Frequently asked questions.

Browse our available rentals and click "Apply on Buildium" on the listing you're interested in. Applications are processed entirely through our Buildium tenant portal — you'll create an account, fill out the application, and pay the $35 application fee per applicant 18 or older.

We pull credit, criminal background, eviction history, and verify income (3× monthly rent) and rental history. We do not have a hard credit cutoff and consider context — talk to us early if there's something we should know.

Typically 24–48 hours from a complete application. We'll be in touch as soon as we have a decision.

First month's rent plus a security deposit equal to one month's rent. We do not charge admin fees or "move-in fees" on top of that.

Absolutely — we strongly encourage it. Tours are free and scheduled directly with our property manager. Use the contact form or call (585) 565-6103.

All rent is paid through the Buildium tenant portal. You can pay by ACH (free) or debit/credit card (small processing fee). Auto-pay is available and recommended.

Rent is due on the 1st of each month. We have a 5-day grace period — late fees apply on the 6th.

We do not accept cash. Personal checks are accepted only by prior arrangement; the portal is faster and gives you a receipt automatically.

Yes — your full lease, ledger, and any communications are available 24/7 in the Buildium portal.

Open the Buildium tenant portal and click "Maintenance Request." Include photos if you can — it dramatically speeds up our response. Routine requests are scheduled within 2–5 business days.

Active water leaks, no heat in winter, no hot water for more than 24 hours, electrical hazards, gas smells, broken locks on exterior doors, or anything affecting safety. Call our emergency line at (858) 669-5899 — answered 24/7.

For most single-family homes, the tenant is responsible for snow removal and lawn care unless specified otherwise in your lease. We can recommend local services.

Small changes — hanging picture frames, repainting a room a normal color — are usually fine, but always ask first. Anything structural or permanent requires our written approval.

It depends on the home — pet policies are listed on each rental's detail page. Where pets are allowed, we charge a one-time $300 pet fee per pet and an additional $25/month in pet rent. Service and emotional support animals are not pets and are never charged.

For dogs: yes, our insurance excludes a few breeds. We'll let you know upfront when you ask about a specific home.

Subletting is not permitted, but you can add a roommate to your lease. They'll need to apply and be approved like any other tenant.

We reach out 60 days before your lease ends with a renewal offer. Most renewals are simple — sign a new lease in the portal and you're set.

Within 30 days of move-out, per New York law. We'll send an itemized statement of any deductions and the balance via ACH or check.

Home returned in the condition documented in your move-in inspection, broom-clean, and all keys returned. We provide a detailed move-out checklist 30 days before your lease ends.