Vacancies are advertised on our website and through other listing services, single flyers and in various newspapers. A detailed description of the unit and property is provided so the prospect can decide if the property suits their needs and gives them the contact information to make an on-site visit.

The goal of this important process is to match the right property to the individual needs and requirements of the prospective resident. From the owner's perspective, they are looking to place a resident in their property who will:

• Pay the rent in full and on time.
• Not damage the property beyond normal wear and tear.
• Be courteous and respectful neighbors to other residents in the building.

An application is filled out completely by the prospect and is submitted with a photo I.D. and a $30 application fee. The application is verified and cross checked in a number of ways including:

• A credit check.
• Verifying employment and income (3X the amount of rent as gross income is required).
• Contacting previous landlord regarding rent payment histories and respect for the rules of the property.
• No previous evictions.

Once the application is approved, the move-in money (consisting of a security deposit and first month's rent) is collected in the form of a cashier's check or money order only. The lease is reviewed with the new resident, signed and the keys are transferred.

The resident and the manager tour the unit together and mark any items that are new or need to be identified so the new tenant will not be charged for them upon their move-out (such as a broken tile or carpet stain). The move-in inspection list is incorporated into the lease along with a form to request another inspection, when the official notice to move is given by the tenant in the future.

The security deposit is for the owner's protection against unforeseen damage to his property that is being leased to you. You may not use the security deposit as the last month's rent. The last month's rent must be paid in full as usual. The security deposit refunds and accounting of any charges are mailed within 21 days of vacating the unit and returning the keys.

Typical charges to expect to see would be a charge for professionally cleaning the unit and shampooing the carpets. There is no charge for normal "wear and tear". Occasionally disputes do arise questioning certain charges for damages. The purpose of the pre-move-in inspection and the pre move-out inspection with the manager is to identify problems that can be corrected by the tenant and have any questions resolved before move out. Make sure to provide a forwarding address so your security deposit can be mailed to you.

Once the pre-move-in inspection, signing the lease and receiving the keys is completed, the next step is to move-in to your new home. Your home will have been professionally painted and cleaned and all obvious repairs will have been completed by the management before your move-in date. During the first few days of living in your new home you may find some minor repair items that need to be addressed. The simplest way to do this is to make a list of the items and fax them to our office at (310) 559-1255 or (818) 459-6093. Indicate if we can enter your home if you are not there and we will schedule the repairs just as soon as possible. Most of the items will be "small" but we know they are important to you and your satisfaction is our top priority.

Please make sure that you transfer the utilities (gas and electric for apartments, and include the water if it is a single family home) within three days of signing the lease. This is important so that interruption of the utility services is avoided.

If you have a resident manager, the procedure is to fill out a written maintenance request and to drop it off to him or her. The written maintenance request is required so we can keep track of repairs and prioritize them.

If you do not have a resident manager or you feel that your resident manager has not responded to you in a satisfactory way, then you will submit your maintenance request to the Westside Management Group office. You can do this by fax at (310) 559-1255 or (818) 459-6093 or by sending us an email at westsidemgmt@charter.net

If you authorize our maintenance crew to enter your unit when you are not there the repairs can usually be expedited more quickly. Our goal is to respond to your maintenance request within 48 hours. We know that prompt response to maintenance requests is important to residents and our goal is to meet that need consistently with quality work and responsible contractors.

A plumbing emergency (such as a broken pipe or a backed up main line) is the most common emergency a resident usually has to deal with. In the event of an after hours plumbing emergency we have a plumber who is on call seven days a week, 24 hours a day. The emergency plumber number for S.C. Plumbing is (310) 285-8265. Once you page them, they will call you back within 30 minutes and make the arrangements for either an immediate response or a repair on the next day.

During regular business hours, the first response to a plumbing emergency will be to either contact your resident manager or to call the WMG office. If you are not able to make contact with anyone, then you may page S.C. Plumbing.

In the event of a fire emergency or an emergency requiring a police response, dial 911 and you will be connected to the appropriate agency. Next, contact your resident manager or the WMG office to report your problem.

If you are locked out of your unit, your resident manager or the WMG office will attempt to help you and open your door with the management key. In an after hours situation, you will be responsible for calling a locksmith to get inside your unit.

Rules have been established to ensure that neighbors can live together cooperatively and in a spirit of harmony. Occasionally a problem will arise with a neighbor and should this occur you should speak to the management about it if you feel that you cannot resolve it yourself. Noise is the major issue, which can become a problem. Especially between the hours of 10:00 p.m. through 8:00 a.m. all noise from TV's and stereos must be kept to a minimum. If noise is being generated that disturbs you, inform the management and we will do our best to resolve it immediately. Repeated noise violations are subject to written violation notices and if not resolved, possible termination of the offender's lease.

Other types of neighbor complaints may have to do with things like use of the laundry facilities, the common areas, smoking, use of a pool, guests, parking violations etc. Any of these problems should be put in writing and the management informed as soon as possible. We will do our best to help resolve the problem immediately.

Rent is due on the first of the month and considered late if received in the office after the third of the month. The rent is to be paid IN FULL and ON TIME. If you run into a financial problem and cannot do this it is your responsibility to inform the management immediately so we can work out an arrangement with you. If you wait to be contacted by the management either by phone or by a notice, you have waited too long.

Payment arrangement can be made with you twice in a 12-month period. You need to pay at least one half of your rent on the first and then provide a letter indicating that you will pay the balance with the late fee no later than the 15th of the month.

If your rent check is returned by the bank marked non-sufficient funds (NSF), you will have 24 hours to replace the check either with a cashier's check or money order along with the late fee and the NSF fee. If a second rent check is returned NSF, all future rent payments must be made in the form of a cashier's check or money order.

When you decide to move, you will need to give written notice of your intention 30 days in advance. This will give management time to schedule a pre-move-out walk through with you in case there are any repairs you need to make to the unit. We will also begin advertising the unit and may arrange with you some times to show the unit to prospective new residents. As soon as possible, please provide us with your forwarding address so we can mail your security deposit to you.

The final move-out inspection is made once the unit is completely vacant. Any damage that has not been corrected by the resident will be documented and arrangements will be made to prepare the unit for the next resident. Remember that the daily amount of the rent will be charged to the resident until the keys to the unit have been returned to the management.

The security deposit will be returned within 21 days of returning the keys and vacating the unit. The usual charges to expect will include professionally cleaning the unit, shampooing the carpet and repairing any tenant related damages. Every effort will be made to resolve any dispute if it arises.