Q: Are utilities the responsibility of the Tenant?

A: It depends on what is written in the lease, but typically, the tenant pays the utilities. If this is the case, then we advise that you contact all necessary utility companies a week in advance, in order to have the utilities turned on or transferred into your name. A list of local utility vendors will be given to you upon the signing of the lease. No keys will be given out until proof of utility transfer has occurred.

Q: Can I change the Locks?

A: No, all of our locks are re-keyed between every tenant. Re-keying the property without our permission is a serious lease violation. The lease specifically forbids the tenants from locking out the Landlord. The Courts & Judges are not sympathetic to tenants who lock out the Landlord.

All notices or requests by Tenant for rekeying, changing, installing, repairing, or replacing security devices must be in writing. Installation of additional security devices or additional rekeying or replacement of security devices desired by Tenant will be paid by the Tenant in advance and must be installed only by contractors authorized by our office.

Q: Can I make changes to the property?

A: NO modifications may be made to the property without prior WRITTEN permission of the Landlord. This includes installation of cable TV, security systems, light fixtures, trees, bushes, painting, wallpapering, or anything of the like.

Q: Do I need Renters Insurance?

A: It is strongly recommended that all residents carry enough renters insurance to cover themselves and their personal property. The owner’s insurance only covers the structure; none of your personal belongings are covered. For example, if a water pipe were to break and flood your home, the owner’s insurance would only cover the damage to the structure and would not replace or repair any of your belongings. Please consult an insurance agent for specific details of this valuable coverage; typically the cost for renter’s insurance is very affordable.

Q: Do I need to pay a holding deposit to rent the property?

A: Deposit(s) are due within 24 hours upon approval to take the home off the market. Until the deposit is paid, the home will remain on the market for other people to apply. If the Deposit(s) are not paid within 24 hours of approval we will rent the property to the next qualified applicant.

Q: How do I pay the rent?

A: Please call us the next business day to verify receipt, as we will not be responsible for lost payments. Methods of Payment: Online Payments, Cashiers Check or Money Order. We do not accept third-party personal checks (i.e. from your friend or business) or multiple personal checks for the rent (i.e. multiple tenants cannot each submit checks for part of the rent). We do not accept payments through the Online Tenant Portal for rent on or after the 4th of the month. WE DO NOT ACCEPT CASH FOR ANY REASON.

Online Payments: We support multiple ways to pay your rent online and this is quickly becoming our tenants’ preferred method of payment. You can pay by ACH or credit card. You can pay this way one time or set it up to pay this way every month or it can be changed from month to month. With the Online Payment Option, you won’t have to worry about your rent reaching us on time. All you need to do is click on the Online Payments button on the Tenants menu. There is a small convenience fee on credit card payments. There is no fee for an ACH transaction.

Payment Identification: Make sure that the tenant’s name and property address identified on the lease agreement is clearly marked on the payment. If this is neglected, your rent payment could be applied late as we have no way of knowing what account to apply it towards.


To find the nearest participating location, visit http://paynearme.com/en/payment-locations and search by address or zip code. Locations include:

  • 7-Eleven
  • Ace Cash Express
  • Casey’s General Stores
  • CVS

Rent Due Date: Please keep in mind that your rent is due on the date stated in your lease; usually the first (1st) of each month. All rents are considered late if not RECEIVED as of the forth (4th) of each month. If using Online Tenant Payment Portal, the rents are considered received on the initiated date. You will also incur a Professional Process Server Fee if you are served with a 3 to 8-day notice. Late rents may be reported to the local credit bureau and/or any future landlord or mortgage company.

Paying in Person: We prefer you to use your online Tenant Payment Portal, however, for those of you who wish to pay in person, our office hours are 8:30 am to 12:30 pm, and 1:30 pm to 5:00 pm Monday through Friday, excluding normal holidays. For after hours, we have a mail slot in our front door. Any payments in the mail slots by the time we open the office are considered to have been paid the previous business day. Example: all payments left in the slots over the weekend are considered as having been paid on Friday.

Q: How long does the application process take?

A: The application will normally receive a decision within 2-3 business days once the application is completed, any fees paid, and all the supporting documentation reviewed. Occasionally there may be delays in receiving responses from third parties while verifying your documentation.

Q: How much money do I need to make to rent one of your properties?

A: Your monthly income should be a minimum of 3 times the monthly rental rate and verified by the employer through pay stubs, tax returns, and/or bank statements. Self-employed income may also be verified with a CPA-prepared financial statement or your tax return. Your employment history should reflect at least 6 months with your current employer. Transfers or relocation must have correspondence showing an accepted job offer.

Q: I am an excellent tenant and take good care of the property. Can you waive my late charges?

A: Late charges are not waived. Your monthly income should be a minimum of 3 times the monthly rental rate and verified by the employer through pay stubs, tax returns, and/or bank statements. Self-employed income may also be verified with a CPA-prepared financial statement or tax return. Your employment history should reflect at least 6 months with your current employer. Transfers or relocation must have correspondence showing an accepted job offer.

Q: I want to get a pet, what do I need to do?

A: Generally you are not allowed a pet or an additional pet after you move in. For more information, please refer to your rental agreement or contact your Property Manager.

Q: I want to move out, but my roommate wants to stay. What do I do?

A: Contact your Property Manager directly for the necessary forms to remove one roommate from the lease paperwork, and/or have a new roommate added. Your Property Manager will discuss the lease re-write fee, as well as the procedures for handling the security deposit.

Q: My lease expiration is coming and I want to move out. What do I do?

A: The Tenant must give the landlord at least 30 days WRITTEN notice of intent to vacate. Notice can be brought by our office, mailed, or sent via email to your Property Manager. Verbal notice is insufficient for any reason. Your Lease Agreement strictly prohibits using your Security Deposit in lieu of payment for the last month’s rent, and strong penalties can ensue for doing so. Upon receipt of the notice, your Property Manager will send you a Move Out Procedures Form to inform you of specific responsibilities before vacating, and to discuss the showing instructions to prospective tenants during your remaining time in the property. If you have not heard from us within a couple of days after sending the notice, please contact us immediately as we did not receive it. After you have vacated the property, please immediately return your keys to our office during business hours to get written confirmation of the return of the keys. The Property Manager will coordinate a move-out inspection and send you a certified letter in writing of any and all costs that will be deducted (if any) from your security deposit. Please make sure that you have provided us a forwarding address in writing, we have 30 days from that date to provide you with an accounting and/or refund of your Security Deposit.

Q: What are your application guidelines and policies?

A: All Adult applicants over the age of 18 must submit a fully completed, dated and signed residency application and fee. Applicant(s) must provide proof of identity. A nonrefundable Application fee is $85.00 for the initial application and $85.00 for each additional adult who may co-sign and/or plans to occupy the rental property.

  • Applicants must have a combined gross income of at least three times the monthly rent. We reserve the right to require a co-signer. A minimum of two years of residential history is required.
  • Credit history and or Civil Court Records must not contain slow pays, judgments, eviction filing, collections, liens or bankruptcy within the past 5 years. We will not provide you with the credit report or tell you of its contents but will provide you with the name of the credit reporting agency so you may receive a free copy.
  • Self-employed applicants may be required to produce upon request 2 years of tax returns or 1099s.
  • Non-employed individuals must provide proof of income.
  • All sources of other income must be verifiable if needed to qualify for a rental unit.
  • Criminal records must contain no convictions for misdemeanors for crimes involving violence, assault or battery, drugs, firearms; felonies within the past seven years and no sexual offenses ever. In the event a record comes back “adjudication withheld”, “nolle prosse”, or “adjudication deferred”, further documentation may be required and the applicant may be denied on this basis.
  • Previous rental history reports from landlords must reflect timely payments, sufficient notice of intent to vacate, no complaints regarding noise, disturbances or illegal activities, no NSF checks, and no damage to unit or failure to leave the property clean and without damage at time of lease termination.
  • No pets (with the exception of medically necessary animals) of any kind are permitted without specific written permission of Landlord in the lease document, an addendum to lease, a non-refundable pet fee acceptable to Landlord and/or an additional pet deposit or additional security deposit. Fees and deposits are waived for medically necessary animals.
  • Resident(s) will be required to pay a security deposit at the time of lease execution in a minimum amount of one month’s rent unless otherwise stated or offered. We reserve the right to require a higher security deposit. Non-United States citizens will be required to pay additional deposits.
  • Current occupancy standards are a maximum of 2 persons per bedroom except for infants under 2 years of age.
  • We may require a holding or good faith deposit to be collected to hold a property off the market. In the event, the application is approved and the applicant fails to enter into a lease, the applicant shall forfeit this deposit. In the event the application is approved, this deposit shall be applied to the required security deposit amount.
  • Any exceptions to these criteria will need to be submitted in writing to the Property Manager for presentation to the Landlord for consideration. If approval is then given for such exceptions, additional security deposit, a co-signers may be required.
  • Our company policy is to report all noncompliance with terms of your rental agreement or failure to pay the rent, or any deficient amount owed, to the credit bureau.
  • Please review the Fair Housing Pledge

Q: What do I do if I have a maintenance emergency?

A: We define an EMERGENCY as a situation which presents a health and safety danger to people or property.

There are few emergencies. However, should you have a maintenance emergency you can submit a request through the tenant portal. If you have a valid emergency, someone will contact you as soon as possible to assist you. Stay by your phone. (Examples of emergencies are flooding, heater not working, fire, gas odors, etc.) NOTE: Non-emergency calls will be handled on the next business day. We prefer all maintenance requests to be in writing on your tenant portal, with the exceptions of emergencies. For fire, medical, or natural disasters, call 911 first!

Maintenance personnel are not employees of our company, therefore we do not control their work hours. Please advise us if a repairman does not arrive, or if the work is not completed in a professional and satisfactory manner.

Q: What do I need to do when I move out in order to get the full refund of my security deposit.

A: We advise that you remove all personal belongings, professionally clean the house thoroughly including floors, walls, trim, windows, bathrooms, counters, cabinets, appliances. All carpet should be professionally shampooed. Please provide receipts upon key return. If you are responsible for lawn maintenance, then the grass and hedges need to be trimmed to a reasonable height and all beds should be free of weeds. We ask that all damages be repaired by a licensed contractor.

Q: What happens if I need to break my lease?

A: When a tenant breaks their lease, their lease stipulates that they are responsible for all expenses incurred to re-lease the property. Expenses can include: the rental amount for the remainder of the time until the expiration of the lease, real estate lease fees paid to HAMPTON for a new lease on behalf of the owner, and any additional advertising costs that directly relate to the re-leasing of the property. Please contact your Property Manager for more information.

Q: What happens if my rent is not paid on time?

A: Rent from all residents is due in our Hampton & Hampton Management office on the 1st day of each month. If rent is not received by the 4th of the month, the tenant is contacted immediately. Late rent and a process server fee will be associated with all late rental payments; as the amount of the late rent is stipulated in your lease. If rent is not received after you are notified, we may serve a 3-Day Notice to Pay Rent or Vacate by a Professional Process Server. The final step is to begin the eviction process through the proper legal channels.

Q: What if I need a few extra days after my original move out date?

A: We understand things do not always go as planned. Please contact our office as early as possible so that we may adjust the date available for prospective tenants. Be prepared to pay a prorated rent in advance for the extra days you plan to remain in the property. If we have already leased the property to new tenants or the owner is scheduled to move in, we may not be able to extend your lease.

Q: What is the cost if I damage something?

A: If the contractor we send to the property tells us the need for maintenance is due to your negligence, abuse, or something easily remedied like a GFI switch or circuit breaker tripped, or garbage disposal not re-set, you will be billed for it. Failure to pay the bill will result in an outstanding balance on your account, which will need to be paid with your next rental payment, or sooner.

A few examples of misuse include clogged plumbing due to items dropped in the toilet (toys, brushes, diapers, napkins, any personal items) or jammed garbage disposal. The plumbing repair cost will be your responsibility. This is not considered equipment failure and you should do everything you can to handle these issues yourself. Clogged plumbing is your responsibility. Damages caused by abuse or misuse will always be charged to the tenant. The tenant is required to promptly notify Hampton & Hampton of all needed repairs. Failure to inform Hampton & Hampton of water leaks or any condition that results in damage to the property will cause the tenants to be held liable for the cost of repair of subsequent damage!

Q: What type of dogs will you “not” accept?

A: Please consider the following breeds “Unacceptable”:

  • Akita
  • Alaskan Malamutes
  • Boxer
  • Bullmastiff or Mastiff
  • Chow
  • Doberman
  • Husky
  • Presa Canario
  • Pit Bull
  • Siberian Husky
  • Staffordshire terrier
  • “Wolf Dog/ Wolf Hybrid”
  • Bull Terrier/Pit Bull Terrier
  • German Shepherd
  • Rottweiler
  • Any combination of these or any dog that has any of the above breeds lineage

Pets must be at least one year of age, puppies are prohibited. Service or companion animals that assist tenants with special needs will always be accepted. A pet fee will not be charged for a service or companion animal.

Babysitting or care-taking of any other person(s) animals or pets is prohibited.

Q: When is your staff available for showings and inspections?

A: Typically, our staff can show property Monday-Friday from 9:00 am to 6:30 pm and on Weekends by appointment. All showings are by appointment or you can conduct a Self Showing on most of our Vacant homes. In order to book an appointment, please call our office at (866) 611-3590.

Q: Who is responsible for paying for repairs and maintenance requests.

A: It depends on how the lease reads, but most residential leases dictate that the landlord is responsible for the roof, electrical, plumbing, heating/cooling and appliances. When in doubt, you are welcome to call our office to ask. Unless directed otherwise, you should put all maintenance requests in writing in your tenant portal from our website. If you or your guests have caused any damage, this will be at your expense. All Lockout costs are the tenant’s responsibility. Tenants are also responsible for the monthly changing of the air conditioning/heating filters, filling water softener, and replacing smoke detector batteries when needed. You should change your smoke alarm batteries at least twice each year or more frequently as needed. All light bulbs also need to be maintained by the tenants. In certain situations, proper yard maintenance and watering may be required by you. If you are not sure of your responsibilities of the tenant, please refer to your lease, or feel free to call us at (866) 611-3590.

Q: Whose responsibility is it to take care of the Lawn?

A: Unless otherwise stated in your lease it is your responsibility to maintain the lawn, which includes watering it on a regular basis. If the grass dies, you may be responsible to re-sod the yard.

Q: You have a property I want to rent. How do I apply?

A: Hampton & Hampton Management & Leasing, Inc. only accepts applications through our website www.hamptonandHampton.com Click on Search Our Rentals and then you will see the Apply Now button. Each adult 18 years of age and older that will occupy the property will be required to fill out an application, and pay the $85 application fee. All applicants must submit a legible copy of a government issued ID. The most convenient way to accomplish this is to snap a picture with your smartphone or make a photocopy of your ID, upload it and present it with your application. When you complete your application, please also provide copies of your 2 most recent paystubs, to help expedite the application process.

Be Familiar with the law:

Chapter 83, Landlord Tenant Law