Renter FAQ
HOW TO CONTACT LAVA RIDGE PROPERTY MANAGEMENT?
Call us - (541) 306-5042
Email us - support@lavaridgerentals.com
What are your office hours?
Our most up to date office hours are listed on our contact page here.
RENTS PAYMENTS AND DUE DATES
When is my rent due?
Rent is due on the 1st of each month, regardless of holidays, weekends or office closures.
What ways can I pay my rent?
We encourage all renters to pay through their renter portal with an electronic ACH payment. If you are unable to pay through your portal, then you may mail a check or come to our office and drop off a check.
What if I cannot pay my rent?
If payment has not been made by the 4th day of the month, late fees are assessed. If rent is still not paid by the 8th day of the month, we send an eviction notice per ORS 90, which shall be posted to the front door of the home and mailed. Whether or not we eventually have to proceed with a formal eviction depends on the specific circumstances. It is usually financially better, for all involved, if a solution can be worked out. If the tenant has experienced a one-time event which caused them a financial hardship, and we have had no previous problems with them, we will normally give them a chance to catch up, if there is reason to believe they can do so. If the tenant has demonstrated an ongoing pattern of late payments, broken promises and/or evasiveness, eviction is usually the best course of action.
Each case is unique, and we make our decisions based on what is best for you and the property in the long run. We always proceed with the legal notices required for eviction regardless of any other factors. We will simply postpone the actual filing of the eviction if the tenant is showing favorable effort toward resolution. Full evictions, when necessary, can usually be completed in five to six weeks. If the tenant can fully catch up with rent and late fees during that process, an eviction can be halted at any time.
What is the process for eviction?
Below is our average process of what occurs and when, if rent is not paid or if you cannot pay on time. Please understand that this is simply a guideline and dates may change due to weekends and holidays.
Rent is Due 1st of each month
Late fee charged 5th of each month
72-hour notice served 8th of each month
File for eviction with courts expiration of 72-hour notice
DURING OCCUPANCY
What if my home needs repair?
We ask that the tenants submit all repair requests through the tenant portal for fastest response. Once a repair request is submitted, our maintenance team members receive notification of this request via email. We have staff members in the office assigned to handle and be the point of contact for all maintenance issues. For any after hours or immediate service requests – we have a 24-hour answering service that can be reached by calling our office phone line at (541) 306-5042 option 4. This is meant for emergency calls only. Any non-emergency repair requests should be sent through the tenant portal.
You can find a link to the tenant portal on our website or go to https://lava.twa.rentmanager.com/ and log in.
Select the ‘service issue’ tab on the top toolbar in the tenant portal
Select ‘add service issue’ and tell us about your issue.
If you do not hear from one of our team members at LRPM with 2 business days, please call our office.
Do I need to change my furnace filters?
Yes. Tenants must change air filters at least every 3 months. Not doing so will eventually cause the heat or AC to stop working. If any HVAC damage is found to be related to unchanged air filters, tenant will be charged for the repair cost. This can be very expensive, so please make sure you set up reminders to change those filters every 3 months!
What if I want to get a pet?
Not all dwellings through Lava Ridge Property Management LLC are "pet friendly". Each home or unit is owned by different owners and the pet policy is set by the owner.
All pets must be registered through our pet screening vendor at petscreening.com before the pet can be on the property. There is a nonrefundable fee of $25 to $15 per pet to register your pet. Service animals or ESA can be registered at no cost. For more information go to petscreening.com
Once your pet is registered, Applicant(s) will receive a ‘FIDO Score’ for each pet. Additional refundable deposit per pet will be required for each registered pet based-on score as follows;
0 paw 1 paw 2 paw 3 paw 4 paw 5 paw
Pet denied $1000.00 $700.00 $500.00 $400.00 $350.00
Service animals and ESA animals are not subject to deposits.
Some properties also require ‘pet rent’ of $25.00 per month per pet – inquire with office for specific policy
We understand that situations change, and pets come and go. If a pet is no longer in the home after occupancy and execution of lease agreement, deposits will not be refunded. Only when the property is vacant, and possession is fully returned to LRPM will a refundable pet deposit become eligible for refund. At no time is owner/agent required to refund any portion of a refundable deposit, regardless of the pet situation, until the property is returned to Lava Ridge and all occupants have moved out.
Addition of a pet during a lease agreement can be done with approval from Lava Ridge Property Management, registering your new pet with petscreening.com, signing pet agreement, payment of pet deposit and/or increase of monthly rent by $25.00 per pet.
Refundable pet deposits will not be refunded or returned until possession or rental/unit is returned to Lava Ridge Property Management.
Payment of monthly pet rent is considered part of the rental/lease agreement and must fulfill the lease term.
What is my toilet of drain clogs?
Tenants are responsible for clogged toilets and drains unless it is due to items outside of your control like roots or broken pipes. Basic clogs, blockages, hair or foreign objects are a tenant responsibility to clear. If you are looking for helpful tips to unclog your drain or toilet, we suggest an internet search – there are a ton of video available online to review.
What happens when my lease expires?
Our leases automatically renew as a month – to – month tenancy. In most cases, prior to your lease expiring, LRPM will send a renewal offer to you. Renewals are easy and can be completed and signed online. Please remember if you decide to vacate the property at the end of your lease, you must submit a written 30-day notice to our office.
Can I sublet or run an Airbnb in my home?
No - - in no circumstance may the property be sublet or placed as an Airbnb or any such program. This would be considered subletting and you would be in violation of your rental agreement.
What is someone breaks into my rental?
You should call the police immediately. All our renters are required to hold renter’s insurance. LRPM and/or the owner of your home are not responsible for lost or stolen items. This should be covered by your renter’s insurance policy. If you are unsure of the limits and coverages on your renter’s policy, please contact your agent.
What if I have an issue with my neighbor, dispute, noise, parking?
We ask that you take the first step and try to talk to your neighbor yourself. Most disputes can be resolved with a friendly conversation. If that does not help, you can contact our office - - however, we do not get involved in neighbor disputes. We can only ensure that lease/rental agreements are being adhered to. If your neighbor is in violation of their rental agreement AND we manage the property, we will reach out to them regarding the violation. Personal issues, noise and for neighboring properties that we do not manage, we suggest contacting the local police department or talking to your neighbor directly.
MOVING OUT
What if I am ready to move?
If your lease is expired, and you have completed your obligations to LRPM – all we need is a written 30-day notice. ALL person(s) on the lease/rental agreement must sign the notice to vacate.
What if I need to move before the expiration of my lease?
In most cases our leases offer a buyout fee. This fee is normally 1.5 times the monthly rental rate. If you need to buy out of your lease, please submit a written 30-day notice and full payment of your lease buyout fee to the office. Once both those items have been completed, you will be released from your lease obligation. Lease buyout fees cannot be taken out of security deposits and must be paid up front.
What if I want to move out and other roommates/partners will be staying in the home?
We consider this a change of occupancy. Please review the section on ‘change of occupancy’.
SECURITY DEPOSITS
When do I get my deposit returned?
After ALL parties on the rental agreement vacate and FULL possession of the property is returned to LRPM, then within 31 days your deposit final accounting statement is generated and any refund due will be sent via check to the forwarding address put on the notice to vacate. If there was no forwarding address given, the check will be mail to the property.
Whose name will the security deposit check be in?
Every person(s) on the rental/lease agreement will be listed on the check.
Can my deposit check be split between roommates?
No – we will not get involved in any split of deposit funds. There will only be one check cut and mailed to one address. The split of funds will need to be decided and determined by the parties on the check.