Tenant FAQs & Tips

A constantly running toilet is usually a faulty flapper or fill valve. To prevent water waste, high bills, or overflow until maintenance arrives:

1. Shut off the toilet valve (preferred). Find the valve behind or beside the toilet where the water line comes out of the wall, and turn it clockwise (to the right) until it stops. Do not force a stuck valve; contact maintenance if it will not turn easily. Avoid using the toilet until it is repaired.
2. No toilet valve? Shut off the main water valve. It is usually where the water line enters the unit, often near the water heater, utility room, basement, or crawl space. Turn it clockwise until it stops, then let us know so we can prioritize your repair.
3. Flooding or weekend emergency: if water is overflowing and you cannot shut it off, call the City water emergency line at (785) 832-7800 to request a temporary shutoff at the meter (usually near the curb or sidewalk).

Any water leak is urgent. Shut off the main water shut-off valve, or the valve to that specific toilet or sink, or call the city at (785) 832-7800 to shut off the meter. Then submit a maintenance request.

While waiting for help, set your thermostat fan to "on" or "constant" to help dehumidify, and set up a drying fan if you have one. Plumbers are not always available immediately during high-demand weather events, but we get them out as soon as possible.

We recommend submitting a leak adjustment form to the city. The Lawrence leak adjustment form is here.

You can also sign up for levelized billing, where each monthly payment is the rolling average of your last 12 months of bills. Contact Utility Billing at utilitybilling@lawrenceks.org or visit lawrenceks.org/utility-billing.

Our leases explain that tenants are responsible for clearing interior drains, because clogs are most often caused by hair and other items that go down the drain during normal use. A hair clog removal liquid from any hardware or grocery store, or a small drain snake, will clear most clogs.

If a clog will not clear after treatment, or you believe the blockage is in the main line, please submit a maintenance request. If freezing weather may be the cause, try carefully pouring warm (not boiling) water down the drain first.

Please submit a maintenance request so we can schedule a plumber. Repairs can take several days, and replacement can take a few more business days because the city requires a permit and a licensed plumbing company for installation. We always ask the plumbers to get it done as fast as possible.

As a temporary solution, carefully warm water in a teapot or cooking pot and pour the warm (not boiling) water into a bathtub or sink so you can wash with warm water in the meantime.

Per the lease, tenants are responsible for regularly checking and replacing HVAC filters, generally every 1 to 3 months depending on use, occupancy, and pets. A filter left unchanged for months can cause:

• Reduced airflow, forcing the system to run longer and raising energy bills
• Overheating or freezing of the furnace or A/C coil, which can damage components
• Condensation leaks that can damage ceilings, walls, or floors
• Extra wear on motors and fans, shortening system life
• Poor air quality as dust, pollen, and pet hair circulate freely
• Dust buildup in ducts, vents, and rooms
• Higher utility costs from lost efficiency

Unless your lease says the landlord provides gas, first make sure gas service is on, working, and in your name. Most tenants in this area use Black Hills Energy at 1 (888) 890-5554. If you moved in recently and have not activated gas service, that is often the reason the heat is not working.

If the furnace still will not run, call us at (785) 841-7300 and select 2, or call the heating provider we have given you for your property. Furnace repairs can take multiple days, so please buy or request a space heater if needed until repairs are made.

During below-freezing weather, many furnaces cannot fully keep up with the temperature difference between inside and outside. The best first step is a new, clean furnace filter.

Keep the thermostat at the same temperature all day so the furnace is not trying to catch up. It can take many hours to raise the temperature during a cold snap. If your air is dry, a humidifier improves comfort and helps the room feel warmer, but keep humidity below 40%.

Yes, with caution and by following the manufacturer instructions. Aim an electric plug-in space heater at the wall or pipes most likely to freeze, such as under kitchen or bathroom sinks.

Space heaters often trip breakers, so plug them in where no other appliances are on the same circuit, and never plug two space heaters into the same general area. If you have had frozen pipes before, consider pipe warming cable (see the winter section below).

It could be a normal furnace or water heater smell, but when in doubt, call the gas company on your gas bill to check for leaks. Most tenants in this area have Black Hills Energy: 1 (888) 890-5554.

If possible, look up how to shut off the gas valves at your place so you can stay safe until the experts arrive.

Floor drains (often in the furnace room) have traps that block sewer smells. In dry winter months those traps can dry out, letting odor (and bugs) in. Pour water or a little vinegar into floor drains periodically to keep the traps filled.

Also run water in sinks and flush toilets you rarely use so their drains stay filled with fresh water.

• Remove all exterior hoses. Connected hoses trap water in the pipes, which freezes, bursts, and causes major damage. Disconnect hoses after every use. Pipe damage from a hose left connected is considered tenant negligence and may be billed to the tenant or their renters insurance.
• Keep the heat at 65°F or higher, even when you leave town. One prior tenant saved about $70 on a gas bill by shutting off the heat, and the frozen pipes that followed caused over $20,000 in damage. Tenants are responsible for deductibles and costs insurance does not cover.
• Set the thermostat fan to "on" or "constant" to move warm air through the home, including around pipes.
• Open kitchen and bathroom cabinet doors so warm air circulates around the plumbing (move cleaners and chemicals out of children's reach first).
• Let cold water drip from faucets near exterior walls during very cold weather. Even a trickle helps prevent freezing.
• Keep garage doors closed if water lines run through the garage.

Leaving town in winter? Keep the heat on at 65°F or higher and shut off your main water valve. Shutting the valves to toilets and sinks helps too, if you can reach them.

If a faucet only trickles, suspect a frozen pipe. Likely spots are exterior walls and where the water service enters through the foundation.

1. Shut off the main water valve to prevent a surge, but keep the faucet open. Flowing water helps melt ice as the pipe thaws.
2. Apply heat to the frozen section with an electric heating pad wrapped around the pipe, a hair dryer, a portable space heater kept away from flammable materials, or towels soaked in hot water. Never use a blowtorch, kerosene or propane heater, charcoal stove, or any open flame.
3. Apply heat until full water pressure is restored.
4. Check all other faucets; if one pipe froze, others may have too.

If you cannot find or reach the frozen area, or cannot thaw it, submit a maintenance request. You are also welcome to buy pipe warming tape or cable (Frost King is one brand at hardware stores like Home Depot). Send the receipt to Info@HomesForLease.org and we will reimburse you, or submit a maintenance request and our team will help when possible.

Check your lease. Most of the properties we manage require the occupant to do their own snow removal, including the city sidewalk(s) adjacent to houses and townhomes. City ordinances require sidewalks to be cleared promptly, usually within 24 to 48 hours, or the city imposes fines that pass to tenants when the lease assigns them this work.

If you live in an office building or a complex with 3 or more units where snow removal is provided, contractors typically start after 2 to 3 inches of snow when it is safe for workers. If you see an unsafe condition, call us at (785) 841-7300, text the Location Properties team number previously sent to you, or submit a maintenance request.

If your lease requires you to remove snow but you would like to hire our crews to clear your driveway and walkways for a fee, submit a maintenance request and we will discuss it with you.

Kansas temperatures swing above and below freezing, and melting then refreezing creates hazardous walkways, driveways, and parking lots. Please:

• Stay inside when you can. Check Weather.com or local forecasts, and skip the trash run when conditions are icy.
• Walk carefully with small, deliberate steps, especially early morning and after sunset.
• Wear shoes with good traction, not smooth soles.
• Use cleared, treated paths wherever possible.
• Watch for black ice in shaded spots that look wet but are frozen.
• Report unsafe conditions in buildings where snow removal is provided, and we will schedule a maintenance person as soon as possible.

Recommended

• Calcium Magnesium Acetate (CMA): one of the safest for concrete and environmentally friendly, though less effective in extreme cold and more expensive.
• Magnesium Chloride: works down to -13°F and is gentler on concrete than traditional salts. Avoid overapplying.
• Potassium Chloride: safer for plants and concrete when used sparingly; effective to about 25°F.
• Urea-based products: safe for concrete and vegetation, but slower and less effective in deep cold.

Avoid

• Rock salt (sodium chloride): causes scaling and pitting in concrete.
• Calcium chloride: effective in cold but damages concrete and corrodes rebar over time.

Application tips

• Follow the label; overapplication harms concrete even with safer products.
• Shovel away slush promptly so it cannot seep into cracks and refreeze.
• Pre-treating before a storm reduces ice bonding and makes removal easier.

If your home has a fireplace and you have landlord permission to use it, you may have it inspected and cleaned at your expense by a chimney sweep before winter use. Shane Roeder with SR Chimney can be reached at (785) 331-6730, or use any area chimney sweep you choose. Mention you are a Location Properties tenant; you may get a discount if they schedule several properties in the same period.

Gas fireplaces: inserts with gas logs turn on like a gas grill, usually with a push-button igniter behind the panel after turning the gas knob parallel to the line. They start slowly after sitting unused because air builds up in the gas line, so it can take several attempts while the line bleeds. Search the manufacturer's site or YouTube for lighting instructions, call your gas company for help activating it, or ask us and our team will be glad to help.

Mold and mildew are prevented by keeping water and humidity levels low. Run bathroom vent fans when showering or bathing, and consider a dehumidifier; mold is only activated by moisture. See the EPA's mold prevention and cleanup guidance for details.

Previous tenants report that regular laundry bleach carefully applied to affected grout or tile works well. Do not use bleach on paint, carpet, or any surface it could damage. For anything persistent, submit a maintenance request.

Bathrooms are the most humid rooms in the home, and the fan removes that moisture before it condenses on walls, ceilings, and grout where mold takes hold.

• Turn the fan on before showering and leave it running 20 to 30 minutes after.
• Clean the vent cover periodically so dust does not choke the airflow.
• In rooms without a fan, open a window or run a dehumidifier; keeping humidity below 50% discourages mold.

Usually not. As air moves through ducts, friction builds static charges that make dust cling to vent covers and nearby surfaces, creating dark streaks that resemble mold. Candle soot makes it worse (see the next question).

Prevent it

• Replace HVAC filters every 1 to 3 months; quality filters capture fine dust.
• Keep indoor humidity around 40 to 50%, since dry air increases static.
• Dust and vacuum regularly, and wipe vent registers down.

Clean it

• Turn off the HVAC system, remove the vent covers, and wash them with soap and water.
• Vacuum the duct opening with a hose attachment, wipe the area with a damp microfiber cloth, and dry the covers before reattaching.

Professional duct cleaning is not necessary when filters are replaced consistently and registers are wiped down regularly.

Yes. Burning candles, especially paraffin and scented ones, releases fine soot that collects around vents, ceilings, and walls and can look like mold. Regular candle burning also adds volatile organic compounds to indoor air, which can aggravate allergies or asthma.

Candles are also a real fire hazard. Never leave them unattended, keep them away from flammable materials, and extinguish them before leaving a room or sleeping.

• Choose soy, beeswax, or coconut wax candles, which produce less soot.
• Trim wicks to about ¼ inch to limit soot and flame height.
• Burn away from vents, fans, and open windows; drafts increase soot.
• Battery LED candles or essential oil diffusers give ambiance without soot or flame.

Many leases prohibit working on vehicles at the rental entirely. Others require following city ordinances and code. Your lease may be stricter than the city, and lease provisions are enforced. Here is a summary of the City of Lawrence rules:

Generally allowed

• Changing oil, replacing batteries, brakes, headlights, and wiper blades
• Minor maintenance and repairs that can be completed in a day or two
• Washing and detailing vehicles

Not allowed

• Storing inoperable or unlicensed vehicles outside
• Vehicles on jack stands for extended periods, or missing major parts
• Long-term project cars, dismantling, or stripping outdoors
• Major work outdoors: engine replacement or rebuilds, body work, painting, major overhauls (these must be done indoors)
• Parking on grass or yards; vehicles must be on an approved driveway or parking surface
• Operating an auto repair business from a residential property

Code violations bring notices, fines, and enforcement action, and each day a violation continues may count as a separate offense. Multiple non-running vehicles or frequent repair activity can trigger code enforcement.

1. Safety sensors: make sure the sensors on both sides are aligned, unblocked, and clean. If a sensor light is blinking or off, that is often the issue.
2. Tracks and rollers: clear any debris, look for bent tracks, and apply garage door lubricant to rollers and hinges.
3. Opener settings: a door that starts closing then reverses may need its force setting adjusted; one that will not fully close may need its travel limits adjusted.
4. Remote and wall button: replace the remote battery, try reprogramming, and make sure the wall panel's lock mode is not engaged.
5. Springs and cables: a loud bang or a visible broken spring above the door, or frayed cables at the sides, means stop and request service.
6. Power: confirm the opener is plugged in and the breaker has not tripped, then try unplugging the opener for a minute and plugging it back in.

If you have checked everything and it still will not work, it likely needs a professional, so please submit a maintenance request.

For Lawrence, Kansas, see the city's schedule at lawrenceks.org/swm/trash.

For other cities or rural areas, search online for your city or county and the type of service you need.

Our portal is a secure way to pay like a check using your bank routing and account numbers (the numbers at the bottom of your checks), or by credit card. After you log in:

1. Click the green "Make payment" button to pay manually each month, or the white "Set up autopay" button to pay automatically on the same day every month.
2. The payment method defaults to "Credit card." Click the words "Credit card" and switch the choice to "Bank account."
3. Choose "Entire balance" to pay the full rent each month, or "Fixed amount" to pay only a set amount.
4. Enter your routing number (the number between the two "sideways smiley face" symbols at the bottom of a check) and your account number (the rest, except the final group of digits, which is just that check's number). Call your bank to verify if needed.
5. Confirm your name exactly as spelled on the bank account, confirm the account number, select a start date and frequency, and click the green "Next" button to save.

If it does not work or you need help, our software provider has a help line at 1-888-414-1988 and they will guide you through it.

The right amount depends on the value of your belongings, your liability needs, and living expenses if you were displaced:

• Personal property: most policies range from $15,000 to $100,000. Inventory your furniture, electronics, and clothing with an app or spreadsheet, and choose replacement cost value (RCV) rather than actual cash value, which deducts depreciation.
• Liability: at least $100,000 is common; $300,000 to $500,000 is better if you have significant assets or risk factors such as pets. This protects you if someone is injured at your rental or you accidentally damage someone else's property.
• Loss of use: covers hotel stays and meals if the rental becomes uninhabitable after a covered event. Policies typically include 20 to 30% of your property coverage.
• Optional add-ons: flood or earthquake coverage (usually separate policies) and riders for jewelry, collectibles, or expensive electronics.

Too little coverage means paying out of pocket after a loss; too much means higher premiums with no added benefit. Adequate liability protection guards against expensive lawsuits.

Upload documents as attachments in the portal or email them to Info@HomesForLease.org.

On an iPhone, you can scan paperwork as a PDF with the Notes app (video walkthrough): open Notes, create a note, tap the Camera button, tap Scan Documents, hold the document in view (Auto mode scans it for you), then tap Save and share the PDF.

All leases end at noon on the final day of your lease. We cannot grant extensions past noon of your move-out date, and any time after noon may be considered holdover time and result in rent charges.

By that time, you must surrender the home in as good order, condition, and repair as when you received it (ordinary wear and tear excepted), remove all personal property and debris, clean the home thoroughly, and have the carpet cleaned by a professional cleaning company. The items below walk through each requirement.

Immediately upon move-out, provide your forwarding address in writing: email Info@HomesForLease.org, give written notice to the office, or use the tenant portal. We cannot take new addresses over the phone; they must be in writing to be tracked properly.

Enter it in the tenant portal

1. Log in to the tenant portal.
2. Click your name in the upper-right corner.
3. Click My Account.
4. Click Refund Settings.
5. Add your forwarding address and click Save.

If no current or correct address is provided, your refund is mailed to your last known address, which may be the rental itself, and you will be responsible for any bank, check, or stop-payment fees before a lost check is reissued.

Refunds are sent by EFT (preferred) or by mailed check (allow up to 2 weeks for delivery). To receive an EFT, sign up in your portal before the lease ends:

1. Log in to the tenant portal with your email address and password.
2. Click your name in the upper-right corner.
3. Click My Account, then Refund Settings.
4. Add your forwarding address.
5. Click Direct Deposit Refunds and follow the prompts to enter your bank information.
6. Click Save.

If you have trouble logging in or cannot enter your information through the portal, email your forwarding address and refund instructions to Info@HomesForLease.org or submit a task through the portal.

By default, one deposit return check is made payable to all tenants on the lease, along with a statement of any deductions, mailed or emailed to the last known addresses. Cashing it requires all signatures, and the group decides how it is split; we will not judge which individual gets which share.

One designated recipient: we prefer to issue one refund payable to a designated roommate or co-signer who then distributes the funds. For this option, all roommates and co-signers must email Info@HomesForLease.org confirming who is authorized to receive the refund.

Separate checks: each tenant must send a written letter or email requesting separate checks, stating the amount or percentage due to each person, with a forwarding address for each individual. If the split is not equal (for example, because of a pet deposit or another agreement), specify the dollar amount or percentage for each recipient.

Deliver the house keys and mailbox keys (if applicable) in an envelope labeled with the property address to the Location Properties office at 3300 Clinton Parkway Court, Suite 110, Lawrence, KS 66047. The key drop is located in the glass door on the east side of the building. Garage remotes stay at the property.

• Do not leave keys at the home. They must be turned in to the office. If keys are left at the house without letting the office know, any delay in gaining entry is charged as maintenance at $45 per hour.
• If you do not have the keys, notify the office at (785) 841-7300 before the end of your lease. Keys not turned in, or turned in unlabeled, result in a lock replacement charge; missing remotes are charged for replacement.
• Entering the property after keys are turned in is considered trespassing, and you may not come back to finish cleaning or collect items.

The home, including fixtures and appliances, must be thoroughly or professionally cleaned before the move-out inspection. That includes detail cleaning of all floors, bathrooms, the kitchen, appliances inside and out, drawers, cabinets, dusting, ceiling fans, light fixtures, and so on.

• Any damage to walls, doors, ceilings, or scuffed paint must be professionally repaired and repainted to match the existing walls. If you are unable to do this properly, please do not patch the holes.
• You are responsible for keeping utilities on for cleaning.
• You may not come back after keys are turned in to complete additional cleaning or collect items.

Tenants are required to have all carpet professionally cleaned before or on the last day of the lease (before noon on the final day). After your lease end date, no services can be allowed in on your behalf; carpet cleaners will not be able to enter. Keep your receipt as proof of professional service.

Professional cleaning is required at the tenant's expense regardless of whether you move out early, the carpets seemed dirty at move-in, the home is being sold, the carpets are being replaced, or any other reason not agreed to by the landlord.

• Renting equipment such as a "Rug Doctor" does not count as professional cleaning. If carpets are not professionally cleaned, Location Properties charges a $50 admin fee plus the cost of the professional cleaning.
• If pets lived in the property: use pet odor-removing carpet powder and vacuum, then have a professional company clean the carpets with an enzyme pet odor remover, and provide receipts showing both treatments.
• If cleaning does not restore the carpet to the required condition, the landlord may replace it, and both the cleaning and replacement charges can be assessed.
• Utilities must be on for carpet cleaning.

Remove all alterations or additions you made and, at your expense, restore the home to the same condition as at the beginning of the lease (or as improved), subject to normal wear and tear.

Tenants must repair or pay for all damage to the home and its contents caused by tenants, guests, or visitors, including broken windows, doors, fixtures, flooring, cabinets, counters, appliances, walls, ceilings, stairs, decks, and driveways.

• Yard: if applicable, the yard must be cleaned up and mowed before keys are turned in.
• Belongings: remove all personal property and trash from the home, outbuildings, and property. Anything left behind is considered abandoned and will be disposed of; the landlord does not store left items, and all removal and trash costs are charged to the tenant. Animals or pets may never be left at the property after move-out.
• Trash: the city will not pick up piles of trash left at the curb. Remove it yourself or arrange a special city pickup, which cannot be scheduled after your lease ends. Nothing may be left at the curb except the trash cans; anything else results in labor and travel charges for removal.

Keep all utilities on in your name until the last day of your written lease, even if you move out early, to avoid the fees and penalties described in the lease for early shutoff. Utilities are also needed for cleaning and carpet cleaning.

Keep in mind that utility companies often disconnect the morning of the scheduled date. If you schedule shutoff for the last day, you may have no utilities on the final day of your lease, so it is safest to schedule disconnection for the day after your lease ends.

Our property managers inspect each property as soon as possible after keys are turned in, during hours determined by the landlord's agent. All cleaning and removal of items must be complete before the inspection.

• You do not need to wait to walk through with us, but you are welcome to come when we do the inspection. It takes between 15 minutes and 3 hours depending on the size of the home.
• Before, during, and after the inspection, the agent cannot discuss results or deposits; those are worked out later by comparing the move-in and move-out inspections.
• If you attend, no repairs or adjustments to the home may be made, and the inspection will not be stopped or rescheduled.

Deductions for damages, needed repairs, and needed cleaning of the home and its contents are taken from the security deposit at the approximate cost of repair or replacement, plus an administrative fee to coordinate the repairs.

• The Security Deposit Itemization Form is sent, emailed, and postmarked within thirty (30) days of the end of the lease, as legally required (postmarked within 30 days, not in-hand).
• The deposit is not processed until the inspection is done, repair estimates are created, and move-in comparisons are complete. No information about the deposit is available until you receive the statement.
• Disputes must be in writing within thirty (30) days of the date on the security deposit statement. Email is sufficient: Info@HomesForLease.org. Include the property address you are writing about. Deposits are never discussed by phone, in person, or by text, and late dispute letters will not receive a response.
• The security deposit is not the limit of tenant liability. If charges exceed the deposit, the balance is due within thirty (30) days of the transmittal form date; unpaid balances are subject to collection remedies against tenants and guarantors plus interest at the legal Kansas rate.

No. The Kansas Landlord/Tenant Act says that if you do, you could not only lose your security deposit, but you would still owe the rent or the other charges you were trying to use it for.