POLICIES & PROCEDURES

Tenant shall pay this sum in advance, without demand by Landlord, on the 1st day of each month.  Rent payments can be made simply through the AppFolio Website or App.  Rent not paid in full by the 3rd of the month will be subject to a late fee of $75.00

A 30-days’ notice is required is required via the tenant portal, contact us tab and then give notice button.   

Once landlord has received your notice you will receive a confirmation via AppFolio.

• Your deposit may not be used toward your last month’s rent.
• Keep in mind that if your lease is not up you will be responsible for the rent until either your lease is up or a new qualified tenant has been found. (Please contact landlord for more information.)

Termination of the lease by Tenant prior to the expiration date will result in an agreed-upon charge of $1,200.00 as liquidated damages as Landlord damages are extremely difficult to determine. Liquidated damages may include, but are no limited to, showing expenses, cold weather checks, application processing, and application inquiry fees. Tenants shall surrender the premises in a clean and rent-able condition. Tenant Shall return all garage door openers or Tenant will be responsible for cost of replacing. Tenant shall be responsible for advertising costs. Tenant shall be responsible for rent and utilities as they become due for the remainder of the lease term, or until the premises have been re-rented prior to the expiration of the lease term. Once premises have been re-rented the lease shall terminate. Landlord and Tenant shall comply with the Residential Tenants’ Security Deposits, 70-25 MCA.

• Please remove all nails, but do not fill nail holes or touch up paint.
• All windows and screens must be cleaned inside and out.
• All window treatments must be cleaned free of dust and marks.
• All walls, trim, railings, ledges, and doors wiped clean of marks and dust.
• All closet shelves are to be washed off.
• All light fixtures cleaned (please make sure there are no bugs in them).
• All light switches and outlets wiped off.
• All vinyl floors are to be washed.
• All carpets are to be professionally shampooed.
• All heat registers and cold air returns are to be cleaned.
• Sweep out the basement.
• Sweep and or hose out the inside of the garage.
• Sweep off patio area and make sure lawn is free of debris.
• All light bulbs and smoke detectors should be in working order with correct bulbs.

Garbage

• The garbage container may be full as long as I am able to roll it out to the curb and the lid is able to close.
• No garbage is to be left outside the unit, at the curb, or in the garage.
• $75.00 or more to remove garbage or items left behind (this includes any items of garbage that don’t fit inside the container with the lid closed)

Bathrooms

• Clean tub, lavatory, mirror, sinks, and countertops.
• Clean inside and outside of cabinets.
• Clean shower door, if there is one.
• Clean the exhaust fan so it is free of lint and dust.

Kitchen

• Clean the inside and outside of the oven and exhaust fan or microwave (don’t forget to clean under the stove). There is no charge for dirty drip pans.
• Clean the inside, outside, and under the fridge. Please leave plugged in when you are done. (don’t forget to clean under fridge)
• Clean the outside of the dishwasher and inside if need be.
• Clean the inside and outside of all the cupboards.
• Wash off the countertops and sink area.
• Make sure all appliances remain plugged in

Helpful Hints:

• Soft Scrub with bleach can work miracles (just be careful not to get it on the carpet). I use it on the showers, white vinyl around the windows, marks on the inside and outside of the fridge, marks on the front door, and to remove grease around the stove area.
• Dishwasher detergent does a wonderful job on the mini blinds. This will prevent water spots and seems to clean them very nicely.
• Refrigerator: Unplug it and leave the doors open for a short time (maybe even an hour) before washing it out and it will be much easier. Don’t forget to plug back in when done.
• There are sponges called Mr. Clean magic erase that work wonders on marks on walls and other areas.

Cleaning: $40 per hour

Carpets Shampooed  scheduled through Boyer Properties:

• $200 Two Bedroom One Level Central Townhome
• $225 Three Bedroom Two Story Central Townhomes
• $175Two Bedroom One Level Pryor Townhomes
• $175 Two Bedroom Two Story (no loft) Pryor Townhomes
• $200 Two Bedroom Two Story with Loft Pryor Townhomes

This cost is provided there are no major stains

• $50 pet fee for any unit that has a pet in it

Light bulbs per bulb

Torn Screens

• $15 -this is the minimum charge for the smallest window, price increases with size of window (patio doors start at $65)

Door opener

• $50 -Per opener

Nail Holes

• There is no charge for small nail holes, but if there is a large hole that requires patching there will be a charge according to bid. Please do not fill nail holes. If you fill nail holes yourself, you may be charged. Remove all nails

Prices are subject to change.

These are a Landlords rights under the Montana Landlord Tenant Act,

specifically MCA 70-24-422.

3-Day notice to remove an unauthorized person

• All adults living in the rental must go through the application process. Once approved then placed on the rental agreement. If not approved they are not permitted to move into the rental.
• When a person not on the rental agreement moves onto the premises a 3-day notice is served. In the event you do not remove the person within 3- days of this notice, you must vacate the premises and surrender possession to me within 3- days after this notice is served upon you.
• Keep in mind if you get married your new spouse will need to go through the same application process.

3-Day notice to remove unauthorized pet

• Tenant shall not bring, keep, or allow to be kept, any pet on the Premises without the written consent of the Landlord. Landlord may, in its own discretion, withhold consent for any reason.
• When a pet is brought onto the premises a 3-day notice is served. In the event you do not remove the pet within 3- days of this notice, you must vacate the premises and surrender possession to me within 3- days after this notice is served upon you.
• Keep in mind that this pet policy is in effect for all guests also. Even guests who are on the premises for a short time are not permitted to bring their pets.

3-Day notice to pay rent or quit

• Rent is due on the 1st of every month and if not received by the 3rd of the month it is late.
• When rent is not received by the 3rd a 3-day notice is served to pay rent and late fees or vacate the premises. IF funds are not available for any reason such as but not limited to: account closure or non-sufficient funds this means rent was not received.
• Keep in mind you have the option of auto deduct payments.

14-Day notice to pay late fees

• Rent payments not received in the office by the 3rd of the month will be charged a late fee of $50.00 for the first day of each month, and $5.00 per day thereafter, retroactive to the 1st day of the month. If the 3rd of the month falls on a Saturday or Sunday, Tenant shall pay rent on the previous Friday, as any payment received on the following Monday will be considered late, and late charges assessed accordingly.
• When late fees are not paid at the time the late rent is received a 14-day notice to pay the late fees or vacate the premises is served.

5-Day notice to terminate rental agreement due to nonpayment of rent

• After 2 late rent payments within a 6-month period a 5-day notice will be served. The law in Montana (MCA 70-24-422) allows a tenancy to be terminated upon 5- days notice for a repeated noncompliance of the terms of the rental agreement that has occurred within a 6- month period of time.
• Tenant is still responsible for all rent and late fees during the time they are occupying the premises. They are also responsible for all required cleaning and damages upon termination.

14-Day notice to terminate rental agreement

• This is typically served for ANY lease violations such as but not limited to neighbor complaints about noise, smoking, parking.
• If the issue is not remedied within the 14- days, the rental agreement shall terminate as provided herein. If substantially the same act or omission that constituted this noncompliance for which this notice is given recurs within 6- months from this date, the landlord may terminate the rental agreement upon 5- day’s written notice specifying the breach and the date of the termination of the rental agreement. A recurring violation of this act or omission will result in a 5- days’ notice to terminate the rental agreement.
• Any second violation of the same or similar act will result in a 5-day notice termination of tenancy. Understand this 5-day notice is not negotiable. Once you receive a 5-day notice you only have 5-day to be out of the premises.

Just a reminder that you as the tenant are responsible for your guests adhering to the lease agreement when it comes to but not limited to: Parking, No-smoking, no pets, and quiet enjoyment. For example if a guest of yours disturbs a neighbor and that neighbor writes a formal complaint you will be the one receiving the lease violation notice.

• What to do if your neighbor is violating a lease agreement: Please don’t feel like a snitch or that you are a complainer. We welcome your written documentation of any violation. All we ask is that everything be in writing, including as much detail as possible. We will then take the appropriate action as we have mentioned above.

Garbage Disposals:

• Items that should not be put in your disposal: grease, coffee beans or grounds, large chunks of food, rice, inorganic waste, potato and carrot peels, corn husks, celery stalks, eggshells.

How to clean if smelling:

• Ice cubes and then lemon peels.
• Vinegar and baking soda

How to use:

• Always run disposal with cold water
• Run disposal and water for 30 seconds after you hear grinding stop

Tenants are responsible for disposals that are plugged by tenant misuse.

Toilets:

• No Bleach or products containing bleach may be used in the toilets
• Do not flush: Paper towels, baby wipes, household cleaning wipes, facial wipes, facial tissue, diapers, sanitary items, flushable wipes, condoms, cotton balls or swabs, q tips, dental floss, bandages, food or needles.
• The only thing that should go in a toilet is human waste and toilet paper.
• Tenants are responsible for unplugging toilets that re plugged by tenants.

Sinks & Tubs:

• Do not use flake pipe cleaner, liquid drain or any other similar products.
• Bath bombs that contain essential oils, cornstarch, cocoa butter, bits of flowers and even glitter will eventually clog up your drains.
• Do not let dental floss go down a sink or tub drain.

Unclogging drains:

• Pour ½ to 1 cup of liquid dish soap directly into the drain. Wait 20-30 minutes and flush with very hot water (2-3 quarts of boiling water)
• 1 cup vinegar and 1 cup baking soda. Cover drain with a plug or stopper. Wait 20-30 minutes then flush with boiling water

Dishwasher:

• Remove all stickers prior to placing new dishes in the dishwasher
• Scrape large chunks of food off prior to putting dishes in the dishwasher
• Place larger dishes on the lower rack

Cleaning the Dishwasher

• Pour 2 cups of vinegar in the bottom of the dishwasher and run on low. Mid-way though the cycle, stop if for 15-20 minutes to let the vinegar work its magic and then continue with the cycle.
• Fill the detergent holder with powdered lemonade, tang or crystal light and run and empty cycle. Not only will it freshen the smell, it powers off mineral deposits, too.
• Clean out any food or garbage at the bottom of the dishwasher
• Only use detergents specifically designed for Dishwashers. Powders work better then gels.
• Do Not use: Dish soap for sinks or hand soap

Clothes Driers:

• Clean the lint trap after every use!
• Wash it every 3 months with a bit of laundry detergent and rinse it thoroughly.
• Don’t over lead your drier
• Large loads take longer to dry and use more energy.
• Clean out the lint trap by removing the screen and use a dryer lint brush to clean inside the trap itself.
• Clean the drum by giving the inside a wipe down with a microfiber cloth and a bit of rubbing alcohol to remove any dryer sheet residue. Let it dry thoroughly

Clothes Washers

• Load washer and set cycle correctly
• Don’t overload washer and make sure you choose the correct settings to allow clothes to clean
• Too many clothes in the basket can also throw off the balance.
• Use the right amount of detergent. Too much soap will leave a soap residue in the drum
• Clean the wash tub once a month. Run two cups of vinegar in a empty washing cycle. When done wipe out with a microfiber cloth.

Fridge:

• Common issues on top shelf, back and middle of shelf, there is a possibility of items freezing or being colder than usual.
• Don’t overcrowd as when you do it reduces the airflow.

Heating and Cooling in General:

• Boyer Properties, LLC will have the furnace filters changes and the system serviced 3 times a year by a professional technician.
• Freestanding humidifiers may be used by tenant only if tenant uses distilled water in the humidifier. Tap water will produce calcium and plug up the furnace filter
• If the temperature is the same at the thermostat as what you have set it for then it is working.
• In a two story unit you will have a 7-10 degree difference between the main floor and the upstairs.
• You may need to adjust the registers to control temperature better. For example in the summer close several registers on main floor and open wide up the registers upstairs. In the winter months you do the opposite.
• Thermostats may not be changed from what is currently installed by our licensed Heating and Cooling contractor.
• Fresh air intake in the unfinished basement is to remain open and unobstructed.
• Thermostats take 2 AA batteries and it is tenants responsibility to change this when the thermostat shows low battery.

Heating

Never leave your heat below 62 (or turn heat off) when it is 60 degrees or colder outside.

Cooling

• It must be at least 70 degrees outside before you start using your air-conditioner.
• When it drops below 70 degrees outside in the evening the air-conditioner must be turned off.
• The lowest setting you your air-conditioner may be set at is 70 degrees
• Your air-conditioner will cool only 15-20 degrees below what it is outside at the thermostat. So when it is 95-100 outside you probably will only get the temperature down to 80.

Smoke Detectors

• When installing battery make sure the + sign on battery lines up with + smoke detector

• After installing battery hold down center button for 30 seconds to calibrate alarms.  Then check each smoke detector has a consistent green light with a flashing red light every 60 seconds.

Central Townhomes

• The some of the living room top plug in is connected to a light switch. 

• Bath fan/light combo please use LED bulbs as they produce less heat and won’t melt the cover. 

Plugs and switches not working in one room:

• Check the breaker to see if one is tripped.  They are all labeled.

• GFI in:  Garage, basement, bathroom, kitchen, outside could be tripped.  Find the GFI and reset

Light bulb is flickering:

• Just needs to be changed.

GFI or Breaker trips:

• This is a sign that an item being plugged into the outlet is not working properly.  If you try that same item in other areas of the home and it trips a breaker or GFI then it is the item being plugged in.  

• Breakers are designed to protect an electrical circuit from damage caused by overcurrent/overload or short circuit.

• GFI are designed to monitor electrical input and can detect ground faults which protects people and outlets from electrical accidents.  

Boyer Properties Reasonable Accommodation Policy for Animals

Any Tenant or potential Tenant with a disability or a disability-related need for an emotional support animal may request to keep an emotional support animal as a reasonable accommodation in Landlord’s Premises.  To make such a request, each Tenant or Potential Tenant must:

1. Provide a signed letter from a health care practitioner with the following information:

• Representation that practitioner has diagnosed Tenant with a medically recognized disability (Landlord is expressly not requesting disclosure of the disability or its severity, although it may be voluntarily disclosed)

• Explanation of the practitioner’s scope of their practice relating to the diagnosis

• Effective date of diagnosis

• Practitioner’s license number and type of professional license

• Representation that practitioner established a relationship at least 30-days prior to request for this letter

2. Representation that practitioner completed a clinical evaluation regarding the need for a support animal Provide one letter for each animal for each animal with an explanation of how each animal assists you differently  

3. Verified proof of compliance with state and local licensure and vaccination requirements for each emotional support animal.

4. Proof of legitimate emotional support certification of the particular animal

5. An executed Registered Support/Service Animal Agreement 

Once the foregoing have been completed, a Tenant 

Mont. Code Ann. § 70-24-114. Emotional support animals -- documentation. 

(1) A tenant with a disability or a disability-related need for an emotional support animal may request and be approved by a landlord to keep an emotional support animal as a reasonable accommodation in housing.

(2) Unless otherwise prohibited by federal law, rule, or regulation, a landlord may:

(a) deny a reasonable accommodation request for an emotional support animal if the animal poses a direct threat to the safety or health of others or poses a direct threat of physical damage to the property that cannot be reduced or eliminated by another reasonable accommodation;

(b) if a tenant's disability-related need for an emotional support animal is not readily apparent, request supporting information that reasonably supports the tenant's need for the particular emotional support animal being requested. Supporting information may include:

(i) information from a health care practitioner who has personal knowledge of the tenant's disability and is acting within the scope of the practitioner's practice that identifies the particular assistance or therapeutic emotional support provided by the specific animal. Information submitted under this subsection (2)(b)(i) must include the effective date, license number, and type of professional license held by the health care practitioner; and

(ii) information from any other source that the landlord determines to be reliable in accordance with the federal Fair Housing Act and Title 49, chapter 2; and

(c) require proof of compliance with state and local licensure and vaccination requirements for each emotional support animal.

(3) If a tenant requests to keep more than one emotional support animal, information for each emotional support animal must be provided pursuant to subsection (2).

(4) A landlord:

(a) may not request information under this section that discloses a diagnosis or severity of a tenant's disability or any medical records relating to the disability, but a tenant may voluntarily disclose such information or medical records to the landlord at the tenant's discretion; and

(b) shall issue a written determination after receiving supplemental information required in subsection (2) and notice the determination pursuant to 70-24-108.

(5) An emotional support animal registration of any kind, including but not limited to an identification card, patch, certificate, or similar registration obtained electronically or in person, is not, by itself, sufficient information to reliably establish that a tenant has a disability-related need for an emotional support animal.

(6) A tenant with a disability-related need for an emotional support animal is liable for any damage done to the premises or to another person on the premises by the tenant's emotional support animal.

(7) A health care practitioner may be subject to disciplinary action from the health care practitioner's licensing board for a violation of this section.

(8) This section does not apply to a service animal as defined in 49-4-203.

(9) Nothing in this section may be construed to restrict existing federal law and state law related to a person's right to a reasonable accommodation and equal access to housing, including but not limited to the federal Fair Housing Act, the federal Americans with Disabilities Act of 1990, or Title 49, chapter 2.

(10) As used in this section, the following definitions apply:

(a) "Emotional support animal" means an animal that provides emotional, cognitive, or other similar support to an individual with a disability and does not need to be trained or certified. The term does not include service animals as defined in 49-4-203.

(b) "Health care practitioner" means a mental health professional as defined in 53-21-102 who:

(i) has established a client-provider relationship with a tenant at least 30 days prior to providing supporting information requested from a landlord regarding the tenant's need for an emotional support animal;

(ii) completes a clinical evaluation of a tenant regarding the need for an emotional support animal; and is acting within the scope of practice of the person's license or certificate