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 shutoff valve. Look for it near the hot water heater, or on an inside wall where the main water line enters the house, often in the basement, crawl space, or utility room. Turn it clockwise until it stops (or turn a lever handle a quarter turn so it sits crosswise to the pipe), then let us know so we can prioritize your repair.
3. As a last resort: if water is overflowing and you cannot shut it off, call the City of Lawrence water department at (785) 832-7800 and tell them the meter needs to be shut off due to an emergency (the meter is usually near the curb or sidewalk).

Any water leak is urgent. Stop the water first, then submit a maintenance request.

How to shut off the water

1. Leak at a toilet or sink? Turn the small valve behind the toilet or under the sink clockwise until it stops.
2. Otherwise, shut off the main water shutoff valve. Look for it near the hot water heater, or on an inside wall where the main water line enters the house, often in the basement, crawl space, or utility room on the side of the home facing the street. Turn a round handle clockwise until it stops, or turn a lever handle a quarter turn so it sits crosswise to the pipe.
3. As a last resort, call the City of Lawrence water department at (785) 832-7800 and tell them the meter needs to be shut off due to an emergency. The meter is usually near the curb or sidewalk.

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 [at] lawrenceks.org or visit lawrenceks.gov/utility-billing/service.

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. Tub, shower, and sink clogs that do not occur within the first 10 days of the lease are considered caused by the tenants, so the cost to clear an interior clog after that is charged back to the tenants.

Prevent clogs

• Flush only regular toilet paper: no wipes (even "flushable" ones), feminine products, or paper towels, and remind your guests.
• Never pour cooking grease down a sink.
• Large amounts of foods like potato peels or rice clog drains too; put them in the trash instead.

Clear a clog

A hair clog removal liquid from any hardware or grocery store, or a small drain snake, will clear most clogs. For interior drains, a product called InstaFlow (available at Westlake Ace Hardware) works well: wear gloves, run the vent fan to clear the smell, and follow the product instructions. If freezing weather may be the cause, try carefully pouring warm (not boiling) water down the drain first.

If a clog will not clear after treatment, submit a maintenance request, or call (785) 841-7300 extension 714 for drain or sewer line issues, and our maintenance staff can schedule a drain clearing. If the clog is determined to have been caused by the tenants, the service call and cleanup costs are billed to the tenants.

If drains are backing up in the whole building, that can indicate a clogged main sewer line. The landlord pays for clearing main lines for the whole building when the clog was not caused by tenants, so report that right away.

Floor drains have a water trap underneath that blocks sewer gas, and when the trap dries out, odors (and sometimes bugs) can come up the drain. The fix is usually simple:

• Pour a gallon of water down each floor drain to refill the trap.
• Pouring in white vinegar also helps remove odors and inhibits bugs from coming up the drain.
• A small amount of bleach with a half gallon of water is another option.
• Repeat every month or two, since traps dry out again over time, especially in low winter humidity.
• If a sink or toilet goes unused for a while, run or flush it periodically so its trap stays filled with fresh water too.

If the odor persists after a few days, or the drain appears clogged, submit a maintenance request or call (785) 841-7300 extension 4.

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

You are expected to check your own filter every 1 to 3 months and replace it as needed. Replacement filters are sold at local hardware and grocery stores, and YouTube has how-to videos for nearly every system. For difficult-to-find or hard-to-open filter compartments, submit a maintenance request and we will help. Step-by-step instructions are in How do I change the furnace filter? below.

The landlord does not agree to pay for or conduct air duct cleaning. You, as the tenant, have the option to hire and pay the contractor of your choice directly for air duct cleaning if you choose.

Keep in mind that heating and air ducts are a closed system, and duct cleaning often involves cutting openings into that system so the cleaning equipment can be used. Any damage or openings resulting from that invasive process would need to be repaired at your expense.

Instead of duct cleaning, the lease requires you to change the filter on a regular basis. Most heating and air professionals recommend changing it somewhere between monthly and quarterly depending on the filter type. If you have trouble locating or opening the filter compartment, submit a maintenance request; YouTube videos can also guide you through it.

What the EPA says: the EPA does not recommend that air ducts be cleaned except on an as-needed basis, because of continuing uncertainty about the benefits of duct cleaning under most circumstances. Duct cleaning has never been shown to actually prevent health problems, and studies do not conclusively show that dust levels in homes increase because of dirty ducts or go down after cleaning. Much of the dirt in ducts adheres to duct surfaces and does not necessarily enter the living space. See epa.gov for the full guidance.

If you, a family member, or a visitor experiences allergy symptoms, we recommend a stand-alone portable HEPA air purifier, which removes pollen and other allergens from the air, in addition to changing the system filter regularly.

These tips prevent the most common summer AC problems. Some may not apply to your particular rental, so use what fits.

Know what your system can do

• Many ACs are only designed to cool 15 to 20 degrees below the outside temperature. If it is 95 to 100 degrees outside, your home will likely only cool to 75 to 80. As long as cold air blows from the vents, the system is probably working properly.
• It can take 2 to 6 hours or more for an AC to bring temperature and humidity down to the thermostat setting, so avoid changing the setting throughout the day.

Set it and hold it

• Set your ideal temperature, press Hold, and set the fan to On to keep the temperature steady and even throughout your home.
• Keep it running at the same temperature or cooler at night so the system can dehumidify and catch up before the next hot day.
• While the AC runs, water drains from the coil at the furnace; hearing it flow is normal. If the drain clogs, use a drain clearing product or submit a maintenance request.

Help it along

• Keep the filter clean. A dirty filter can make the system lock up and can cause thousands of dollars in damage. A medium grade filter allows more airflow than a thick pleated one. If you cannot find or change your filter, submit a maintenance request.
• Close blinds during the day, especially on south- and west-facing windows.
• Use ceiling fans or a box or pedestal fan; moving air cools you and takes load off the AC.
• Keep doors and windows closed, including doors to rooms that do not need cooling, like closets and storage rooms.
• Slightly close the vent handles in rooms that are cool enough or unused to push cold air toward warmer rooms.

Check the thermostat

• If your thermostat takes batteries, replace them at least once a year. If the system stops working, check the batteries first, then the filter; a quick battery swap is often all that was needed.
• If you install your own thermostat, such as a Nest, make sure it is compatible, and either leave it in working order or reinstall the original thermostat in proper working order if you take yours when you move out.

Check the outside compressor

The outdoor unit can get coated with tree pollen, dirt, and pet hair. Carefully switch off its breaker, then hose it off with a gentle spray of water. If you cannot comfortably do this, submit a maintenance request.

When to request service

Call for service if the system is not blowing at all, blowing only hot air, or the outside compressor has ice on it. Submit a maintenance request in the tenant portal, call (785) 841-7300 extension 2, or use the contact form. Please do not text or email property managers or maintenance crew members directly; they may not be on duty that day, and direct messages do not enter our tracking system.

If you are waiting on a repair

AC contractors can take days to get parts and service calls done during summer, so have a fan available and consider a place to stay for a night or two if needed. In the meantime: drink plenty of water, take cool showers, use cold washrags on your neck or wrists, use box fans, close the blinds, sleep in breathable linens in the lowest and coolest part of the home, or stay with a friend or family member. Property owners do not pay for hotel stays during repairs, but if the home is not livable, you may request a prorated rent abatement for the days it was not livable.

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.

We recommend keeping at least one plug-in electric space heater on hand as a backup in case of a furnace failure; they are sold at Home Depot (usually open until 10 p.m.) and other retailers. Choose a temperature-controlled model that is safe to touch, with safety features like automatic shutoff if tipped over. Never use fuel-based heaters indoors.

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. Know where your breaker box is in case you need to reset it. 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 the smell is strong, leave the home right away without flipping any light switches or lighting any flames, and call the gas company or 911 from outside.

How to shut off the gas

1. At the appliance: gas appliances like the furnace, water heater, stove, and dryer each have a shutoff valve on the gas line behind or beside them. Turn the valve handle a quarter turn so it sits crosswise to the pipe to shut off the gas to that appliance.
2. At the meter (as a last resort): the main shutoff is on the pipe at the gas meter outside and takes a wrench to turn the valve a quarter turn crosswise to the pipe. Only do this if it is safe and necessary; once the meter is shut off, the gas company usually must turn it back on and relight the pilot lights.
3. Not sure or not safe? Call Black Hills Energy at 1 (888) 890-5554 and tell them you smell gas; they send someone out to check leaks at no charge.

Once you are safe, please let us know by submitting a maintenance request or calling (785) 841-7300.

Don't worry; this is usually a quick, free fix. Outside outlets and interior outlets within reach of a water source (kitchens, bathrooms, garages, basements) are usually GFCI protected. A GFCI (Ground Fault Circuit Interrupter) is a safety device that instantly shuts off power when it senses a problem, to protect you from shock near water. The GFCI protecting a dead outlet is often another outlet somewhere else inside or outside the property or in the garage, so when it trips, outlets in other rooms can go dead too. Two quick checks solve most dead outlets:

• Find every outlet with Test and Reset buttons and press Test, then Reset on each one; a tripped GFCI elsewhere can kill outlets in other rooms.
• Check the breaker box for a tripped breaker sitting between On and Off; flip it fully off, then back on.

For more information, see Family Handyman's guide to troubleshooting dead outlets or do a Google search for GFCI outlets.

Please let us know if this works. If not, please submit a maintenance request after you log in to the tenant portal, use the contact form under the Contact tab on our website, or call us at (785) 841-7300. Thanks!

Breakers trip to protect the home when a circuit is overloaded. If the same breaker trips repeatedly:

• Unplug high-draw appliances on that circuit: space heaters, hair dryers, microwaves, toasters, and window AC units are the usual culprits, especially two on the same circuit at once.
• Move one of the appliances to an outlet in a different area of the home, then reset the breaker by flipping it fully off, then back on.
• Never replace a breaker with a larger one or hold it on; that is a fire hazard.

If a breaker still trips with nothing plugged in, or you see sparks, smell burning, or an outlet or switch is hot to the touch, stop using that circuit and submit a maintenance request right away or call (785) 841-7300.

First check whether your neighbors have power. If the whole block is dark, it is a utility outage: most tenants in the Lawrence area have Evergy, which posts outages at evergy.com/outages or by phone at 1 (800) 544-4857. Also make sure your electric service is active and in your name, especially if you moved in recently.

If only your home is out, check the breaker box for a main breaker or several breakers that have tripped, and flip them fully off, then back on. If power still does not come back, submit a maintenance request or call (785) 841-7300.

1. Find the filter first so you can buy the right size: it is usually in a slot where the return air duct meets the furnace, or behind a return-air grille on a wall or ceiling. The size (like 16x25x1) is printed on the filter's edge.
2. Turn the system off at the thermostat.
3. Slide the old filter out and note the direction of the airflow arrow on its frame.
4. Insert the new filter with the arrow pointing toward the furnace/blower (the direction the air flows), close the cover or grille, and turn the system back on.

Check it every 1 to 3 months; a medium-grade filter allows better airflow than a thick pleated one. Replacement filters are at any hardware or grocery store, and YouTube has videos for nearly every system. If the compartment is hard to find or open, submit a maintenance request and we will help.

• Clean the lint screen before or after every load. Pull the screen out, peel the lint off with your fingers, and slide it back. A clogged screen makes drying slow and expensive, and lint buildup is the leading cause of dryer fires.
• Never run the dryer with the lint screen removed; lint then packs into the vent duct.
• If you use dryer sheets or fabric softener, an invisible film can coat the screen over time. Every month or two, wash the screen with warm soapy water and a soft brush, and let it dry fully before reinstalling.
• Warning signs the vent duct needs cleaning: clothes take more than one cycle to dry, the outside vent flap barely opens or shows no airflow, or the dryer and laundry room get unusually hot. Stop using the dryer and submit a maintenance request so the duct can be cleaned; a blocked duct is a fire hazard.

In most kitchens, the dishwasher drains through the garbage disposal. If the disposal has food sitting in it, the dishwasher's drain water has nowhere to go, which causes standing water in the bottom of the dishwasher and can leave dishes dirty.

Make it a habit: run cold water and the disposal for a few seconds before starting the dishwasher, and again after each cycle, so the shared drain path stays clear.

1. Run the garbage disposal with cold water for a few seconds; the dishwasher drains through it (see the previous question).
2. Clean the dishwasher filter in the bottom of the tub (see the next question); a food-clogged filter is the most common cause of standing water and gritty dishes.
3. Scrape plates before loading. Large food scraps belong in the trash or disposal, not the dishwasher.
4. Run the kitchen faucet until the water is hot before starting a cycle so the dishwasher starts with hot water.

If it still will not drain after the disposal and filter are clear, submit a maintenance request and we will get it checked.

1. Remove the bottom rack.
2. Find the round cylindrical filter under the lower spray arm, twist it counterclockwise, and lift it out (many have a flat screen around it that lifts out too).
3. Rinse it under warm running water and scrub gently with a soft brush or sponge and a drop of dish soap until the mesh is clear.
4. Set it back in and twist clockwise until it locks; never run the dishwasher without the filter seated.

Clean it about once a month. While you are at it, wipe the rubber door gasket, and once in a while run an empty hot cycle with a dishwasher cleaner or a cup of white vinegar on the top rack to cut odors and buildup.

Safety first: unplug the disposal (the cord plugs into an outlet under the sink) or turn off its breaker before doing anything, and never put your hand into the disposal.

1. With the unit unplugged, insert a 1/4-inch Allen (hex) wrench into the socket in the bottom center of the disposal under the sink. Many disposals come with this wrench; any 1/4" Allen wrench from a hardware store works.
2. Work the wrench back and forth a few full turns until it spins freely; this frees the jammed flywheel inside.
3. Shine a flashlight into the drain and remove whatever caused the jam (bottle caps, pits, utensils) with tongs or pliers, never fingers.
4. Press the small red reset button on the bottom of the unit; it pops out when the motor overloads.
5. Plug it back in, run cold water, and test. If it still hums or trips, submit a maintenance request.

Keep it from jamming again

• Keep out: grease, potato peels, rice, pasta, coffee grounds, fibrous vegetables (celery, corn husks, onion skins), bones, and fruit pits. Feed scraps in gradually rather than packing it full.
• Always run cold water while grinding and for 15 to 30 seconds after to flush the line.
• Grinding a few ice cubes now and then helps clean the grinding parts; a small citrus peel freshens odors.

• Refrigerator: keep air vents inside unblocked, leave a little space around the unit, and vacuum the front grille or coils occasionally so it cools efficiently. If a door will not seal, clean the gasket.
• Range hood: the metal grease filter above the stove pops out; wash it in hot soapy water (or the dishwasher) every month or two so it keeps pulling smoke and moisture.
• Stove and oven: use drip pans and clean up spills once cool; do not line the oven floor with foil, and never use the self-clean cycle right before a holiday meal (it is when ovens most often fail).
• Washer: do not overload it, check pockets for coins and pens, use the recommended amount of HE detergent, and leave a front-loader's door and detergent drawer cracked open between loads so it dries out and does not develop odors.
• Air flow: keep furniture and rugs off supply and return vents, and keep the furnace filter fresh (see the top of this section).
• Detectors: test smoke and carbon monoxide detectors and replace their batteries; tell us if one is missing or chirping after a battery change.
• Report early: small drips, running toilets, unusual appliance noises, and slow drains are cheap to fix early and expensive after they cause damage. Submit a maintenance request as soon as you notice something off.

• Remove all exterior hoses. Connected hoses trap water in the pipes, which freezes, bursts, and causes major damage. Disconnect hoses after every use. Cracks in frozen pipes do not always burst right away, so if you see any sign of water leakage, report it to us immediately. 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.
• Skip nighttime thermostat setbacks during very cold weather and keep the home warmer than usual day and night. The slightly higher heating bill is far cheaper than the repair job after pipes freeze and burst.

Leaving town in winter? Keep the heat on at 65°F or higher and shut off your main water valve, often found near the water heater. Shutting the valves to toilets and sinks helps too, if you can reach them, and turning the water heater temperature down while you are gone saves money.

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 through the contact form and we will reimburse you, or submit a maintenance request and our team will help when possible.

If you see water leaking, shut off the main water shutoff valve, often near the water heater or where the main line enters your unit, or call the city to turn off the water meter, then submit a maintenance request right away. If you cannot find the shutoff valve, submit a maintenance request. We get plumbers out as soon as possible, but they are not always immediately available during cold weather events because of demand.

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.

• Test your furnace before cold weather sets in. A burning or gas smell at first is normal and should go away soon; if it persists after 20 minutes to an hour,submit a maintenance request.
• Confirm your carbon monoxide detector is in place and working, and change smoke detector batteries; ask for help if you need it.
• Change the furnace filter (every 1 to 3 months; a medium grade filter keeps airflow strong).
• Report debris-clogged gutters promptly to prevent water intrusion.
• Pour water or a little vinegar into floor drains periodically to prevent odors and bugs. If you have a sump pump, test it now and then; if you have a floor drain with no sump pump, let us know.
• Prepare for freezing weather: remove hoses, keep the heat on when away, and see the frozen pipes question above.
• Fireplace? See the next question before using it.
• Leftover For Lease signs or lockboxes at your home? Let us know through the contact form or a maintenance request and we will pick them up.
• Fall bugs trying to move in are normal here; see the Pest Control section below.
• Holidays coming? Our maintenance contractors take some time off during the holiday season, so submit any maintenance requests as soon as possible before the holidays.

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. Area chimney sweeps our tenants have used:

• SR Chimney (Shane Roeder): (785) 331-6730
• Soot's Me Chimney Sweep: (785) 842-5348 or (785) 594-6792
• 21st Century Chimney Sweep (Jason): (785) 841-0123

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.

Homes built before 1978 may contain lead-based paint. Lead from paint, paint chips, and dust can pose health hazards if not managed properly, and exposure is especially harmful to young children and pregnant women. For pre-1978 rentals, your lease includes the federal lead-based paint disclosure, and every tenant receives the EPA pamphlet Protect Your Family from Lead in Your Home, which explains simple steps like cleaning up paint chips and dust promptly and washing hands and toys often.

If you see peeling, chipping, or deteriorating paint in a pre-1978 home, please submit a maintenance request so it can be addressed properly.

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.

Please keep noise, music, and sounds of any kind at a low enough level that they do not disturb your neighbors. Kansas law (the Residential Landlord and Tenant Act, K.S.A. 58-2555(g)) prohibits a tenant from engaging in conduct that disturbs the quiet enjoyment of others, and the lease requires the same. That includes noise caused by your visitors and guests, so you are responsible for keeping them reasonable too.

Causing noise that keeps neighbors from the quiet enjoyment of their homes is both a lease violation and a violation of Kansas law. If we notify you of a noise complaint and the situation is not completely corrected, you can be deemed in violation of the lease and the law.

Easy ways to stay in compliance

• Lower music and TV volume at night, and watch the bass; it travels through walls and floors.
• Remember that city noise and disorderly conduct ordinances also apply, especially late at night.
• Move gatherings inside and bring the volume down as the evening goes on.
• Give your neighbors a heads-up before a gathering, and give them a way to reach you first.

Questions? Call (785) 841-7300 extension 0 or use the contact form. If you are on the receiving end of excessive noise, report it to the police, and let us know as well.

No. Smoking anywhere inside the buildings of the property is strictly prohibited by the lease. All forms and use of lighted or burning tobacco products are prohibited inside any building or interior of any portion of the property, and to be clear, that covers all types of smoking and tobacco: cigarettes, cigars, pipes, hookahs, vaping and e-cigarettes, and any other smoked or burned product.

The prohibition extends to all residents, their occupants, guests, invitees, and anyone else present on or in any portion of the property, and it covers, but is not limited to, garages, building interiors, hallways, and building common areas.

• Tenants violating this policy are subject to fines and possible eviction.
• Any form of illegal smoking or drug use will be reported to the police.
• If you see or smell smoking products being used, please report it through the contact form or submit a request through the tenant portal.

Trash and recycling bins must be brought back from the road after pickup and placed securely out of view from the road. Please also secure your bins so wind cannot blow them open or tip them over and scatter trash around the property. Thank you for your cooperation in keeping the property looking good for everyone.

Please see your specific lease for details. If you live in a single-family home or townhome, your lease requires you to do the mowing, or to hire the mowing, trimming, and weed removal or spraying yourself and pay the contractor directly. If you would like a referral to a nearby mowing service, ask us; we are happy to share names. Keep in mind the city or county imposes fines for lack of mowing, so regular mowing is required.

If you see weeds, volunteer trees, or other lawn care needs,submit a maintenance request and we will talk with the property owner about a course of action. In some cases the landlord will handle the issue, consider reimbursing lawn improvements, or have the lawn treated for weed prevention. If you prefer that no fertilizer treatment be applied, let us know and we will discuss that with the owner too. Some leases also require tenants to maintain and replenish mulch beds and other landscaping; check your lease or message us to double-check.

If you live in one of the larger multi-unit or office buildings we manage, mowing is likely paid for and coordinated by us or the landlord. If the mowing service has not been out yet this year or is not keeping the grass at a nice, clean level, submit a message through the tenant portal, use the contact form, or call (785) 841-7300 and we will discuss it with the property owner and schedule service as needed.

Where pets are allowed, you must disclose the number and type of pets so they can be added to the lease. For most leases, that means a $300 pet deposit plus $25 per month in pet rent. Contact us before bringing any pet home so the lease can be updated first.

Unauthorized pets are a lease violation. By signing the lease we both made a binding commitment: management promised a safe and clean residence, and you promised to live up to the terms of the agreement, including its pet clause. If a pet is found where the lease prohibits one, you will be required to remove the pet and confirm its permanent removal in writing, and fees, damages, or further lease enforcement can follow.

Service animals and emotional support animals are not pets

Two different laws matter here, and they work differently:

• Service animals are defined by the Americans with Disabilities Act (ADA): dogs individually trained to do work or perform tasks for a person with a disability, such as guiding, alerting, or responding to a medical event. The ADA gives service animals public access rights, and Kansas law (K.S.A. 39-1101 and following) likewise protects the right to be accompanied by a trained service dog and makes it unlawful to misrepresent an animal as a service animal.
• Emotional support animals (ESAs) are not covered by the ADA because they are not task-trained; they provide comfort by their presence. In housing, however, the federal Fair Housing Act treats both service animals and ESAs as assistance animals, which is the law that applies to your lease.

How that affects your lease

• An approved assistance animal is not a pet: no pet deposit, no monthly pet rent, and breed or weight limits do not apply to it.
• Request the accommodation in writing. When the disability or the need is not apparent, we may request reliable documentation from a licensed healthcare provider or other reliable third party with personal knowledge of you. For task-trained service animals we may only ask whether the animal is required because of a disability and what tasks it performs. We never require ESA registration numbers, certificates, ID cards, proof of specialized training, a specific diagnosis, or medical records; note that certificates purchased online without an individualized assessment may not be considered reliable documentation.
• You remain fully responsible for the animal's behavior, waste cleanup, and any damage it causes, and an animal that poses a direct threat or causes substantial damage can lawfully be denied or removed.
• Misrepresenting a pet as a service or assistance animal violates Kansas law and the lease.

Yes. Both city ordinance and the lease require pet owners to immediately scoop their pet's waste and dispose of it properly in a sealed bag in an outdoor trash bin. If you own a pet, please do so every time.

What the City of Lawrence ordinance says: under Chapter 3 of the Lawrence City Code (Regulation of Animals), the city's published rules state plainly that "Pet owners must clean up their animal's excrement" and "You are responsible for removing your pet's excrement." The same chapter requires pets to be leashed and under control off the owner's property, and citations can be issued for violations. See the full city code chapter. Other area cities have similar pet waste ordinances, so this applies wherever you rent from us.

Because it is a city requirement, it is also a lease requirement: your lease obligates you to follow city ordinances, so failing to scoop is a lease violation in addition to a citable city offense. If you see someone violating this law and lease requirement, please report it through the contact form or the tenant portal so we can address it.

Trees provide shade and complement landscaping nicely, but they can cause disputes and misunderstandings when they fall due to acts of nature. When a tree or limb falls onto a neighbor's property or onto someone's vehicle, many people assume the owner of the property where the tree is rooted is liable. That is not true.

Whoever's home, vehicle, or personal property was damaged should submit a claim to their own insurance company immediately. Insurance treats falling trees and limbs much like hail: even though the hail traveled over the property next door, the coverage for that peril belongs to the owner of the damaged property or vehicle.

A tree that falls during a tornado, wind storm, or winter storm is not the responsibility of the owner of the property where it was rooted; nobody pushed it over, so nature is responsible. That is exactly the kind of peril your own renters, homeowners, or auto policy is designed to cover, which is why the claim goes through your own insurance agent.

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, or see our Utility Providers page for gas, electric, water, trash, and internet contacts by city.

Per the Rules and Regulations, what we can do depends on the time of day:

• During office hours (Monday-Friday, 9 am-5 pm): call (785) 841-7300 or come to our office at 3300 Clinton Parkway Court, Suite 110, Lawrence, KS 66047. We can unlock the home at our earliest convenience, or with photo ID you may be able to borrow an office key if you agree to bring it back the same day.
• After hours: staff are not available for lockouts. You have two options: find another place to stay (friends, family, or a hotel) until the office opens the next business day, or hire a locksmith at your own expense, paid by you directly to the locksmith.

If you hire a locksmith, protect yourself first:

• Use a locksmith with a real Lawrence office. Many "Lawrence locksmith" search results are out-of-town dispatch services, and some of these companies gouge people who urgently need to get back in. We recommend not using out-of-town locksmiths.
• Verify all costs and fees before they come out - the trip charge, after-hours fee, labor, and any rekey or lock-change cost - so there are no surprises when the work is done.
• Local companies with Lawrence offices include Rueschhoff Locksmiths (3727 W 6th St, Suite B, (785) 843-1426), Lock Doctor LLC ((785) 764-9712), and Sam's Mobile Locksmithing Service ((785) 304-5618). These are options, not endorsements - do your own searching and vetting so you are comfortable with whom you choose.

If the lock is changed or rekeyed, you must bring a copy of the new key to our office the next business day so we can reach the home for maintenance and emergencies.

• Retrace your steps and check with roommates, coat pockets, bags, and your car before assuming the keys are gone.
• During office hours, call (785) 841-7300. With photo ID you may be able to borrow an office key to have a copy made at your expense, as long as you agree to return the borrowed key the same day.
• If the keys may have been stolen or were labeled with your address, we recommend having the lock rekeyed for your own safety - at your expense, paid directly to a local locksmith. See the lockout question above for local options and tips on avoiding overpriced services.
• Bring a copy of any new key to our office the next business day whenever a lock is changed or rekeyed.

If a property manager handed you a mailbox key at move-in and the box number was not written down, there are three easy ways to find your box:

• Try the key. At a cluster or panel of mailboxes, try your key in each box; only your own mailbox will open with it.
• Ask the post office. Call or stop by your post office (see below for which office serves your address); they can tell you which box goes with which unit or home in a neighborhood with a cluster box.
• Ask us. Send a contact request to the office or call (785) 841-7300 and we will look up your mailbox number.

Check the home first. Property managers sometimes leave the mailbox key inside the home at move-in, so before anything else, look through the kitchen cabinets and drawers.

Then ask your property manager. If you have not asked the property manager who did your check-in about a mailbox key, contact them next; there may be a mailbox key for your unit at the Property Management office. Call (785) 841-7300 or send a contact request. If no key turns up, move on to the Postal Service.

Most cluster and centralized mailboxes in Lawrence are owned and locked by the U.S. Postal Service, and only the current resident can have one rekeyed; Location Properties cannot rekey USPS boxes. The Postal Service's process:

• Go to your post office (see the next question) with a photo ID and proof that you live at the address. A PDF of your signed lease on your phone works; it is always available in the tenant portal under Documents.
• You will complete a short USPS form at the counter, and the Postal Service changes the lock and issues you new keys.
• Fees: for a brand-new tenant, the post office generally allows a one-time lock change at no charge on request. If a key is lost later during your tenancy, USPS charges a rekeying fee, typically in the $25 range; verify the current fee with your post office.
• A lock change can take a few business days, and the office notifies you when the keys are ready for pickup.

If your mailbox is attached to the house, or your building uses a privately owned panel of boxes, those keys come from Location Properties instead; call (785) 841-7300.

Lawrence has two retail post offices:

• Lawrence Post Office (Downtown): 645 Vermont Street, Lawrence, KS 66044. Generally serves homes in 66044 and 66049.
• Jayhawk Station: 1901 W 31st Street, Lawrence, KS 66046, (785) 843-2330. Generally serves homes in 66046 and 66047.

Boundaries are set by the Postal Service and can vary block to block, so before making a trip for a mailbox rekey, call ahead: your assigned office at the numbers above, or USPS at 1 (800) 275-8777. Bring photo ID and your lease PDF either way.

Spiders, ants, wasps, and other bugs try to find their way into even the most airtight homes and apartments in season. Do not be alarmed; this is typical for our area.

If pests are found during the first few weeks after move-in, contact us; the property owner might pay for pest control if requested. After that, our leases make ongoing pest control the tenant's responsibility, so each tenant can control the type and level of chemicals used in their own home. Amazon and other area retailers carry pest control products for every sensitivity level, whether you prefer natural, organic, or full-chemical treatments; choose what fits your household, including children and pets, and always follow the label directions.

Prevention first

• Clean and vacuum thoroughly, remove crumbs and other food sources, and seal fresh food.
• If you have a fireplace, bugs may be coming in there. Opening the flue and burning a Duraflame or similar log can help clear birds, bugs, and wasps from the chimney.
• Keep floor drains filled by pouring in water or vinegar periodically; a dry drain trap gives spiders and other bugs a dry on-ramp into the home (see the sewer odor question above for details).

Products previous tenants recommend

• General bugs: Ortho Home Defense (Home Depot or other hardware stores), or a Hot Shot Fogger (best when nobody and no pets are home).
• Mice or rats: Tomcat brand killer or traps; Rat X is a pet-safe option worth considering.
• Always follow the directions on the product labels.

Common Kansas pests, including brown recluse spiders

Kansas is home to more pests than many states, and K-State Research and Extension entomologists note that brown recluse spiders are common throughout Kansas, including in clean, well-kept homes. They are tan to brown, about the size of a quarter with legs extended, with a violin-shaped marking behind the head and six eyes instead of the usual eight. They are shy and active at night, hiding in dark, undisturbed places such as closets, storage boxes, basements, attics, and behind furniture.

• Bites are uncommon and usually happen when a spider is trapped against skin, so shake out clothing, shoes, towels, and bedding that have sat unused, and keep beds pulled slightly away from walls.
• Sticky glue traps along baseboards and in closets are the best way to monitor and reduce brown recluse numbers; reducing clutter and sealing cracks helps too.
• If you believe you were bitten, wash the area and seek medical attention.
• Other pests common in Kansas homes include ants, wasps, crickets, cockroaches, silverfish, and mice as the weather cools each fall.

If you see holes or exterior damage that lets pests enter, please caulk those areas or submit a maintenance request and we will schedule someone. If you see pests in the common areas of a multi-unit property, report it to us and we will contact the property owner about pest control there. And if these tips do not work for you, please contact us at (785) 841-7300 or submit a maintenance request.

Kept at a proper distance, bats are very beneficial neighbors. According to Bat Conservation International, bats consume about 1,200 mosquito-sized insects an hour, and some species disperse seeds, pollinate plants, and eat crop-destroying beetles. The benefit is having them near, not in, your home.

If a colony gets into your attic, contact us right away and we will do our best to get a bat removal contractor to act fast. Use the contact form,submit a maintenance request in the portal, or call (785) 841-7300 ext. 0. Besides seeing them, the signs are the very pungent smell of guano or urine, and noise around dawn and dusk.

What to know about bat removal

• Bats cannot be removed with poison; in most states poisoning bats is illegal because of their contribution to the ecosystem.
• Pups are born from late April to early June and cannot fly yet, so removal cannot occur during the summer.
• Removal works by finding the entry and exit points (often marked by guano or urine stains) and installing one-way exclusion doors or excluders so bats can leave but not return. Entry points are never sealed while bats are inside; trapped bats are inhumane and create a serious odor problem.
• In cold winters bats migrate out when attic temperatures drop below about 35 to 40°F, which is the best time to seal cracks and entry points.
• Cleanup matters: droppings can cause health risks from resulting mold, so protective gear and a respirator are used to remove all traces of guano, urine, and hair.

When it gets colder outside, bugs and wild animals like squirrels try to get into warmer structures. Please submit a maintenance request if you see any squirrel, bird, or other animal damage. In general, we can ask the property owner for permission to fix damage caused by wild animals.

If you have a pet or pets and there is pet damage, that repair is the tenant's responsibility.

Location Properties sends leases and lease renewals for electronic signature through our management software (Buildium) using its built-in eSign service, powered by Dropbox Sign. There are two easy ways to sign, and both lead to the exact same document:

1. From your email: click the Review & Sign button in the signature request email from Dropbox Sign (see the next question for step-by-step instructions).
2. From the tenant portal: log in at Location.ManageBuilding.com or in the free Resident Center app and open the document waiting for your signature (see below).

Signing is free, takes just a few minutes, and works on a phone, tablet, or computer. You do not need a Dropbox account or any special software. Each tenant and guarantor receives their own signature request, and the lease is complete once every party has signed.

Can't find the email? It is very common for signing emails to land in spam or junk folders; see I never received the signing email below.

Watch your inbox for an email sent on behalf of Location Properties by Dropbox Sign (formerly called HelloSign). Because the eSign service sends it, the sender shows Dropbox Sign and an email address ending in mail.hellosign.com, not Location Properties; that is normal and legitimate. The subject line says Location Properties has requested your signature.

1. Open the email and click the Review & Sign button. The lease opens in a secure page in your web browser.
2. Read the lease, then click Get Started (or the first highlighted field).
3. Click each highlighted signature, initial, and date field. The first time, you can type your signature or draw it with your finger or mouse; after that, each click applies it.
4. When every required field is filled, click Continue, then I agree to finish. You will see a confirmation that your signature was submitted.

• Do not forward your email to roommates. Each signer gets their own unique signing link tied to their name; roommates, co-signers, and guarantors each sign from their own email.
• If your link has expired or will not open, contact us at (785) 841-7300 or through the contact form and we will resend it.

You can also sign directly from your tenant portal (the Resident Center), which is handy if the signing email never arrived:

1. Go to Location.ManageBuilding.com in any browser, or open the free Resident Center app for iPhone or Android.
2. First time? Click Resident Sign In, then Register Online, select your property, and enter your name exactly as it appears on the lease and your email address. Check your email for the temporary password.
3. After you log in, a lease waiting for your signature appears as an alert on your Resident Center home screen. Click it (or check the Documents tab) and follow the prompts: click each highlighted field, apply your signature, then click Continue and I agree.

Trouble logging in or registering? The software provider's free help line is 1-888-414-1988, or call our office at (785) 841-7300.

Signature request emails are sent by Dropbox Sign rather than directly from Location Properties, so leases and lease renewals frequently end up in spam or junk email folders. Before assuming it was never sent:

• Check your Spam and Junk folders, and in Gmail also check the Promotions and Updates tabs.
• Search your mail for "Dropbox Sign", "hellosign", or "Location Properties".
• If you find it in spam, mark it Not Spam and add the sender to your contacts or safe senders list so future documents come through.
• Confirm we have your current email address; a typo or an old address is the other common cause.

You can skip the email entirely by signing through the tenant portal instead. Still stuck? Call (785) 841-7300 or use the contact form and we will resend the request.

Once all tenants, guarantors, and the manager have signed, the eSign service emails everyone a completed copy automatically, and the fully signed lease also appears in your tenant portal under Documents in the eSignature Documents folder, where you can view or download it any time.

For a brand-new lease, the next step is paying the security deposit, due in full within ten (10) days of signing; until it is paid, the property may remain available to other approved applicants. See how to pay the deposit and set up your account below, and what to expect on Move-In Day.

Congratulations! The next step to hold the property is to pay the security deposit within a few days of signing the lease. Until the deposit is paid, the property may remain available to other approved applicants, so please submit it as soon as possible.

Register for the tenant portal

1. Go to Location.ManageBuilding.com and click Resident Sign In.
2. Select Register Online under the First Time Visitor section.
3. Select your property.
4. Enter your name exactly as it appears on your lease and your email address.
5. Check your email for a temporary password and follow the instructions.

Our system requires a valid email address before online payments can be made, so make sure we have a current email and phone number for each occupant. Recurring or future-dated payments cannot be scheduled until the first day of your lease, but you can make same-day payments online before your lease begins to pay the security deposit and first month's rent.

Ways to pay

• Online (fastest and safest): ACH bank transfer with your checking and routing numbers, or credit/debit card (cards carry a third-party processing fee). Online payments post directly to your account.
• By check: payable to Location Properties Management L.C., mailed to 3300 Clinton Parkway Court, Suite 110, Lawrence, KS 66047, or placed in the secure drop box through the glass entry door at the same address.
• We do not accept cash. Money orders are strongly discouraged because they are difficult to replace if lost or stolen.

Rent is due on the 1st of each month, and late fees may apply if it is not received on time. If you use your bank's bill pay service, allow mailing time; those payments are usually mailed as paper checks.

If we receive a utility bill for a time period after your lease started, that amount is added to your statement, and the lease adds a $25 service charge per utility bill, per month, for each utility that rolls over into the landlord's name until you get it switched. Switch your utilities now to avoid the fee going forward; our Utility Providers page lists who to call for each city.

What the lease requires:

• All utilities, including gas, water, sewer, electric, and trash (unless otherwise agreed in writing), must be in your name on the lease start date and stay in your name until the lease ends.
• Keep the interior temperature between 60 and 78 degrees at all times, including when you are out of town, and never turn utilities off during the lease.
• Utilities may be used only for normal household purposes and must not be wasted. If the landlord pays a utility and detects abuse, waste, or a rate increase, rent can be increased after notice.
• Internet and television are optional and paid by the tenant, including setup, wiring, and subscription fees; any additional wiring requires prior written approval.

Your tenant portal is the Resident Center, powered by Buildium. Log in at Location.ManageBuilding.com in any browser, or download the free Resident Center app for iPhone or Android and do everything from your phone. It is available 24/7:

• Payments: make a one-time rent payment, set up autopay, and view your full payment history.
• Requests: submit maintenance requests with photos or videos, see when a request is assigned to a staff member or vendor, track its status, and message us about it.
• Documents: view and download documents we have shared with you, including your signed lease in the eSignature Document folder.
• Announcements: read news and updates from Location Properties in one place.
• Contacts: reach your property manager any time.
• My Account: update your email and phone number, manage payment methods, and set up refund settings for your security deposit.

Trouble logging in? The software provider's help line is 1-888-414-1988.

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.

Roommates: if you are not splitting rent, select Entire balance so the full rent is paid even if the amount changes. If you share rent with roommates or co-signers, each person should use Fixed amount only, not Entire balance.

Yes. Our glass front door at 3300 Clinton Parkway Court, Suite 110, Lawrence, KS 66047 has a mail slot that works as a secure drop box, day or night. Tenants can use it to drop off rent checks, keys, and other paperwork, even when the office is closed.

• Make checks payable to Location Properties Management L.C. and write your rental address on the memo line. No cash, ever.
• For keys, use a labeled envelope with your name and rental address so we can credit the right account.

Fastest option: paying online in the tenant portal is preferred. Payments post to your account automatically, you get a confirmation, and there is no risk of a check arriving after the late-fee cutoff.

Double payments usually happen when more than one payment is activated in the same month, or a new autopay is added without deleting the previous one.

Edit or delete your autopay

1. Log in to the tenant portal and click Payments.
2. Click Edit next to the payment to change.
3. To remove an existing autopay, click Delete Autopay in the bottom right corner. To update one, adjust the Fixed amount and click Next to save.
4. If you double paid this month, you can skip next month by moving the Payment start date forward.

If you overpaid, you have three options

• Leave the overpayment on the account to cover next month's rent, and move your autopay date forward one month.
• Request a refund by mailed check.
• Request an electronic refund: in the portal, click your name in the upper-right corner, then My Account, then Payment methods, and add the routing and account number for the refund (if it is the same account you pay rent from, skip ahead). Then select Refund settings & move out and choose Direct deposit refunds.

Careful: the refund settings screen is mainly used for security deposit refunds after move-out, so do not click "Notice of intent to move out" unless you actually intend not to renew. Contact us with your preferred refund option and our team will gladly assist.

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 send them through the contact form.

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.

Yes, on most of our leases. Please review the automatic renewal clause in your own lease, because the details control. In general:

• The lease automatically renews each year on its anniversary date unless the tenant(s) or landlord gives notice of non-renewal within the notice period stated on the lease summary page: 3 months on most leases.
• Unless a renewal offer states otherwise, the lease renews at a monthly rent 2% higher than the prior year, with other terms unchanged. A renewal offer from the landlord or manager supersedes the automatic 2% rate.
• A renewal offer is not guaranteed and is at the owner's discretion. Verbal discussions about renewal are not binding; only a signed amendment or new written lease is.

The full renewal terms are in Part 5 of the Rules & Regulations, which are incorporated into the lease. Your signed lease is always available in the tenant portal under Documents.

On most leases the automatic renewal decision point is 3 months before the lease anniversary date, so the renewal season for your home starts a few months before that. Here is the typical sequence:

1. Renewal offer: prior to the 3-month automatic renewal deadline (on most leases), a property manager sends you a renewal offer, usually by email or a message through the tenant portal, with the proposed rent and any updated terms for the next year.
2. Your response: reply to accept, ask questions, or discuss terms. If you do not plan to stay, this is the time to give written notice of non-renewal (see below).
3. Renewal lease by eSign: the property manager then sends the renewal lease (or renewal amendment) for electronic signature through our software's eSign service, which is powered by Dropbox Sign. Every adult tenant (and any guarantor) receives their own signature request email.
4. Completion: once everyone has signed, all parties automatically receive the completed copy by email, and it appears in the tenant portal under Documents. Your security deposit carries forward to the new lease term.

Renewal offers and renewal leases are emailed, so check your spam and junk folders during renewal season, and make sure we have your current email address. If your anniversary date is approaching and you have not heard from us, call (785) 841-7300 or use the contact form rather than letting the deadline pass.

Exactly the same two ways you signed your original lease:

• From the email: click Review & Sign in the signature request email from Dropbox Sign, click each highlighted field, apply your signature, then click Continue and I agree. The sender address ends in mail.hellosign.com because the eSign service sends it on our behalf; that is normal. Full steps are in How do I sign the lease from the eSignature email?
• From the tenant portal: log in at Location.ManageBuilding.com or in the Resident Center app; a document waiting for your signature appears as an alert on your home screen. See How do I log in to the tenant portal to sign my lease?

Each roommate and guarantor signs from their own email or portal login, and the renewal is complete once everyone has signed. Have not received the renewal signing email? Check your spam and junk folders first: see I never received the signing email, or sign through the portal instead. For login help, the software provider's line is 1-888-414-1988.

Give written notice of non-renewal within the notice period stated in your lease: on most leases, that means no later than 3 months before the anniversary date. Notice by email or a message through the contact form is sufficient; include your name and the rental address, and we will confirm receipt in writing.

Without timely notice from you or the landlord, the lease renews automatically for another year under the automatic renewal clause. Once your notice is in, see Moving Out & Security Deposits below for the move-out checklist, key return, and how to get your deposit refunded by direct deposit.

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.

We understand that plans change, and sometimes it becomes important or necessary to end a lease early. As property managers, we are not allowed to end a lease early unless someone else agrees to take on the obligations under the lease. That means finding a replacement tenant who signs a brand-new lease. This is not a sublease; it is a full replacement with a new lease.

The terms below are signed as a lease amendment sent through Dropbox Sign. To start the process, contact us through the contact form or the tenant portal.

The cost, in summary

• $100 administrative fee, non-refundable, due before we list the home for rent; it covers marketing and advertising.
• One-half month's rent, non-refundable, due once a replacement tenant signs a lease and pays their security deposit; it covers leasing and administrative costs.

Your obligations until the replacement starts

• You remain responsible for rent, utilities, and all other lease obligations until the replacement tenant's lease starts or your original lease expires, whichever comes first.
• Keep utilities on until the day the new tenant moves in. If they are shut off early, you will be charged the utilities plus administrative fees for turning them back on.
• You are not entitled to any proration or refund for days the home sits vacant between your move-out and the replacement tenant's move-in.
• For single-family homes and townhomes, you must continue mowing and snow removal until the replacement lease begins, or those services will be arranged and billed to you.

Move-out requirements

• You must fully vacate at least 5 days before the replacement tenant's scheduled move-in date.
• All normal move-out requirements still apply: professional carpet cleaning with a receipt, full removal of belongings and trash, thorough cleaning, and return of all keys and remotes.
• If extra cleaning or repairs beyond normal wear and tear delay the replacement tenant's move-in, you pay daily prorated rent until the home is rent-ready.

Other terms

• If 6 or more months remain on your lease, we may advertise the home at a higher, current market rate; that does not change what you owe during the vacancy period.
• There is no automatic release. You are released from the lease only when an approved replacement tenant signs a new lease and you receive written confirmation of your termination from Location Properties.
• Your deposit is handled through the normal move-out process; the Security Deposit Itemization Form is postmarked within 30 days of the lease end date, as required by law.

In short: $100 upfront plus half a month's rent, keep utilities on until the new tenant moves in, and move out at least 5 days before their lease starts. Contact us and we can start the process right away.

We understand that plans change, and sometimes it becomes necessary to find a replacement roommate before the end of a lease. Keep in mind that releasing a roommate from the lease is rarely approved: it happens only when the conditions described in What if one roommate moves out and the rest of us are staying? are met, approval rests with the property owner and Location Properties, and the departing roommate remains fully responsible until every step below is complete. If a request is approved, the process:

1. The new roommate applies and is approved.
2. A Roommate Change Amendment is signed by the departing, remaining, and new tenants, sent through Dropbox Sign, and the $100 administrative fee is paid. The account must be current on rent and charges, and the change takes effect on the first day of a month.
3. A new deposit is charged and paid by the new tenant, and the former tenant's deposit is refunded.

How the deposit works

• A new deposit is charged to the ledger when the new lease starts, and the new tenant must pay it.
• The former tenant's deposit is sent only after the new deposit is paid. We need the forwarding address of every tenant who is leaving, or they can sign up for an EFT refund in the portal.
• New deposits that go unpaid can result in eviction of the current tenants.

What all tenants agree to

• The original move-in inspection carries over to the new lease; there is no new inspection, and the original is available on request.
• Damage, cleaning, and repairs charged when the lease finally ends are not charged against former tenants or their deposits; once the new lease is in effect, they are no longer responsible for the property's condition.
• We cannot record the condition of individual rooms or areas to settle damage claims between roommates.
• The current tenants are responsible for the key exchange.
• No one may move in sooner than the agreed move-in date on the new lease or renewal.

Every person who signed the lease is jointly and severally liable for the entire rent and all lease obligations until the lease ends, no matter who actually lives in the home. Moving out does not release anyone, and rent is never prorated or divided by rooms. A roommate who leaves without a signed amendment is still fully responsible, right alongside the roommates who stay.

We generally do not approve removing a roommate from the obligations of the lease, so it should never be assumed that a roommate who moves out will be released.

Requesting a release (rarely approved)

Your household can apply for that rare possibility by submitting a written request for the property owner and Location Properties to consider. A request is considered only through one of two paths, and meeting a path's criteria does not guarantee approval:

1. Replacement roommate - an approved applicant joins the lease through the roommate change process above.
2. Release without replacement - the remaining roommates requalify for the full rent on their own under our standard screening criteria (income, credit, and rental history), or add an approved guarantor. If the remaining roommates do not qualify and no replacement is found, the departing roommate stays on the lease through the end of the term.

If a request is approved: a $100 administrative fee applies, the account must be current on rent and charges, the amendment is signed by the departing roommate, all remaining roommates, and any new roommate, and the release takes effect on the first day of a month. Until all of that is complete, nothing changes.

What happens to the security deposit

The deposit belongs to the tenancy, not to individual roommates, and is held intact until the lease finally ends. We do not refund partial deposit shares mid-lease, so a departing roommate collects their share directly from the roommates who stay. The exception is a replacement swap: the new roommate pays a new deposit, and the former roommate's deposit is refunded after it is paid. If the departing roommate has an approved pet, the pet leaves with them unless a remaining roommate gets written approval to keep it; any pet deposit stays in the pooled deposit until move-out.

In short: everyone who signed stays responsible for the whole lease, and releases are rare and never assumed. Your household can submit a written request for the owner and management to consider - supported by a replacement roommate or by the remaining household qualifying on its own - and if approved, the release costs $100 and takes effect the first of a month. Full details are in Rules and Regulations Part 5.4.

Immediately upon move-out, provide your forwarding address in writing: use the contact form, 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, send your forwarding address and refund instructions through the contact form 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 confirm in writing through the contact form 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 $50 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.

• Remove all scheduled payments in your portal before you move out, or they will go through, and the extra rent can only be refunded when the deposit is processed. We cannot adjust or cancel them for you, and overpaid rent cannot be refunded faster than 7 to 10 days.
• Keep an updated email address and phone number in the system so we can reach you about your deposit or anything found after move-out.
• File your change of address with the postal service at USPS.com or a local post office. If your deposit check is mailed to your old rental, we cannot access that mailbox for you, and a returned letter causes delays.

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. A message through the contact form is sufficient. 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.