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Renter FAQ's

Answers to your common questions

Am I only responsible for my portion of the lease?
It is always important that you select your housemates carefully. Each and every applicant is responsible for the entire lease as the lease is “joint and several”.  With this, you are each signing for the entire lease- it is not divided out by the number of tenants/applicants.

Am I required to have a guarantor/co-signer?
We require all students to have a guarantor co-signer or those that don’t meet the financial requirements alone. Our general rule is that the tenant must make 3x the annual rent in income to be qualified to lease a space. Having a guarantor assists in meeting this requirement.

What if I cannot get a guarantor?
If you cannot get a guarantor, either a parent or direct relative, we cannot accept your application. We understand that signing a guarantor form can naturally raise concerns, but this is a requirement for each and every applicant. Rest assured that the same documents you are being asked to sign, and the same conditions you are being required to meet, are a standard set for everyone in your group. This should ensure added protection for the group as a hole.

Can we split the rent into separate checks?
No. We ask that you please have one single check, each month, for your unit. This helps to ensure that you and your housemates are all on the same page with getting the rent in on time (as required in the lease), and also helps to ensure accurate application of the single payment to your account.

Can you hold a place before I apply?
Due to the high demand of our properties, and the time sensitive nature of some rentals, we cannot hold a property without a full and complete application in-hand, along with any required deposits.

What are the move in costs?
We require first month’s, last months and a security deposit, prior to your move in. Your deposits may be made in 3 payments, as a convenience to you. Your first deposit is due with the application. The second deposit is due with the lease signing. The third deposit is due prior to receiving any keys or access to the property/moving in.

How do I pay rent?
As a convenience to our tenants, rent may be paid in several ways. We offer payments in person (at our office in Hadley), via mail & online. If you would like to pay your rent online, you may do so using the app Resident Center. You will login using your VRC tenant portal logins. There is a small convenience fee charged to use this option which is used to cover the costs of the service.

Does it have to be a bank check?
It is important that funds be guaranteed to prevent possible returned checks and bank fees. We ask that all checks be in the form of money orders or certified bank checks. Please do not mail cash via the postal service- we will not be responsible for cash that is lost or stolen in the mail. We do accept personal checks for recurring rent payments, as long as there has been no issue with those payments.

How many parking spaces are available with my lease?
Each lease includes one parking space per tenant over 18 years of age.

How old do you have to be to apply?
You must be of legal age to apply for one of our rental units.

I want to get a pet. What do I do?
We do offer some pet friendly properties; however, they must be approved by the office. Please contact us directly on any questions and also review your lease for further information.

I want to move out, but my roommate wants to stay. What do I do?
If your lease has ended, your roommate should reach out to us with their request and new/replacement tenant if applicable. If your lease has not ended, you will need to make arrangements with us and may still be responsible for the remainder of your lease term.

Is the deposit refundable?
The deposit is refundable if you are not approved for a unit. If you are approved for a unit, and back out for any reason, your deposit may not be refundable, however we will always do our best to minimize any possible damages or charges on your behalf. Your deposit may be kept as liquidated damages to compensate the landlord for the expense incurred in keeping the apartment available for the applicant.

My lease expiration is coming, and I want to move out. What do I do?
At several points during your lease, we will reach out to see what your plans are following your lease renewal. Please let us know what your plans are, and we will be happy to send you the documentation and instructions for completing out your lease and coordinating a move-out.

What about maintenance or issues?
Residents will have access to a tenant portal, 24/7, whereby maintenance requests may be submitted online. We have a full-time maintenance crew, as well as a network of trusted vendors and contractors, to help remedy any issues that may arise.

What about parties at the house?
We pride ourselves on having some of the nicest apartments available in the valley. We regularly complete full renovations on our properties, and all of our units have been fully renovated within the last few years. By you choosing one of our locations, you are choosing a place that sets a higher standard. In making that selection, we hope you too agree that taking care of your unit is important. It is important to note that we do have a clause within our lease that limits gatherings within your unit. This is common practice with many landlords in our area. Effectively, we do not tolerate parties that are in violation of the lease, and should one occur, we will take proper action to handle the situation. Our properties have neighbors and are located in close-knit communities. We have a commitment to our neighbors, and we expect our tenants to respect their neighbors and neighborhoods.

What if we want to add an extra person?
Adding one extra person may or may not be ok. If you are interested in adding an extra person, beyond our advertised number of bedrooms, please inquire. We do permit, up to, one extra person, per unit in some cases. However, an added person does inevitably add to our costs, so we do charge a nominal additional amount of 5-8% per month for the extra person. This helps to cover added wear and tear, water or sewer expenses, added trash, plowing and parking, etc.

Who is responsible for paying for repairs & maintenance requests?
Repairs and maintenance requests are generally covered by the Lessor, with the exception of issues that are caused by your direct negligence or in violation of your lease.

Who is responsibility for utilities?
Unless otherwise specified, separate utilities are the responsibility of the tenant. This includes services such as cable, phone, electricity, heat, water, trash, etc.

Why is there a fee due with the application?
Valley Real Estate Company, LLC charges a nominal Finder’s Fee per applicant, that is applied towards the costs associated with processing your application, including (but not limited to) any agent commissions, processing, and/or ordering of the necessary credit and background checks. This fee is nonrefundable.

You have a property I want to rent. How do I apply?
We recommend you email or call our office to schedule a showing of the property. If you’ve seen the property, and would like to apply, you may do so electronically or through printed documents. Let us know and we will be happy to direct you to the proper link or send the documents needed to apply for one of our units.

Any other questions?

If you have any other questions, email is always the best form of communication. You may also call our offices at 413-584-7368. You may email us directly with any questions or concerns at info@valleyrentalco.com.

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Valley Real Estate Company
& Valley Rental Company
190 Russell Street
Hadley, Ma 01035
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