an appointment with a vendor but failed to meet them at the scheduled time. If we receive a service call billing, you are responsible for reimbursement. 
• Community/HOA fine – when a fine/fee is imposed by an HOA or governing body due to a resident’s failure to comply with community rules, such fees/fines will be charged to the resident.
• Unauthorized pet fee – all pets must be approved by the landlord in writing prior to them being brought onto the premises. This includes pets belonging to guest, invited or not.
• Unauthorized occupant fee – additional occupants must be approved by the landlord in writing prior to them moving into the property. In certain cases, there may be an increase in rent. Anyone over the age of 18 must submit a rental application and will be subject to a background check. Approval may be subject to the results of the background check.
• Rekey coordination fee – residents must return all keys, remotes, transponders, fobs, etc. when moving out at the time possession of the property is transferred. Failure to do so may result in a rekey coordination fee.
• Carpet cleaning fee – all residents are required to have the property professionally carpet cleaned by and IICRC certified carpet cleaner once and year AND when vacating the property. Failure to do so may result in a carpet cleaning coordination fee.
• Cleaning coordination fee – professional cleaning from a pre-approved service provider is required when a tenant is moving out of a property. Please contact ua for a list of pre-approved cleaners. Failure to have the property professionally cleaned by a pre-approved provider may result in a cleaning coordination fee. 
• Break lease/early termination fees – if a resident terminates a lease and/or vacates prior to the termination of the agreement without written consent from the landlord, they may be responsible for a break lease, any referral fees paid to Agent in order to secure a new tenant, advertising costs, management fees through the end of the agreement, and any applicable leasing fees.
• Repair coordination fee – if the gross repair cost to complete repairs in order to restore the property to it’s original condition after a resident has moved out exceeds $1,000, they may be subject to a 10% coordination fee based on the gross amount for all maintenance/repair items.
• Holdover rent increase – if the a resident continues in possession after the date of termination without the landlord’s consent, pursuant to HRS 521-71, the tenant may be liable for a sum not to exceed twice the monthly rent amount which will be calculated based on a daily basis.
• Collection fees – in the event a resident is sent to collections, they will be responsible for all collection and legal fees. Note that collection fees are often a percentage of the total amount owed. This amount varies.

Cleaning is easier when you use a proactive and preventative approach. Here are some tips:

• Always put away food and wipe up food debris.
• Clean pet bowls regularly to avoid attracting ants and other insects.
• Do not allow grease to build up in kitchens; use a sponge and soapy water regularly on counter tops, stovetops, and hood filters.
• Avoid cooking with very high heat. This will add to more grease build-up and can cause damage to appliances. It can also be dangerous.
• Avoid mildew by venting rooms and bathrooms properly, particularly after baths and showers.
• Clean bathroom tile or other surfaces regularly to prevent the buildup of grime.
• Clean toilets regularly to avoid buildup of grime, rings, and mildew.
• Mop tile, wood, and linoleum to avoid “dust bunnies” and the buildup of grime.
• Wipe up spills right away.
• Do not allow water or chemicals to sit on top of wood, wood laminate, or other porous surfaces.
• Do not use wax on linoleum or tile.
• Vacuum all flooring regularly, particularly carpets.
• Regularly pick up debris and pet feces in outside areas.
• Clean up accidental marks on floors, walls, and other surfaces right away before they cause a stain.

Additional cleaning tips

It is not always necessary to purchase expensive cleaning products. Vinegar, baking soda, ammonia, and salt are some inexpensive cleaning products with many uses. They also are helpful for people who have allergies to cleaning products. In addition, they can be better for the environment than commercial products. However, commercial products may be needed to clean certain surfaces or if the tip(s) below are not cleaning sufficiently enough.

•   Air freshener:
  • Place a bowl of vinegar in the kitchen or bathroom to absorb odors

•  Drains
  • For a great once-a-month drain cleaner, pour 1/2 cup baking soda into the drain, follow with 1/2 cup white vinegar — it will foam. Cover and let sit 30 minutes and then flush with cool water.
  • For stubborn, slow-running drains, one thing to try is pour 1-cup baking soda and 1-cup salt down the drain. Follow this with 2 quarts boiling water. Let sit 30 minutes, and then flush with cool water.

• Tile countertops and bathroom enclosures:
  • To clean ceramic tile, where mildew can accumulate, use a combination of 1/4 cup baking soda, 1/2 cup white vinegar, 1-gallon warm water, and 1-cup ammonia.
  • Alternatively, regularly clean tile surfaces by using a spray bottle mixed with ½-cup vinegar and a quart of water.

• Glass cleaner:
  • When glass-cleaning products leave residue on bathroom mirrors, mix 3 tablespoons of vinegar with a quart of water in a clean plastic spray bottle.
  • Spray glass and wipe with a clean paper towel.
   

• Dishwasher:
  • Empty the dishwasher, pour in a ¼ cup of vinegar, and run the dishwasher again.
  • Even if you prefer not to use the dishwasher, run at least once a week to keep seals from becoming hard and cracked.

• Refrigerators
  • Clean regularly and place a cup of baking soda in a bowl on a refrigerator shelf to absorb odors.
  • A cup of dry unused coffee grinds can also absorb odors when placed on a refrigerator shelf.

• Washing machine:
  • A half cup of baking soda can be added to the washing machine with regular detergent to help with mild odors

•  Toilets:
  • Remove waterline marks in the toilet bowl by pouring in 2 cups of white vinegar. Let soak overnight, then flush to rinse.

• Carpet stains:
  • Vacuum the carpet if the stain is dry.
  • If the stain is still wet, blot gently to remove excess – blot, do NOT rub.
  • Lightly soak the carpet stain with clean water first to remove the stain – blot, do NOT rub.
  • If the stain remains, mix a 3 Tablespoons of vinegar with a quart of water in a spray bottle and spray the stain; blot again; do NOT rub.
  • If this fails, consult a professional carpet cleaner immediately; the longer you wait may mean the stain may not come out.

•  Carpet odor:
  • Regular vacuuming cures most carpet odors, but if carpet odors persist, lightly sprinkle the carpet with baking soda and vacuum thoroughly, removing all baking soda from carpet. Repeat if necessary.
  • If this fails, consult a professional carpet cleaner immediately; the longer you wait may mean the odor may not come out.

• Submit a service request online, by email, phone, or fax.
• A representative may attempt to troubleshoot the problem and if we are unable to do so, we will assign a service vendor.
  • Vendors will be given your contact information.
  • You should be given the vendors contact information, but if not, request it immediately.
  •  If a vendor has not contacted the tenant within a few hours, a tenant should contact the vendor directly to setup an appointment.
    • Vendors are often busy assisting other customers and usually do not spend much time in their office; therefore its important for tenants to be proactive and call/text the vendors.

• Vendors often times work during normal business hours and you may have to make changes to their schedule to accommodate the vendor.
• Tenants need to coordinate with the vendor to provide access, which can include, but not limited to:
  • Tenant making themselves available to meet with the vendor.
  • Having a friend or family member meet with the vendor.
  • At the tenant’s discretion, give the vendor access to the property by:
    • Leaving a key hidden somewhere
    • Providing the vendor with a garage door code
    • Using a lockbox
    • Meet with the vendor somewhere to give them a set of keys

• Failure to show at an appointment can mean a charge to you. Therefore, be certain to call the vendor as soon as possible if you are unable to make the appointment.
• If you do not hear from a vendor or repairperson within 2 – 3 business days, contact us and inform that a vendor has not contacted you.
• After a repair has taken place, if you have trouble, contact us and state you had a recent repair but there is still a problem.
• Recent repair means within the last 60 days and recent pest control work means within 30 days.
• If you fail to report an unsolved recent repair, and there is further damage or expense, you may be responsible for the cost, per the agreement.

Thank you for leasing a property managed by M1Group Property Management. In order to help create a comfortable living environment for residents, we have established a series of rules in which all tenants are expected to follow. These rules are in addition to and do not supersede any other rules that have been established by other governing bodies such as community associations, the State of Texas, and any other prevailing party. Please note that we reserve the right to update and change house rules at anytime.

Quite Hours:
Unwanted noise can cause a disturbance not only for other tenants, but to neighbors as well. Quiet hours are between 10pm and 8am every day. No loud noises are permitted during this timer period. Examples include power tools, loud music, outdoor parties, moving furniture, etc.

Moving In & Out:
With respect to quiet hours, moving furniture in and out of the Property should only be done between 8am and 10pm. Moving trucks and equipment should not be parked or placed in areas which prevent other residents from accessing their unit freely and safely. In addition, tucks and equipment should not block and prevent another resident from being able to access their assigned parking space unless arrangements have been made with the resident ahead of time. Trucks should not be parked in front of fire hydrants or designated no parking areas and fire zones.

Maintaining grounds & common areas:
Tenants are expected to clean up after themselves. If having an outdoor party or you accidentally drop food/trash, please pick it up and clean up any leftover dirt/debris. We ask that if you come across a piece of trash that you also pick it up and throw it away to help us preserve a clean and safe living area. If a landscaping service is being provided by the Owner, please note that they service the Property periodically and are only hired to maintain the yard. The landscaper is not hired to perform janitorial services and it is not their responsibility to clean up or dispose of trash other than yard waste. Graffiti, wall art, and the use of chalk is not permitted, even if it is removable.

Smoking:
All properties managed by M1GFroup are non-smoking and Tenants or guests may not smoke on the premises.

Parking:
Tenants may only park in their assigned stall. If they do not have an assigned stall, then they will not be able to park at the Property. Fluid leaks must be repaired immediately and the Tenant is responsible for cleaning any chemical stains. Vehicles that are found in disrepair will need to be removed from the Property. Mopeds and bicycles can be parked along the side of the Property but must be stored in a neat and orderly manner, as well as kept in good and working condition. Mopeds and bicycles that are not properly maintained, including the exterior condition, may not be parked at the Property. We recommend locking and securing your vehicles when not in use, removing items of value and also caring insurance to protect your vehicle and the contents within the vehicle. 

If a tenant or guest is found in violation, they will be asked to remove their vehicle immediately and it will be subject to towing at the vehicle owners expense.

Registration & commercial vehicles:
Any and all vehicles must have current registration and by in good/working order. Small commercial vehicles are permitted so long as they are maintained in good condition and they do not block designated parking areas for other residents. Large vans, trucks, or utility vehicles are not permitted. Boats and other water craft or recreational vehicles may not be stored at the Property unless previously approved by M1Group. If a tenant or guest is found in violation, they will be asked to remove their vehicle immediately and it will be subject to towing at the vehicle owners expense.

Storage:
Tenants shall store all their personal belongings in a neat and orderly manner. Items being stored should not block walkways or doorways and windows. Lanai’s backyards/courtyards, porches, etc. are not designated storage areas. Outdoor toys or recreational items should be stored in an organized manner and should not impeded on, disturb, or otherwise create a nuisance to other residents. Items stored should not have a cluttered look or appearance.

Pets:
No pets may be brought on Property, whether it belongs to a Tenant or their guest, without prior approval from M1Group. If a Tenant has been authorized to have a pet(s), they must cleanup after their pet at all times. Dogs must be kept on a leash and controlled by the Tenant at all times when accessing common areas. Excessive barking and other animal/pet noises which disturb other residents or neighbors is not permitted. 

It’s important to note that pets sometimes behave differently when the pet owner is not home. Pets may be well behaved while the pet owner is around, but then can cause a disturbance when the pet owner is away. We encourage residents to talk to other residents regarding pet noises and disturbances before filing a complaint. If approached by another resident who expresses a concern, please be respectful and know that the other person most likely would not approach you unless they truly thought there was a problem. M1Group reserves the right to ultimately determine whether or not a pet is considered a nuisance based on feedback we receive from other residents as well as any observations made.

Signs:
Tenants may not display signs of any kind without prior approval from M1Group.

Garage doors:
To help preserve privacy and the aesthetic appeal for the community, Tenants are to keep their garage door closed except when the garage is in use.

Trash disposal:
Tenants may only dispose of trash and refuse in proper storage containers / trash cans. Plastic bags should be placed in a container. If dumpsters are provided, Tenants should not put large and bulky items such as TV’s furniture, and large boxes (unless “broken down”) in the dumpster. Instead, the Tenant needs to make arrangements to have such items disposed of at their own expense. If no dumpster is provided, then the Tenant shall follow the trash schedule assigned by the Texas Department of Environmental Services. Trash bins should only be brought out the night before the assigned trash pickup day. Large bulky items should also only be placed outside the night before the assigned trash pickup day. All trash brought out for pickup should be stored in an approved trash container and placed in an organized manner.

Holiday decorations:
Holiday decorations can be setup 2 weeks before and removed 2 weeks after the respective holiday. Decorations should not impede on or cause a nuisance to other residents and neighbors.

Solicitation:
Soliciting is not permitted on the premises.

Fireworks:
Fireworks and other explosive devices are not permitted on the premises.

Window coverings:
When supplying their own, Tenants must maintain window coverings in good condition. Window tint and reflective material is not permitted unless otherwise approved by M1Group.

BBQ grills & outdoor cooking:
Tenants may not use open flame BBQ devices such as a charcoal grill. Grills and outdoor cooking devices fueled by electricity, propane, and natural gas are permissible so long as they do not violate fire or building codes. Bonfires are not permitted.

Communal laundry:
If provided by the Owner, Tenants may use laundry equipment with respect to quiet hours. Such equipment may not be used between the hours of 10pm and 8am. Tenants should remove clothing from laundry equipment promptly to allow other residents to have access to such equipment.

Swimming Poos & Spas:
If provided by the Owner, pools and spas may only be used between 8am until dusk. Please not that life guards, safety floatation devices, and defibrillators are not provided by M1Group. Running, horseplay, diving, glass, and other sharp objects on pool decks or in the pool is not permitted. Tenants need to clean up and toys, trash, and debris prior to leaving the pool area. It is the Tenant’s responsibility to use due care when using pools and spas.

Violations and enforcement:
House rules are a material term to the lease agreement and violating the House Rules is considered a violation of the lease rental agreement.

Saving water is important for the environment and can mean a lower utility bill for your residence as well:

•   Always report water leaks to M1Group as soon as possible:
  •  Report water dripping under sinks.
  •  Running toilets are big water wasters – usually caused by a bad flapper or fill valve.
  •  Replace sprinkler heads and report malfunctioning sprinkler systems.
  •  Report standing pools of water.
  •  Check for dripping faucets.
  • Report malfunctioning water appliances such as dishwashers and washing machines that come with the property.
• Run the dishwasher only when it is fully loaded.
• Adjust washing machine water level to match the load size.
• Check water hoses on washing machines for leaks.
• Adjust the water level to match the load, using less water for small loads.
• Take shorter showers.
• Avoid letting the water continually run while shaving, brushing your teeth, or washing your face.
• Talk to children about how to prevent wasting water.
• Do not “over water” landscaping; it is not healthy for plants and simply wastes water.

To lower AC bills:

• During warm or hot months, close the windows and doors to your home early in the day to “keep cool air in,” particularly when the air-conditioner is running.
• Close window coverings on the sunny side of the house during different times of the day; this can lower the temperature dramatically.
• Replace or clean the air filter often and with the right size, at a minimum of every three months, monthly if you smoke. A clean filter helps the air-conditioner to run more efficiently.
• When leaving your residence, turn the air-conditioner up a few degrees, a closed house without activity normally stays cooler. This is particularly important when going on vacation.
• There is no reason to keep the residence in a frigid/cool state while you are gone, but do not turn the air off on very hot days – it will only take longer and more energy to cool down.

To lower electric bills:

• Turn off lights and ceiling fans when your not in a room. Ceiling fans circulate air which makes air feel cooler on the body. However, ceiling fans to not actually reduce temperature. Therefore leaving a ceiling fan running all the time does not help keep the home cool; it only increases your electric bill.
• Use energy efficient light bulbs.
• Use blackout or heat reflective curtains/drapes and have them closed during the day to help reduce the need to use AC.
• Turn off electronic devises when not in use.

Thank you for choosing M1Group Property Management. Our goal is to provide you with the highest level of service and we believe that a well maintained home is an important part of this. In order to ensure that our homes are well maintained, we have developed a routine maintenance schedule to help make your time with us pleasant and enjoyable.

Every 30 Days

We ask that you perform a general evaluation of the property at least once every 30 days to help keep the property in great condition for you and your family. Please report or address any items that appear to be in disrepair or malfunctioning.

Here is a general list of items to look for; please keep in mind that this is not all-inclusive:

• Check Filters: AC system(s), RO system, refrigerator, and range hood/microwave; please wash or change filters per the manufacturer’s recommendations or when filters appear to be dirty.
• Assess Faucets: both interior and exterior faucets as well as water shut off valves; look for leaks, signs of corrosion, buildup of mineral matter, and/or signs of a blockage in lines. Please notify us right away of any leaks.
• Roof: From the ground and by looking through windows, please check missing roof tiles or shingles.
• Grout & Caulking: Look for cracks or gaps in caulking and tile grout: especially around tubs/showers and sinks.
• Damage to the exterior: Exterior trim or siding with cracks, peeling paint, or other possible damage.
• Flooring: Look for fraying or tears in carpet and vinyl, as well as large cracks in tile and tile grout.
• Drains & Gutters: Looks for possible clogs.

• A helpful trick would be to fill up sinks with water and then drain it; this will help flush out things that may stick to the drain lines (this might not get everything, but it can help).

• Water Leaks & Damage: Look for new or developing signs of water damage on ceilings, cabinets, drywall, baseboards, etc.
• General Amenities: Test light and water fixtures as well as appliances, AC systems, and the water heater to make sure everything is working properly.
• Insulation and weather stripping: Check around doors, AC systems, and exposed pipes that are on the exterior of the home such as the shut off valve for the sprinkler system to look for cracks or gaps.
• Sprinkler & Drip Heads: Look for breaks or leaks in the sprinkler and drip heads as well as sprinkler overspray.
• Regular Yard and Lawn Maintenance: Fertilize, aerate, and reseeding lawns as necessary; also trimming trees and bushes, and removing weeds as well as any trash.
• Check faucet aerators: Theses are on the end of the faucet where the water comes out and can clog from mineral buildup which can decrease the amount of water coming out.

• Carefully clean or replace aerators as needed by unscrewing it. Usually the thread is reversed so you will typically turn to the right to loosen. Please be careful making sure not to damage the faucet.
• To clean, unscrew the aerator by carefully turning counter clockwise and rinse it off; you may need to use vinegar to help break down the mineral build up; be sure not to over-tighten the aerator which could damage the faucet.

Every 90 Days

• Test smoke detectors: Please replace the batteries every 6 months.
• Clean window and sliding door tracks: Please clean out dirt, debris, and lubricate tracks as needed.
• Appliance maintenance and thorough cleaning: Test the appliances to make sure they are working properly; please clean the interior and exterior of all the appliances including behind and beneath refrigerators, oven/ranges, washers, and dryers.
• Clean the interior of the dishwasher using either vinegar or an acid treatment designed for dishwashers which can be purchased from any local hardware store.
• Check water and gas shut off valves for leaks and make sure that the lines are secure but not over-tightened.
• AC vents: Check and adjust vent opening to allow for proper heating or cooling.
• Sprinkler clock: Test the sprinkler clock and set it accordingly per the season and the assigned watering schedule.
• Irrigation System: Run the irrigation system to check for possible leaks; please replace any clogged or damaged sprinkler and drip heads to ensure that all the plants are getting enough water.

Annually

• Door hardware: Check hinges, rollers, tracks, knobs/levers; please clean and lubricate as needed.
• Lubricating garage door rollers: Garage door rollers should be lubricated at least once a year using a standard garage door lubricant which can be purchased at any local hardware store.
• Carpet cleaning: The carpets need to be professionally cleaned once a year to help keep the carpet in its best condition for you and your family
• Dryer Vent Line: Remove and unclog dryer vent lines; the interior should be vacuumed

By perform these quick assessments, we hope to keep the property in great condition while trying to avoid repairs which may be preventable through routine maintenance. Should you have any questions, please do not hesitate to contact us. We are always here to help.