After Hour Emergencies on Weekends:

1. AC or furnace down for more than 24 hours. (Pierce AC 376-5555) (Note: owners are not required to fix and have 30-60 days to respond). (Small window units can be purchased at Wal-Mart).

2. Pipe in wall broken and water leaking everywhere (Artisan Plumbing 581-3654)

3. House on fire. (Fire dept. then Raine(they have my number)

4. Tree through the roof. (Leakmaster 621-5325)

5. Lockouts: Call any Locksmith-you pay.

6. Refrigerator down/ water heater not heating. Call next business day. Get a cooler and keep food on ice. (Note:Owners are not required to furnish appliances.)

If it can wait until next business day- then wait.

REPAIRS There has been some controversy pertaining to repairs in the rental units. This letter is an addendum to all leases to further clarify the matter on repairs that the tenants are responsible for. Please be advised again that all tenants need to purchase rental insurance to protect your property from hazards and disasters.

Basically- the owner is responsible for repairs to heating systems and roof integrity (not caused by actions of the tenant).He is NOT required to repair air conditioners or appliances (all though he may do so).Anything inside the walls is the owner’s responsibility to maintain. Everything outside of the wall– the tenants are to keep maintained.

Sewer cleanouts are paid by the owner if there are roots in the system. Know what a GFCI is and how to reset the breakers. If we have to send an electrician to reset the GFCI– you WILL be charged for it. Know how to change the air filter (monthly) so your A/C unit runs efficiently. Dirty coils needing cleaned (cost about $400) will be charged to the tenant for not changing the filter! Water line breaks are a nuisance. Know WHERE your water shut-off is and how to shut it off! Call office and we will send out plumbers to fix the lines. Some owners will reimburse for any extra water spills. If the broken pipes are in the wall or buried in the ground, the owner will pay for the repair.

Tenants are to keep the home as clean, neat and repaired as if it were their own home. You, the tenant are basically paying a mortgage/insurance/tax payment and are responsible for repairs in the house. Older homes my take more repairs and that is why some homes are less expensive in rent than others. (With lower priced rentals– more repairs required by tenant vs. higher priced rentals– less repairs required by tenant.) Your move-in checklist is to verify damages made previously so you will not be charged for them at a later date. If you need the names of repairmen, we can give it to you. All paint colors and carpet colors need to be approved by the office first. You do not need to call the office for small repairs and fixes, you may do them yourself. When you move out the home should be in the same or better condition than when you moved in. That is why you need to fill out the move-in checklist also, to protect you on move-out.

Again, thank you for taking good care of your home and have a safe and happy year! Rainewhite Realty Property Management