Frequently Asked Questions for MoveZen NC Residents & Those Considering Our NC Rental Homes
Select A Group to Find Helpful Questions on That Topic
Unlock the Full Potential of Your NC Rental Experience with Our Custom GPT for Residents: We trained this GPT with critical state documents, not company information. Documents such as NC Landlord Tenant Law, Questions and Answers on Security Deposits, Accounting Guidelines and more. Get comprehensive answers to your residential questions and learn how to ask the right questions to improve your living conditions. Whether it’s about your lease, maintenance tips, or community amenities, our tool will guide you to a better rental experience in NC. Moreover, our proprietary FAQ, containing hundreds of expert responses, is an excellent resource for resolving any additional queries and enhancing your overall rental experience.
Please bear with us on typos and missing questions. It’s hard to over state how much this business changed in 2020, and we’ve had to work on updating literally every policy we had prior to that.
General Help Topics
Occupied Home Visits, Re-Rental Showing & Access Questions
Move Out, NC Security Deposit, Normal Wear & Tear, Depreciation
As noted in the NCREC publication ‘Questions & Answers on: TENANT SECURITY DEPOSITS,’ if your agreement with the landlord is to rent his property on a week-to-week basis, your
deposit may not exceed the equivalent of two weeks’ rent. If you’re renting on a month-to-month basis, your deposit cannot be more than 1 1/2 months’ rent. And, if your rental period is greater than month-to-month, your deposit cannot be more than two months’ rent.
As noted in the NCREC publication ‘Questions & Answers on: TENANT SECURITY DEPOSITS,’ Yes. In addition to the security deposit, your landlord may also charge you a non-refundable fee if you plan to keep a pet in the property or on the grounds. The “pet fee” can be any “reasonable” amount that the landlord wishes to charge. If your pet damages the property, the landlord may also keep all or a portion of the security deposit as necessary to repair the damage in addition to keeping the pet fee.
As noted in the NCREC publication ‘Questions & Answers on: TENANT SECURITY DEPOSITS,’ To ensure that your security deposit is safe during the period of your tenancy, State law requires the landlord or property manager to keep it in a “trust account.” A trust account is simply a bank account designated as “trust” or “escrow” that does not contain any of the
landlord’s or broker’s personal funds. The trust account must be maintained in a licensed and insured depository institution authorized in North Carolina. Within 30 days following the beginning of your lease term, the landlord or agent must notify you in writing where your security deposit has been placed (typically, this notifcation is given in the lease). If your security deposit is moved to a different bank or savings and loan during your tenancy, you must be notifed in writing of the new location.
As noted in the NCREC publication ‘Questions & Answers on: TENANT SECURITY DEPOSITS,’ If you stay for the entire lease term and you have paid all rent due, the landlord (or agent)
may deduct from your security deposit only the actual cost of repairing any damage which
you have done to the property. You cannot be charged for damage caused by “ordinary wear and tear.” What constitutes “ordinary wear and tear” must be determined on a case-by-case basis. For example, if you are the most recent tenant in the property, the landlord
cannot charge you to replace such items as carpet, plumbing, or appliances which need
replacement because they are old and worn out. In fact, you cannot be charged for even
contributing to the normal wear and tear of such items. On the other hand, if you caused the item to wear out because of your mistreatment of it, you may be charged for the amount of unusual wear which you caused (but not the entire cost of replacement). Ordinarily, costs for routine cleaning and maintenance (painting, carpet cleaning, etc.) may not be deducted from your security deposit. However, if you leave the property so filthy that unusual or extraordinary measures are necessary to clean or restore the premises, the landlord may deduct the cost of such cleaning from your security deposit.
As noted in the NCREC publication ‘Questions & Answers on: TENANT SECURITY DEPOSITS,’ To ensure that your security deposit is safe during the period of your tenancy, State law requires the landlord or property manager to keep it in a “trust account.” A trust account is simply a bank account designated as “trust” or “escrow” that does not contain any of the
landlord’s or broker’s personal funds. The trust account must be maintained in a licensed and insured depository institution authorized in North Carolina. Within 30 days following the beginning of your lease term, the landlord or agent must notify you in writing where your security deposit has been placed (typically, this notifcation is given in the lease). If your security deposit is moved to a different bank or savings and loan during your tenancy, you must be notifed in writing of the new location.
As noted in the NCREC publication ‘Questions & Answers on: TENANT SECURITY DEPOSITS,’ If you fail to fulfill your obligations under the lease, including your obligation to pay rent,
the landlord or agent may evict you from the property.
The court proceeding is known as “summary ejectment.” In addition to having you removed from the property, the landlord or agent may recover from you any unpaid rent, late fees, and, of course, the cost of repairing any physical damage which you may have caused to the property—but not damage due to ordinary wear and tear. In addition, if you leave behind any of your personal property (furniture, clothing, etc.), the landlord may also recover from you the cost of storing your property.
If your security deposit will not cover the landlord’s damages for unpaid rent, physical damage to the property, and storage of your personal property, you will be liable for payment of any remaining costs. If a civil judgment is entered against you by the court, it could adversely affect your credit rating.
As noted in the NCREC publication ‘Questions & Answers on: TENANT SECURITY DEPOSITS,’ Within 30 days after the termination of your tenancy, the landlord or agent must send you
either a full refund of your deposit or a written itemized accounting of any deductions along with any remaining refund amount.
Where the full amount of damage cannot be determined within 30 days, the landlord or agent must send you a written interim accounting of deductions claimed, followed by a final accounting no later than 60 days following the end of the tenancy.
So, it is important to give your landlord or agent a full forwarding address. If you cannot be located, the landlord or agent must hold any refund due for at least six months in their trust account.
If the landlord or agent fails to refund your deposit or make the required accounting, you can sue for recovery of the deposit and reasonable attorney fees. The failure to make the accounting as required under the Act is a forfeiture of the landlord’s right to retain any portion of the deposit.
Questions & Answers on: TENANT SECURITY DEPOSITS
https://www.ncleg.net/EnactedLegislation/Statutes/HTML/ByArticle/Chapter_42/Article_6.html
As noted in the NCREC publication ‘Questions & Answers on: TENANT SECURITY DEPOSITS,’ If the landlord who collected your security deposit transfers ownership of the property to
someone else during the term of your lease, they must either refund your security deposit to you, or transfer your deposit to the new owner (after making any allowable deductions) and notify you in writing of the new owner’s name and address. In either case, your deposit must be refunded or notice given to you of the new owner’s name and address within thirty days of the transfer.
Likewise, if you have paid your security deposit to the landlord’s agent and the agent discontinues managing the property during the term of your lease, the agent must either transfer your deposit to the landlord/owner or, with the owner’s permission, transfer your deposit to the new manager. In either case, the agent to whom you paid your security deposit must notify you of the new location of your deposit and, if your deposit is being transferred to the owner, advise the landlord of their responsibilities to you under
the Tenant Security Deposit Act (NC Gen. Stat. § 42-50 et seq.).
As noted in NC G.S. § 42-51, Security deposits for residential dwelling units shall be permitted only for the following:
(1) The tenant’s possible nonpayment of rent and costs for water or sewer services provided pursuant to G.S. 62-110(g) and electric service pursuant to G.S. 62-110(h).
(2) Damage to the premises, including damage to or destruction of smoke alarms or carbon monoxide alarms.
(3) Damages as the result of the nonfulfillment of the rental period, except where the tenant terminated the rental agreement under G.S. 42-45, G.S. 42-45.1, or because the tenant was forced to leave the property because of the landlord’s violation of Article 2A of Chapter 42 of the General Statutes or was constructively evicted by the landlord’s violation of G.S. 42-42(a).
(4) Any unpaid bills that become a lien against the demised property due to the tenant’s occupancy.
(5) The costs of re-renting the premises after breach by the tenant, including any reasonable fees or commissions paid by the landlord to a licensed real estate broker to re-rent the premises.
(6) The costs of removal and storage of the tenant’s property after a summary ejectment proceeding.
(7) Court costs.
(8) Any fee permitted by G.S. 42-46.
As noted in the North Carolina Real Estate Manual, common examples of “Damage Due to Ordinary Wear and Tear” includes:
Worn or dirty carpeting
Faded or cracked paint
Dirty windows
Dirty walls
Frayed or broken curtain/blind strings
Leaking faucets or toilets
Small nail holes in walls (from hanging pictures)
Worn lavatory basin
Burned-out range heating elements
As noted in the North Carolina Real Estate Manual, common examples of “Damage Not Due to Ordinary Wear and Tear” includes:
Crayon marks on walls
Large holes in walls
Broken windows
Burned spots or stains on carpeting
Bizarre or unauthorized paint colors
Broken countertops
Filthy appliances requiring extraordinary cleaning
Exceptionally filthy premises (in general) requiring extraordinary cleaning
*note that this is not a full list of damage beyond normal wear and tear!
MoveZen Property Management would review the photos taken prior to the move in date, move in inspection form completed by the tenant at the time of their move in, and the move out inspection photos. Any documented pre-existing damage would not be charged to the security deposit at move out. We highly encourage all tenants to completely fill out their move in inspection form and return it to us within 10 days of their move in date for us to keep on file!
MoveZen Property Management has a ‘ Most Common Security Deposit Charges’ document that you are welcome to review that may provide insight into approximate charge amounts for various items. Please note that repairs are completed by independent vendors, therefore exact charge amounts may vary and would be dependent on the vendors charge to repair.
Dear Residents,
This checklist is so that you are aware of the move-out policy that will ensure your security deposit is returned in full, and we can quickly conduct an inspection and authorize the release of your security deposit post-move-out. MoveZen will conduct an inspection using the original inspection report that was provided when you moved in.
We do not profit, enjoy, or desire to charge tenant security deposits. We are however legally and ethically bound to see that the homeowner receives their property in the same condition it was given to us and you. If we determine a charge is necessary, it will be with much distaste, we assure you. However, as a renter, you accept the responsibility to return the home in the same condition that it was provided to you.
If there is damage you are unsure of how to rectify, please ask us and we will assist you! We often have great tips for problems that could help.
Before returning keys on your move-out date, be sure to complete the following:
Balance per Tenant Ledger
All rent and other account fees MUST be paid in full as of your move-out date.
Renters Insurance
You must have an active renter’s insurance policy through the last day of your lease but don’t forget to cancel or transfer your insurance policy to your new home on your lease end date.
Utilities
Do not disconnect utilities without notifying our office first. Busted pipes will be your responsibility.
Debris
All personal property, including furniture, motor vehicles, and all other items not on the property when you moved in, must be removed from the home and surrounding property. Anything left behind shall be regarded as abandoned and may be destroyed, hauled away or otherwise disposed of at your expense.
All trash must be removed from the property, and trash receptacles must be empty.
Any debris present in a fireplace (if applicable) must be removed.
Appliances
The refrigerator ice bucket must be emptied, and the ice maker must be turned off.
All appliances must be clean on the interior and exterior, defrosted and plugged in, and running at normal settings.
Stove drip pans (if applicable) must be replaced.
If a washing machine was not provided with the property, the hot and cold-water hookups must be shut off before your machine is removed.
Dryer vents must be cleaned.
HVAC
Set thermostats to 60 degrees if you are vacating October-March, and 78 degrees if you are vacating April-September.
Replace all HVAC filters in the property. If any excessively dirty HVAC filters are present, it will warrant an HVAC service call to remediate at your expense.
Drywall/Paint
Do not attempt to touch up paint on the interior or exterior of the property.
Any unauthorized paint colors at the property must be returned to the original paint color prior to move-out.
Do not attempt to patch any small nail holes. Only professionally patch repair holes larger than a small nail hole such as holes from TV mounting, shelving, etc. Unprofessional wall patching jobs will be repaired at your expense.
Window Coverings/Window Screens
Any drapes/curtain rods/blinds present at the time of your move-in are required to be present at move-out and in good repair. They must be firmly fastened and properly hung. Any broken window coverings will be replaced at your expense.
Any damaged window screens present at move-out that were not documented as being present at move-in must be repaired or replaced.
Light Bulbs
Replace any burned-out light bulbs.
Plumbing
All plumbing drains must be free of clogs and flowing properly.
Garbage disposals must be free of debris.
Cleaning
The entire property must be clean and all trash removed.
Carpets MUST be professionally cleaned, and a receipt provided to MoveZen.
The property must be free of pest infestations. If there are pests present at the property after your move out, the pest service will be charged to you to remediate.
Doors/Windows
All windows must be locked at the time of move-out.
All doors must be locked at the time of move-out.
Exterior
Outside hoses must be disconnected and stored.
Grass, flower beds, and hedges must be in decent condition and mowed/trimmed.
All leaves/debris must be removed.
Concrete surfaces must be free of oil/spill stains.
Forwarding Address
Please provide your forwarding address if you have not done so already no later than your move-out date. Also, be sure to set up mail forwarding with USPS to ensure you continue to receive all mail addressed to you.
Key Return
ALL keys/passes/remotes MUST BE returned to MoveZen on your move-out date, including but not limited to house keys, pool keys, mailbox keys, parking passes, etc. If you will be returning items outside of business hours via our dropbox, please ensure all items are properly labeled with the property address.
Once keys are returned, you will not be allowed to take additional steps to avoid a charge. Owners expect us to move quickly on addressing these items and relisting, so waiting on a tenant to have them taken care of is not an option. We will document extremely well with photos, and report within 30-60 days if there are issues.
If you received a partial security deposit refund, we require that deposit correspondence take place in writing. Please submit the following form:
Your security deposit refund will be mailed to the forwarding address you provide at the time of move out. If there are deductions to the deposit, an itemized accounting statement will be included with the refund check.
Lawn damage, drywall damage, and flooring damage are frequent damage we see at the time of move out. Remember that we utilize independent contractors to complete repairs, and these items can be very costly to repair! It is important to always adhere to the lease agreement and return the property in the condition it was provided to you!
When your security deposit is finalized by MoveZen Property Management, an itemized accounting and security deposit refund check (if applicable) will be sent out by mail. It is important to provide us with your forwarding address timely so we can be sure to mail these items to you at the appropriate address!
Great question! After the move out inspection is conducted, we would then need time to thoroughly review any pre-move in photographs, the tenant’s move in inspection form, as well as the details from the move out inspection. We will then secure a vendor to quote repairing any tenant caused damage beyond normal wear and tear, unless the property owner will be securing quotes/repairing the items themselves. After our review and retrieval of the estimates, a broker in charge will finalize any deposit charges (if applicable) and then we will discuss those amounts with the property owner. This process does take a bit of time when there are damages present beyond normal wear and tear! Rest assured we will work to complete this process as quickly as possible!
Great question. There are some gray areas as lifespans of particular items are different, and the pre-existing damage must be taken into account. We always adhere to generally accepted property management principles and in this case, we would do our best to have our vendor calculate the cost to repair the damage you caused only, not including the damage that was pre-existing.
As a renter, going through a property move-out can be a stressful time. There are many details to remember for leaving your rental in good condition and complying with lease terms. It’s easy to overlook certain cleanup or repair tasks, but failing to properly prepare the unit before turning in the keys could end up costing you. As the resident of your home, it is your responsibility to return the property to MoveZen Property Management in clean, fair condition.
To get your full deposit back, you need to thoroughly clean the property, make any needed minor repairs, and correct any damage beyond normal wear and tear. Here are the top trouble areas to pay close attention to before move-out:
Scrub Those Appliances!
Oven and refrigerator interiors tend to accumulate significant grime, stains, and spills over time. These require some heavy-duty scrubbing rather than just a quick wipe-down. Use a strong oven cleaner to tackle baked-on grease and food residue in the oven and cooktop. Remove the oven racks and clean them separately. For the fridge, wash all shelves, drawers, and compartments thoroughly. Don’t forget the freezer too! If appliances aren’t cleaned properly, we will hire a cleaning company to do these tasks. With rising costs, this could be several hundred dollars.
De-Grime the Bathtub and Showers
With frequent use, showers, tubs, and tile walls easily accumulate soap scum, mildew stains, mold, and more. Applying bathroom cleaners, allowing them to soak in, and scrubbing extensively will be necessary to remove buildup. Use a grout brush and/or toothbrush to clean grime from tile grout lines. Leaving dirty showers or tubs is a surefire way to lose some of your deposit to intensive cleaning fees.
Patch Holes Appropriately
It’s understandable to want to patch up small nail holes yourself before moving out. However, improperly filled holes that weren’t smoothed and blended into the surrounding paint can create bigger problems. Once painters try to cover messy DIY patches, it often requires extensive sanding, re-patching, and added coats of paint to fix – racking up extra charges. For the cleanest finish, it’s best to leave minor holes for professional patching after you move out.
Maintain the Lawn Regularly
Don’t let the landscaping get away from you near move-out time. Expect fees for overgrown lawns, weedy flowerbeds, overhanging tree branches, and bushes in need of trimming. Keep the lawn mowed, foliage trimmed back, and vines cleared through your final month. Residents are responsible for keeping the yard in a similar condition as when they moved in. Letting it get unruly means hiring crews to whip it into shape again.
Replace Burnt Out Lightbulbs
It may seem trivial, but leaving burnt out lightbulbs can create expenses. We will need to replace bulbs in all fixtures so the property shows well for future tenants. Check for dead bulbs in fixtures throughout the house, patio, garage, and exterior entries. Replacement bulbs are an inexpensive item easily taken care of before move-out.
Change HVAC Filters
Air conditioner and furnace filters should be changed bi-monthly to maintain proper air flow and ventilation. Dirty, clogged filters make systems work harder and run less efficiently. If the filter looks excessively dirty at move-out, expect a maintenance call to clean the HVAC unit at your expense. MoveZen will personally deliver filters to your door quarterly so there’s no need to forget or stock up! It is the resident’s responsibility per their lease to change these.
By thoroughly cleaning, making minor repairs, replacing burnt out bulbs, and attending to the lawn, you can return the rental property in prime condition. This ensures you get your full security deposit back with no surprise deductions for issues you could have addressed yourself. Be proactive, follow your lease requirements, and avoid move-out headaches down the road. With some extra elbow grease, you can move on from the rental smoothly and get off on the right foot when it comes to getting your deposit refunded fully.
This article from a major metro newspaper sums up the issues at hand best. The short answer is that duct cleaning is unlikely to solve most problems. It’s typically meant to address obvious issues such as a pest infestation, or mold from being left inoperational for long periods. They mention that ducts are usually one of the driest parts of a home, and mold is actually very rare
The EPA has found no improved air quality in the vast majority of circumstances in their research
The link below is very detailed and well written, but if it no longer works here are some portions
Although duct-cleaning operations may insist their services are essential for your health, the evidence doesn’t support their claims.
Dust that settles in your ventilation system generally stays where it is. Unless disturbed, it remains inert and harmless.
“Duct cleaning has never been shown to actually prevent health problems. Neither do studies conclusively demonstrate that particle (e.g., dust) levels in homes increase because of dirty air ducts. This is because much of the dirt in air ducts adheres to duct surfaces and does not necessarily enter the living space… Moreover, there is no evidence that a light amount of household dust or other particulate matter in air ducts poses any risk to your health.”
EPA
Cleaners might damage your ducts
If the vacuum pressure isn’t applied carefully, some of the dust that settled in the ducts will be loosened by the agitation and blown into the living space after the cleaning. (This explains the results of the Canadian study in which particle levels rose immediately after a cleaning.)
Many homes now have flexible coil-style ducts — the kind that look like a Slinky — which are vulnerable to being punctured by duct cleaning work.
In general, consider duct cleaning only in response to specific identifiable problems. The EPA suggests doing it only if there is visible evidence of:
Substantial mold growth
Infestation of insects or rodents
Substantial deposits of dust or debris (if registers were not sealed during a renovation project, for example)
https://www.inquirer.com/consumer/air-duct-dryer-vent-cleaning-recommendations-20230131.html
NC Lease Renewal, Extension, Negotiation
Renewing our great residents, or as we call it “doubling down on your proven winners” is one of our company’s biggest priorities. We invest heavily in the process, including non-stop nudging to get our rental owners to understand how being reasonable and flexible with this approach is not only a win-win, but highly profitable for them in the long run since MoveZen considers turnover of any kind (staff, great residents etc) to be one of our biggest challenges to consistently delivering amazing service and results.
We are 100% in your corner on this, but it isn’t our decision. It’s a negotiation with the owner plain and simple, and we’re your advocate both because we will go to bat for great residents, and because it’s smart business. We’re in this together, work with your account manager to work out a mutually beneficial agreement.
If we aren’t honest with you, you will know. If we aren’t honest with our owners, they will too. So we give them our honest opinion regarding what a home would likely get on the open market. Then, we launch into a major accounting and faq response to outline that market rents mean little if you already have a great resident. You always renew them at a reasonable discount if they are willing, and we leave no doubt that’s our recommended policy. We hope to have you back and being helpful, not just cooperative at this stage, especially regarding our ability to report the housing condition to the owner is crucial. See our FAQ on home visits here.
General NC Lease Questions
There are all types of reasons why tenants break leases, many of which are perfectly reasonable and understandable. While your exact reason may help us to sway the homeowner on minor decisions, in general the process is basically the same. In this handout we’re going to discuss the accounting, legal concepts, and personal concepts to ensure your early move gets you the best possible results.
Bear in mind, the state of NC has relatively clear laws for handling tenant deposits, and landlords can be aggressive when they fear a major loss, so at the end of the day we are mostly a middle man. We know the laws well and will make sure you’re treated fairly within them (despite aggressive landlords), but that’s the best we can promise.
You can find full details using this link here. If you determine this is the best approach for you, please submit a help ticket
Additional tips to help rerent your property quickly…
1. Keep the property in excellent condition, inside and out
2. Make showings as easy as possible, in every way
3. Put pets away during the day, or prior to any showings
4. Notify your manager of any points that may help us in marketing the home 5. Pack up as much as possible prior to listing the property. This makes moving easier in general. If you won’t absolutely need it for the next 30-60 days, pack it up and get it off the property or into the garage/storage. This includes furniture 6. Follow the guidelines we use for having owners prep a property for photos. Removing knick knacks, excessive photos, fridge magnets, thinning out furniture in general, all help with marketing. Request our “how to prep for photos handout” Misc tips…
1. Remove all small, or irreplaceable valuables from the house. We accompany on all occupied showings, but a few simple tasks can ensure an enjoyable experience
2. If you know of special issues that may help sway a potential renter, jot out a short note and leave it on the counter
3. Leave utilities on until we instruct you to disconnect. The day before the new tenant moves in
The pdf below is a great option for quick, at a glance details on how this process works. Yes you typically can if your account is in good standing, but it’s possible the owner might opt for a full move-out instead. That’s relatively rare
https://drive.google.com/file/d/1mamu8UpfvhPyk94SoXY7pWtxjAobt7HP/view?usp=sharing
Here is the document we typically use for this process. Please review it and ask any questions you may have
https://drive.google.com/file/d/14A1al9HGuz1WaauUgeMNfz6qBUfER6VE/view?usp=sharing
Yes. All residents will have a copy of their lease available to them in their portal account. Or you can request one from your account manager if you can’t find it
This article from a major metro newspaper sums up the issues at hand best. The short answer is that duct cleaning is unlikely to solve most problems. It’s typically meant to address obvious issues such as a pest infestation, or mold from being left inoperational for long periods. They mention that ducts are usually one of the driest parts of a home, and mold is actually very rare
The EPA has found no improved air quality in the vast majority of circumstances in their research
The link below is very detailed and well written, but if it no longer works here are some portions
Although duct-cleaning operations may insist their services are essential for your health, the evidence doesn’t support their claims.
Dust that settles in your ventilation system generally stays where it is. Unless disturbed, it remains inert and harmless.
“Duct cleaning has never been shown to actually prevent health problems. Neither do studies conclusively demonstrate that particle (e.g., dust) levels in homes increase because of dirty air ducts. This is because much of the dirt in air ducts adheres to duct surfaces and does not necessarily enter the living space… Moreover, there is no evidence that a light amount of household dust or other particulate matter in air ducts poses any risk to your health.”
EPA
Cleaners might damage your ducts
If the vacuum pressure isn’t applied carefully, some of the dust that settled in the ducts will be loosened by the agitation and blown into the living space after the cleaning. (This explains the results of the Canadian study in which particle levels rose immediately after a cleaning.)
Many homes now have flexible coil-style ducts — the kind that look like a Slinky — which are vulnerable to being punctured by duct cleaning work.
In general, consider duct cleaning only in response to specific identifiable problems. The EPA suggests doing it only if there is visible evidence of:
Substantial mold growth
Infestation of insects or rodents
Substantial deposits of dust or debris (if registers were not sealed during a renovation project, for example)
https://www.inquirer.com/consumer/air-duct-dryer-vent-cleaning-recommendations-20230131.html
No, we do not accept cash for any payments. All rental checks and money orders MUST be MAILED to our WILMINGTON office. Residents may also pay online via ECheck as well.
4002 1/2 Oleander Dr 1A Wilmington, NC 28403
If you are serious about needing to break your lease we have the latest technical information on that process available with a handout. This is a general overview that’s less complex.
This handbook is provided by the state of North Carolina, but is quite similar to the rules you’ll find in most other US states including Virginia and South Carolina. Use this handbook somewhat like a dictionary, but really use it! Put it in some safe, reliable place so you’ll be sure to have it when you need it!
Maintenance, Repairs, Service Calls, Troubleshooting
Common troubleshooting questions, to help minimize unnecessary extra work and meet Issue Resolution.
HVAC:
Air Conditioner Not Cooling Enough [2 Simple Checks to Do Yourself]
One of the most common issues is, bacteria growing in the drain, over time, organic matter, like food waste, will accumulate on the walls of the drain and act as a nutrient for bacteria to grow. The bacteria can produce a gas (sulfur) which smells like rotten eggs or sewage. Address this problem by following these steps:
Fill a glass with water from the sink that has the smell, then step away from the sink and swirl the water around inside the glass a few times. If the problem is in the drain, the tap water in the glass should not have an odor.
Flush and disinfect the drain by pouring half a cup of baking soda down the drain, then pour half a cup of vinegar. Wait 15 minutes, and then pour in hot tap water.
Bacteria growing in the water heater
-Bacteria growing in the water heater can also produce a rotten eggs or sewage-like smell. Frequently, this occurs if the hot water is unused, if the water heater is turned off for a long period of time, or if the thermostat on the heater is set too low. Generally, the bacteria that produce this problem are not a health threat, however, the taste and odor can be very unpleasant. To address this problem, the following actions are recommended:
Make sure that hot water smells, but cold water does not. Often, the smell originates from a magnesium heating rod in the hot water tank.
If the heater has a magnesium rod, a licensed plumber can replace it with an acceptable alternative such as an aluminum rod.
Not sure what your water smells like, but its smells wrong?
If you have city water, contact your water supply authority or county health department for steps on how to get your water professionally tested, and if needed, treated.
If you have well water, contact a licensed well driller or pump installer.
Do you have red, brownish, or water with sediment in it? Rusty looking color
-Causes and potential fixes
If only the cold water of a few faucets are affected by cold water – In most cases, this is a sign that there is rust or corrosion in your pipes close to those faucets. Try running the water for 10-20 minutes to see if it clears up, which would be the case if a small amount of rust broke off from inside the pipe. If the water doesn’t clear, you should have a professional plumber inspect your pipes, as they may need to be replaced before they corrode further or break.
If only your hot water is discolored – Odds are there is sediment in your water heater tank. To clear things out, drain and flush the tank, let it refill and heat up, then test the water again. If it’s still discolored, it’s time to call a plumber to take a look. (please reach out to your account manager)
If both the hot and cold water turn brown suddenly – This is a sign that the contamination is coming from the main water supply. Report the problem to your water company and find out if there was maintenance or repair work in your area recently.
Sources: https://quenchwater.com/blog/does-your-water-smell/
-Reichelt Plumbing
Toilet troubles are the main worry for renters. Luckily, most of them are not serious and last less than six hours.
To understand the functioning of the toilet’s flow, one can simply lift the lid and observe the process of flushing. Inside the tank, there are two prevalent mechanisms at work. The first type, commonly found in older models, features a sizable float that serves as an indicator, suggesting the need for a complete replacement of the flush and fill mechanism. On the other hand, the more contemporary design incorporates a plastic floating arm that moves vertically, facilitating the flushing process.
If the toilet is “running”
There are several signs indicating a water issue in a tank. One common sign is the sound of water being heard repeatedly, as the tank fills and shuts off only to refill again. Another indication is the presence of ripples in the tank. Additionally, jiggling the handle may be necessary to stop the continuous flow of water. These issues can arise due to a faulty seal on the flush valve that fails to close properly or becomes corroded. Another possible cause is water flowing through the overflow valve.
If the toilet is not flushing fully or is weak
To fix the issue, you can make a few adjustments. Start by adjusting the flapper and chain connected to the toilet handle. Open the top of the toilet tank and flush it to provide better access for adjustments and allow more water to drain before the flapper closes. If you have a newer model, look for a dial that can be adjusted. Additionally, adjust the float to enable more water to enter the tank. Lastly, double-check that the fill tube is properly hooked and aimed in the correct direction.
If there is a leak from the base of the toilet tank
A common cause of toilet leaks is a worn-out or corroded seal around the tank-to-bowl connection or the inlet valve. This can happen when tenants use fresheners in the toilet bowl, which can damage the seals over time. To repair the leak, the tank must be emptied, and the faulty seals must be changed. It is also recommended to replace the whole mechanism along with the seals, as a preventive step.
Three permanent solutions to toilet problems
When minor adjustments fail to provide a lasting solution to toilet problems, there are three primary alternatives to consider for a permanent fix: replacing the specific malfunctioning part, replacing the internal mechanism, or opting for a complete toilet replacement. Determining the most suitable choice depends on various factors, including the age and condition of the toilet, as well as the available skills and time for the task at hand.
Links to online resources:
https://www.bobvila.com/articles/toilet-repairs/
https://www.thespruce.com/repairing-common-toilet-problems-1824906
In the summer months, it may be more notable that the air conditioning units aren’t cooling to your satisfaction. Running the AC extensively can be a costly option over time, but it is not the only one. One of the simplest ways to keep your home cooler is to keep the sun’s heat out. Close your blinds and, if possible, use blackout curtains or shades.
This can significantly reduce the amount of heat that enters your home through the windows. In the instance that you live in a two-story home, try to prevent lower-level air from rising to the upper floors. Heat naturally rises, and a closed door can help trap cooler air downstairs where it’s most needed.
Every time a door is opened, some cool air escapes and warm air enters, in this case, try to minimize the number of times you go in and out of the house. Another trick for keeping cool air in is – use towels to block cracks under doors or by windows.
Check out this article that contains other smaller methods:
https://www.realsimple.com/home-organizing/how-to-cool-down-a-room-without-ac
This was always intended to be part of a broader resident benefits package that is largely in place now with details on the way soon. This includes free credit reporting which we consider to be crucial as a reward for those who pay on time properly (and to warn others for those who don’t).
Most of our move ins now enjoy a goodie bag filled with a large amount of move in type items that if purchased in small amounts are extremely expensive like cabinet and door bumpers, hercules hooks, cable ties and more.
As we make operations repair hires we’ll also be including an hour or two of free repair services each year and may be able to accomodate your request now. Just ask.
We are also trying to do a minor favor when we have to be there for a home visit. If one of our more capable staff members are there we encourage them to change your filter, test your fire system, or swap a lightbulb for you at no charge. Not all bring ladders and opt for this option but most do now.
More coming mid spring 2024.
—
The most important point to keep in mind regarding our HVAC filter delivery program is that it is an integral part of a broad strategy, to solve a huge new problem
Post COVID, residential maintenance has more than doubled, possibly tripled. That’s pure volume. The costs have gone up by a huge amount, and along with rents the stakes for every decision as well
It was painfully obvious to our company in 2020 that the “old”way of managing properties was over forever. Rents rose to enormous levels, and with them resident expectations
So we were faced with a two part problem. Exploding maintenance challenges, and dramatically more particular customers moving in and occupying our homes
We decided to roll out a dedicated operations division, to offer specialized and field support to our customer service managers, with the goal of enabling them to offer dramatically better quality, and types of services than in the past
No one has benefited more from our operations division than our residents, but owners have done very well also. A true win win
We are in the very early stages, but once fully rolled out to all locations we will truly be delivering industry leading management experienced across the board (relative to rental rate). We’ve already had immense success in early locations where operations often performs deeply valued free minor repair services for our residents when knocking out a home visit. A task we couldn’t justify if we didn’t have some offset in the costs
The HVAC filter delivery cost (to residents) is not optional, and it is not intended to reflect the base cost of the filters themselves. Again, it is a broad strategy to launch our operations division while offering a nice, reasonably cost service to our residents in the process. Since we’ve rolled out the filter delivery for example, our security deposit charges for HVAC neglect have fallen dramatically. Not all costs are all bad. We are investing back into this process, for the sole benefit of our residents and owners
Perhaps the most obvious benefit of our new endevour is that we will be able to do a lot more for ownes, for a lot less than in the past. That means homes that are in better condition from the get go, much faster and easier approvals, and more gets done when work is needed. It’s basic economics, if we offer owners a great service they’re more likely to use it and they have.
We’ve also invested heavily in improving our fire and CO and other saftety issue handling
In time we’ll offer deeply discounted repair services directly to residents as a perk of renting with MoveZen. A crucial service residents in almost any city could truly use
MoveZen is innovative and we hunt for win wins. If you’ll keep a open mind with us, you’ll probably see the results in our service though we are not perfect
——–
Do owners have to pay for the filter program? No
Can a resident opt out of the filter program? No
Can an owner opt out of the filter program on behalf of of their resident? (it’s a violation of our rules to contact owners, especially on this topic) Yes
Is it billed monthly? Yes
Is it delivered monthly? No, that would force us to charge a dramatically higher price. Presumably you can imagine that it’s not terribly profitable for us to drive all over the city delivering packages of very low value. Again that isn’t the purpose. It’s to help subsidize a field and operations heavy, set of staff who can respond to more needs, more quickly with special knowledge and training. Even still, monthly delivery would lead to a massive loss we couldn’t sustain. We deliver quarterly in the months of February, May, August, November, and we usually leave 2 sets depending on your move in or out dates
What if a delivery is missed? We take photos of drop offs so you will see us out front after a drop off taking one. If a delivery is missed though we usually credit for the missed months and pick back up with a timely delivery
HVAC Filter Delivery Service Addendum to Residential Rental Contract
Resident understands that the property owner requires that this property be enrolled in MoveZen’s
HVAC filter delivery service. MoveZen reserves the right to cancel or not provide filter delivery enrollment
and refund delivery charges at any time, or refund for any missed deliveries if applicable, but tenant will
still be responsible for changing filters bi-monthly or as needed.
Tenant consents to the following criteria regarding filter delivery – Contact us if you have special air quality
requirements such as more frequent changes or higher MERV
Subject to manufacturer standards and availability
A full set (one for each intake) of filters is required to be physically changed by tenant EVERY 60-75 days
Residential, commercial and student housing tenants and association homeowners can activate Online Portals to securely pay recurring charges (if you are enrolled in our online payments platform), submit maintenance requests, access shared documents and more. The Online Portal is accessible from any mobile device.
What’s in the Online Portal?
Explore the following pages in the Online Portal. If you do not see certain tabs it is because you do not have the user permissions to see related features in AppFolio:Home – Displays important information such as account balance, upcoming charges (from the 17th through the end of the month) and maintenance requests. Tenants will also see the option to purchase a renters insurance policy.Payments– Submit one-time payments, set up auto payments, edit or delete auto payments, or view an Account Ledger.
Charges show up to 15 days in the future.A message says if there is an existing credit on the account. Even if there is a credit, outstanding charges show in full but the balance due is adjusted for the credit.Section 8 and tenant-owed rent show as separate balances, if applicable.
Get full details on the site of the software that powers the portals
This article from a major metro newspaper sums up the issues at hand best. The short answer is that duct cleaning is unlikely to solve most problems. It’s typically meant to address obvious issues such as a pest infestation, or mold from being left inoperational for long periods. They mention that ducts are usually one of the driest parts of a home, and mold is actually very rare
The EPA has found no improved air quality in the vast majority of circumstances in their research
The link below is very detailed and well written, but if it no longer works here are some portions
Although duct-cleaning operations may insist their services are essential for your health, the evidence doesn’t support their claims.
Dust that settles in your ventilation system generally stays where it is. Unless disturbed, it remains inert and harmless.
“Duct cleaning has never been shown to actually prevent health problems. Neither do studies conclusively demonstrate that particle (e.g., dust) levels in homes increase because of dirty air ducts. This is because much of the dirt in air ducts adheres to duct surfaces and does not necessarily enter the living space… Moreover, there is no evidence that a light amount of household dust or other particulate matter in air ducts poses any risk to your health.”
EPA
Cleaners might damage your ducts
If the vacuum pressure isn’t applied carefully, some of the dust that settled in the ducts will be loosened by the agitation and blown into the living space after the cleaning. (This explains the results of the Canadian study in which particle levels rose immediately after a cleaning.)
Many homes now have flexible coil-style ducts — the kind that look like a Slinky — which are vulnerable to being punctured by duct cleaning work.
In general, consider duct cleaning only in response to specific identifiable problems. The EPA suggests doing it only if there is visible evidence of:
Substantial mold growth
Infestation of insects or rodents
Substantial deposits of dust or debris (if registers were not sealed during a renovation project, for example)
https://www.inquirer.com/consumer/air-duct-dryer-vent-cleaning-recommendations-20230131.html