Frequently Asked Questions

There so much on your website, can I call for more info?

Sometimes call volume is so high that we cannot answer every call that comes in immediately. Understanding the need for instant information for our clients and customers, we have invested much time and capital into developing a fully encompassing website that answers most every routine informational request we receive.

  • For our clients, we offer a fully integrated client login where they can view information on their accounts 24 hours a day. The information contained in the client login is the exact data that we look at in the office. Virtually any report can be produced from our client login for any period of time for which we manage your property.
  • For our current residents customers, we offer a fully integrated resident login where the account can be viewed. Maintenance requests can be submitted online and the answer to most questions can be found on our website. Some of the questions where answers can be found include, can I break my lease, how do I give proper notice to vacate, and what do I need to do before turning in my keys. Rent can also be paid online
  • For our prospective residentsall of our available properties are listed on our website. In fact we use our website internally to answer questions regarding the properties. Additionally the answer to most questions regarding our application process, screening process, and other pre-tenancy issues can be found on our site.
  • For all of our clients and residents, there is an extensive forms section with forms for virtually every situation where one might be needed.

Should the information you are looking for not be available on our website, we welcome your call to assist you in any way possible. If you do not get a live person, please leave a detailed message for the appropriate person and your call will be returned as quickly as possible. Thank you for your understanding that we do not, typically, place people on hold to assist another person while the first caller waits on hold.

What am I responsible for as a resident?

Typically all residents are responsible for the following:

  • Securing all utilities for home, unless otherwise provided
  • Lawn care, unless otherwise provided
  • Changing the furnace/air conditioning filters regularly
  • Minor repairs to your home, including, but not limited to, replacing light bulbs and clogged drains
  • Changing the smoke detector batteries during tenancy (these are new when you move in)
  • Pest control
  • Complying with all Homeowner Association Rules
  • Following the terms of your lease. View a Sample Lease here.

When is rent due?

Rent is due on the 1st of the month and late on the 6th. Rent must be in our office by the end of the business day on the 5th of the month. If you pay rent after the 5th of the month there is a late fee that is assessed equal to $15, or 5% of your total rent, whichever is greater. Any current month rental payments received after the 5th of the month must be in the form of a certified check or money order; no personal checks will be accepted after the 5th.

How can I pay rent after I move in?

Rent can be paid by check, money order, or our free auto-draft option until the 5th of the month. After the 5th of the month we will only accept rent in the form of certified funds. We also offer direct draft of your checking account, at no additional fee. We do not accept cash payments for rental payments.

What is the free auto-draft option, and how do I sign up?

Download a copy of our ACH Authorization Form for more info.

I am signed up for your free auto-draft service, when do you do draft my account?

We initiate the draft on the 5th of each month.

What happens if my check or auto-draft payment is returned?

We will notify you and expect immediate payment. Additionally, you will be required to submit all of your future payments by certified bank check or money order. There are fees, as detailed in your lease, associated with returned items, as well.

What happens if I do not pay my rent?

If your rent is not received on, or before, the 5th of the month, you will receive a letter notifying you that you are in breach of your lease and payment must be made promptly. On the 13th of the month, a second letter will be mailed to anyone who has not paid their rent by that day. A Complaint for Eviction will be made on the 18th of each month should payment in full not be received by then.

What is a Complaint for Eviction?

A Complaint for Eviction is the first step in the eviction process and should not be taken lightly. A decision in favor of the Plaintiff (landlord) can stay on your record for 10 years and might make it difficult to obtain future housing and credit. A Complaint for Eviction is also expensive; fees can reach over $200 and are the responsibility of the resident being evicted.

When my lease expires can I just move out?

No. Even though the initial term of your lease expires on a certain date, it converts to a month to month lease and is still in full force until proper notice is given by either party.
Download Intent to Vacate Notice here.

How do I terminate my lease?

Most of our leases require a 45 day notice to terminate by either party. They also must terminate on the last day of the month. Download Intent to Vacate Notice here.

Can I apply my security deposit to my last month’s rent?

No. Your security deposit is held in a Trust account and can only be used for outstanding charges after you vacate the property.

What happens if I do not pay my last month’s rent?

You will be responsible for the late fee associated with the non-payment and be subject to the Eviction Complaint process and any related fess.

How do I submit routine maintenance requests?

In compliance with the Florida Residential Landlord and Tenant Act, all routine maintenance requests must be submitted in writing, on our form, to our office. Requests can be submitted by one of the following:

What do I do in an emergency?

If the emergency is life threatening, dial 911. If other emergencies occur, there is a  24 hour answering service. A list of our 24 hour emergency providers is supplied to each tenant and also listed on our emergency line as well on the website. Please note that calls to the wrong provider will be billed back to the resident, as all residents have been supplied information with the proper contacts.

Do I have to be present for a service technician to perform work?

Typically, we allow our residents to make the decision as to whether, or not, to allow service technicians to use our key to your home to perform the necessary work. All of our service technicians are screened, licensed (if required), insured, and display the utmost in professionalism. Should you desire to be home when the service is performed, the technician will make 3 attempts to contact you and if not successful, the service request will be terminated and not re-activated. If the situation is deemed to be a risk to the property, the technician will be allowed to access the property.

How quickly can I expect my request to be performed?

There are many factors that go into each request and we cannot set a firm schedule. However, we typically contact you the same day we receive the request to assess the situation and determine the proper course of action. Our goal is typically no more than a 5 business day completion.

Can I perform the work myself and send you the bill?

No. Unauthorized repairs will not be reimbursed. Should you wish to perform work on your property, download a copy of our resident repair authorization form. All requests must be approved in writing prior to any work being performed.

I do not like the way a repair was done, what should I do?

Please contact our office immediately so we may investigate the issue.

Can I withhold my rent for items not being corrected to my satisfaction?

No. Under the Florida Residential Landlord and Tenant Act it is prohibited for a resident to withhold rent for failure to fix items submitted. Please contact our office to discuss your specific situation.

Can I change the locks on my home?

Locks are changed immediately prior to each new resident moving in. Should you desire to change them during your tenancy, you must first receive written approval from our office. The work must be done by a licensed locksmith and three keys to each new lock must be provided to our office within 24 hours of the work being done. Download the form here.

Can I paint my home a different color?

You must first receive written authorization from us to paint any part of the property.Download a painting request form.

What do I do if I need to change the terms of the lease?

A lease is a legally binding agreement and cannot be changed without the consent of both parties. Should you breach the lease by leaving early, typically, you will be responsible for the advertising fee and rental payments until the end of your lease, or until the property is re-leased. If you need to change the terms of your lease contact our office to discuss your particular situation.

What do I need to do when I move out?

Your lease details the items that you need to accomplish to properly vacate your home. During the first week of the month in which you are scheduled to move out, you will receive a letter detailing your responsibilities to vacate your home. View a list of these requirements.

When do I have to return the keys after I move out?

Keys must be returned within 24 hours of vacating the property. You are not officially moved out until the keys are returned and you may be responsible for charges until the keys are returned.

What do you do with my security deposit after I move out?

Immediately after you vacate the property, one of our agents visits the property and performs a move-out inspection to assess the condition of the property in comparison to your move-in report. We then process your security deposit in strict accordance with the Florida Residential Landlord and Tenant Act.

When can I get my security deposit back?

We finalize the disposition of security deposits on the 25th of each month, or prior to 30 days from the date in which you moved-out, and checks are mailed to your forwarding address on that day.

What if my security deposit does not cover my charges?

We will send you a letter notifying you of a balance due and enclose receipts supporting the charges. Payment will be expected promptly to prevent further action.

What if I do not pay my outstanding charges?

Any outstanding charges 30 days from the date of invoice will be turned over to a collection agency for processing and might become part of your permanent credit history.

What do I do if I disagree with the disposition of my security deposit?

You must submit your dispute in writing within 30 days from the date of your security deposit disposition notice.

Where can I get information on your available properties?

Information on our properties can be found here on our website or by calling us at 786-347-7695. We can e-mail or fax to you a copy of our available properties. Information is also available from your local Realtor®.

How do I view your available properties?

We allow prospective residents to view our vacant properties by making an appointment to meet one of our representatives at the property or have your Realtor® contact our office for a key or lockbox code.
What do I do if I am interested in leasing a property through J. Luis Properties?

All applicants must view the interior of the property that they are interested in leasing prior to submitting an application. The property must be accepted on “as is” basis except when an owner has approved repair of specific items on the Applicant Contingency Form.

Who must fill out an application?

Each adult (husband and wife) planning to occupy the property must fill out an application.

Why must all adults fill out an application?

Every adult who resides in the property must be listed on the lease to have a legal right to occupy the property. We must verify the suitability of everyone on the lease.

What is your application fee?

Our application fee is $50 per applicant.

What do I need to submit with my application?

  • Valid government issued identification
  • Social security card, or proof of a valid number
  • Your most recent pay stub, or other verification of your income
  • $50 non-refundable application fee in the form of cash or money order

No application will be processed until it is complete, including all documents and authorization forms. Additionally, no application is complete without payment in full of all application fees due.

What do I do if there are things that I want done to the property before I lease it?

After viewing a property, if there are repair items that you want addressed you can request these items on our Applicant Contingency Form. This form then becomes a condition of the Residential Rental Contract (our lease). Sufficient time must also exist prior to your desired move in date to complete these items. The owner reserves the right to seek an increased monthly rental rate if the requests submitted are in excess of $200.00. Download a copy of our application contingency form.

What happens if the items I list on the Application Contingency form are denied?

Should the items you list on the Application Contingency form be denied, we will contact you to inform you of the denial and ask for your instructions on how to proceed with your application. Should you still wish to lease the property, we will proceed with the additional steps necessary to process your application.

What factors do you use in determining if my application is approved?

First and foremost, we operate in strict compliance with all Fair Housing Guidelines. After receiving an application we investigate each of the following:

  • Rental / Ownership History
  • Credit Report
  • Criminal Report
  • Income Verification

How much can I qualify for?

Typically, we require monthly household income of applicants to be four times the lease payments. In other words, your lease payments can be approximately 25% of your gross monthly income.

How long does it take to process my application?

Typically, we can fully process your application within 2 business days.

After my application is approved, what do I do?

We will contact you as soon as possible to let you know that you have been approved. Then you will have 3 business days to sign the lease and pay the security deposit to secure your new home. This payment must be made in the form of certified bank check or money order. No personal checks or cash are accepted.

How long are your leases?

Most of our leases are for a minimum of 12 months; however, we do entertain offers for other terms, as determined by our owners. At the end of the initial term, the lease will revert to a month to month tenancy unless otherwise agreed.

What does your lease say?

View a sample of our lease.

Do you accept pets?

We accept pets on a case by case basis as determined by the owner of the property. All pets must be listed in the lease. There is a one time non-refundable pet fee of $250 per pet. Any damage done by the pet is the responsibility of the resident. All pets must be registered and immunized in accordance with local ordinances. At the end of the lease the resident must provide proof of a flea treatment from a licensed exterminator. No pets can be tied on the property. Several breeds of dogs will not be accepted under any circumstances. Among the breeds we do not permit are German Shepherds, Dobermans, Pit bulls, Chows, Rottweillers, mixed breeds of those mentioned above, or any other breed that may be deemed vicious in our sole discretion.

Do I need Renters Insurance?

Yes, our residents are solely responsible for insuring their own personal property that is located or stored upon the property leased. Any loss from the risks of damage, destruction or loss resulting from theft, fire, storm and other hazards and casualties are your sole responsibility.

How do I turn on utilities?

Unless provided for in the lease, the resident is responsible for placing all utilities in their name and pay all utility bills due for services to the premises for which resident is responsible. At the termination of the lease the resident is responsible for having all utilities services disconnected and must submit receipts for water bills.

What am I responsible for as a resident?

Typically, all residents are responsible for:

  • Securing all utilities for home, unless otherwise provided
  • Lawn care, unless otherwise provided
  • Changing the furnace/air conditioning filters regularly
  • Minor repairs to your home including but not limited to, replacing light bulbs and clogged drains
  • Changing the smoke detector batteries during tenancy (these are new when you move in)
  • Pest control
  • Complying with all Homeowner Association Rules
  • Following the terms of your lease

What do I have to pay prior to moving in?

You are responsible for paying the security deposit within 72 hours of application acceptance. You will pay the first month’s rent at the time you pick up the keys prior to occupancy. Should you move in three days prior to month end, you will also be responsible for paying the following months full rent.

How can I pay rent after I move in?

Rent can be paid by check or money order until the fifth of the month. After the 5th of the month we will only accept rent in the form of certified funds. Additionally, late payments must include the late fees or they will not be accepted. We also offer direct draft of your checking account, at no additional fee. Please click here for a copy of our ACH authorization form.

What happens if I bring in an application if there is already an application submitted on the property?

All applications are accepted and processed on a first come-first served basis. Due to our fiduciary relationship to the owner, if more than one application is submitted before approval of an application we are required to select the highest rated application. In this situation only, those applications not approved will be refunded their application fee or it can be applied to another one of our properties.

How much security deposit is required?

We do require a security deposit. Usually the security deposit is the same as one month’s rent. There may be exceptions to the amount of the security deposit required. After your application is approved you have up to 3 business days to pay your security deposit and sign the lease to secure your new home. This must be paid by certified bank check or money order.

What do you do with my security deposit?

All security deposits are held in strict accordance with the Florida Residential Landlord and Tenant Act.

When is rent due?

Rent is due on the 1st of the month and late on the 6th. Rent must be in our office by the end of the business day on the 5th of the month. If you pay rent after the 5th of the month there is a late fee that is assessed equal to $15, or 5% of your total rent, whichever is greater. Any current month rental payments received after the 5th of the month must be in the form of a certified check or money order; no personal checks will be accepted after the 5th.

When are new properties posted?

Our website is updated continually to reflect our current inventory of properties. Typically, new properties are added each Friday.

What if my application is denied?

In the event your application is denied, we make every effort to contact you promptly regarding the denial and we will mail you a letter regarding the denial. If denied, you can request a copy of your credit report that we can email or fax to you.

How quickly can I move in after my application is accepted?

Typically, we can have your home ready to move into within 24 business hours after approval of your application if there are no required repairs. If there are repairs that you requested, the time frame for these will be handled on a case by case basis.

If you have any further questions, post them below and we will answer them as soon as possible. You can also contact our office.

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