Current Resident Help
Tenant FAQs for Current Residents
Current residents of homes managed by Rice Real Estate & Property Management can find quick answers about rent payments, routine and emergency maintenance, lease changes, household pets, assistance animals, renter’s insurance, moving out, and uploading resident documents.
Your signed lease and addenda control your tenancy. Property-specific terms may apply.
Rent and Account Access
Rent Payments and Resident Center FAQs
Use the Resident Center to view your account, make eligible ACH payments, review documents, submit maintenance requests, and keep your contact information current.
Can I pay rent online?
Yes. Eligible residents can make ACH payments through the online Resident Center. You can make a one-time payment or set up a recurring payment from a desktop computer, phone, or tablet.
The current master lease lists a $2.99 transaction charge for each ACH payment. Follow the payment terms in your signed lease and the instructions shown in your account.
Open the Resident CenterWhen is rent due?
25th: Rent posts to the resident ledger and is due in advance on the 25th day of the prior month.
1st: The lease provides a grace period through the 1st of the month. Payment must be received no later than the 1st.
2nd: If payment has not been received, a one-time late fee equal to 5% of the outstanding balance is charged on the 2nd.
Can I pay rent with cash or a check?
Cash and two-party checks are not accepted. When permitted under your account, personal checks, cashier’s checks, or money orders may be mailed or delivered during normal business hours.
There is no after-hours rent drop box. Certified funds may be required for move-in payments, after a returned payment, or when rent remains unpaid on or after the 2nd.
What happens if an ACH payment is reversed?
The current lease provides for a $75 charge for each dishonored ACH payment. The online ACH feature may also be disabled after a reversed payment.
Once online payment access is disabled, required payments must be made using certified funds according to the instructions provided by Rice Real Estate & Property Management.
What else can I do in the Resident Center?
Current residents can use the Resident Center to review account balances and payment history, view lease documents, submit routine maintenance requests, follow repair updates, and update phone or email information.
The Resident Center is not a substitute for calling 911 or following the emergency maintenance instructions when people or the property may be in immediate danger.
Review Emergency Maintenance InstructionsHaving trouble making a payment?
Do not wait until the end of the grace period to report a login or payment problem. Contact Resident Services promptly and continue following the payment requirements in your signed lease.
Maintenance and Repairs
Routine and Emergency Maintenance FAQs
Submit routine repair requests through the Resident Center. When there is an immediate threat to people or the property, take the appropriate safety steps first and then report the problem.
How do I submit a routine maintenance request?
Submit routine maintenance and repair requests through the Resident Center. Describe the problem clearly and include well-lit photos or a short video when available.
Include the location of the problem, when it started, and any troubleshooting steps you have already completed.
Submit a Routine Maintenance RequestWhat may qualify as emergency maintenance?
Possible emergencies include active flooding, fire or smoke, a suspected gas leak, a dangerous electrical problem, an unsecured exterior entry, a sewer backup, or the loss of an essential service.
Air-conditioning or heating failure should be treated as emergency maintenance when the indoor temperature is above 85°F or below 55°F.
For a medical emergency, fire, active smoke, break-in, or immediate threat to safety, move to a safe location and call 911 before contacting property management.
Review Emergency Maintenance InstructionsWhich maintenance items are resident responsibilities?
Residents are responsible for keeping the home clean and in good condition, completing routine household maintenance, and handling minor repairs up to and including $75 under the current master lease.
Residents are also responsible for damage or repairs caused by their actions or negligence, including damage caused by household members, pets, guests, or invitees.
If Rice Real Estate & Property Management coordinates a service call for an item that is a resident responsibility, a minimum $75 service charge may apply.
Review Maintenance ResponsibilitiesHow often should I replace the HVAC air filter?
Replace the HVAC air filter at least once each month using the correct filter size for the home. A dirty filter can reduce airflow, increase energy use, and damage the heating or cooling equipment.
Residents may be responsible for repair costs caused by neglected filters. The current lease addendum also allows a charge of $75 or more when filters have been left unchanged for a long period or have caused HVAC damage.
Is the garbage disposal a trash can?
No. A garbage disposal is intended for small amounts of appropriate food residue. Do not use it to dispose of trash, grease, oil, bones, eggshells, coffee grounds, rice, pasta, potato peels, or fibrous food.
Residents may be responsible for the cost of clearing a stoppage caused by improper disposal use. When in doubt, place the item in the trash instead.
What happens if I miss a vendor appointment?
Residents coordinate appointment dates and access directly with the assigned repair vendor. Contact the vendor promptly if an appointment must be rescheduled.
Under the current master lease addendum, a missed service appointment may result in a $60 trip fee or the vendor’s actual charge, whichever applies.
Active water leak or immediate safety problem?
If it is safe, shut off the nearest fixture valve or the home’s main water supply. An active leak should be reported immediately. The lease requires residents to report water leakage or damage within 24 hours.
Pets and Animals
Household Pet and Assistance Animal FAQs
Household pets and disability-related assistance animals use separate review processes. Choose the process that matches your situation and wait for written confirmation when required.
Can I add a household pet after moving in?
You may request approval for a new household pet. The property owner makes the final decision about whether household pets are allowed at the rental property.
Complete one Household Pet Affidavit for each pet you want to add. Submitting an affidavit starts the review process but does not approve the pet.
Start a Household Pet AffidavitCan the pet enter the property while approval is pending?
No. Do not bring, keep, pet-sit, or allow the proposed household pet at the rental property until the review is complete and Rice Real Estate & Property Management has provided written approval.
If approved, property-specific pet fees, monthly pet charges, an additional deposit, renter’s insurance requirements, or a written pet amendment may apply.
How do I request a service animal or support animal?
Submit a reasonable accommodation request for a service animal or another disability-related assistance animal. Assistance animals are not reviewed as household pets.
There is no fee to submit a reasonable accommodation request.
Request a Reasonable AccommodationAre approved assistance animals charged pet fees?
No. Approved service animals and other disability-related assistance animals are not charged household pet fees, monthly pet charges, or pet deposits.
The reasonable accommodation process is separate from the household-pet approval process. Complete the accommodation request that applies to your situation.
What if I have not selected the exact animal yet?
You may begin the appropriate process based on whether you plan to add a household pet or request a reasonable accommodation for an assistance animal.
Once a specific animal has been identified, submit an updated Household Pet Affidavit or Reasonable Accommodation Request with the animal’s complete information.
Are visiting pets or pet-sitting allowed?
Not without prior written approval. Do not bring, keep, babysit, or care for another person’s household pet at the rental property unless Rice Real Estate & Property Management has provided written approval.
Every additional or replacement household pet requires a separate affidavit, review, and approval.
What if an approved pet is no longer living at the property?
Notify Rice Real Estate & Property Management within 30 days if an approved pet has been adopted, lost, has died, or is otherwise no longer living at the rental property.
Submit a written notice identifying the approved pet and the date the pet stopped living at the property. Removing a pet does not automatically change rent, deposits, insurance requirements, or other lease terms. Wait for written confirmation of any account or lease change.
Upload a Resident NoticeNot sure which animal process applies?
Start with the resident pet and animal page. It separates household-pet requests, reasonable accommodation requests, and notices for approved pets that are no longer at the property.
Lease and Household Changes
Lease Renewal and Household Member FAQs
Changes to the people living in or responsible for a rental home require review and written approval. Submitting a request does not automatically change the current lease.
How do I renew my lease?
Rice Real Estate & Property Management generally sends renewal information approximately 60 days before the lease expiration date. Renewal documents are usually delivered electronically through DocuSign.
Review the offered rent, recurring charges, lease term, and response deadline carefully. Renewal options and terms may vary by property.
Can someone new move into the rental home?
Not without prior written approval. Each proposed tenant, resident, or roommate must complete the required review before moving into the home.
A new applicant must pay the $65 application fee, complete the required background check, and provide valid government-issued photo identification.
A proposed household member should not move in while the request is pending.
Start an Add or Remove RequestHow much does it cost to add someone to the lease?
The current master lease lists a $65 application fee for each proposed new applicant and a one-time $195 lease amendment fee.
Additional information, signatures, or documents may be required before the household change can be approved and completed.
What if a tenant, co-signer, resident, or roommate moves out?
Submit the online add or remove request form. Provide complete information about the person being removed and respond to any follow-up questions.
The current master lease lists a one-time $195 lease amendment fee for removing someone from the lease or household records.
Moving out of the home does not automatically release a person from the lease or the household’s obligations.
When does a requested lease change take effect?
A requested change takes effect only after Rice Real Estate & Property Management has completed its review, issued written approval, and obtained all required signatures and documents.
Every person currently named in the lease must continue following the existing lease until the written amendment is fully completed.
Can I sublet or transfer my lease to someone else?
Not without prior written consent. The lease does not allow a resident to assign, sublet, or transfer any part of the tenancy without the landlord’s written approval.
Do not advertise, promise, or give possession of the home to another person before receiving written instructions and approval.
What happens after I submit an add or remove request?
Rice Real Estate & Property Management reviews the request and may contact the household for more information. New applicants must provide photo identification and complete the application and background-check requirements.
If the request is approved, the household will receive instructions for completing the written lease amendment. Continue following the current lease until that process is complete.
Review the Complete Lease Change ProcessSubmitting the form does not change the lease
No person is added, removed, approved for occupancy, or released from responsibility until the review and written amendment process has been fully completed.
Caring for the Home
Home Care and Renter’s Insurance FAQs
Residents are responsible for routine care that keeps the home clean, safe, and properly maintained. Your signed lease and property-specific instructions control if responsibilities differ by home.
Who is responsible for landscaping?
Residents handle routine landscaping from ground level up to a height of 8 feet. This includes mowing, weeding, removing debris, and trimming lawns, bushes, shrubs, and smaller trees.
Rice Real Estate & Property Management coordinates underground landscape repairs and work above 8 feet.
If an HOA reports that resident landscaping is not being maintained, a professional vendor may be hired at the resident’s expense. The current master lease also provides for a minimum $25 coordination fee.
Who is responsible for the irrigation system?
Residents are responsible for setting and seasonally adjusting the irrigation timer, checking the system for visible leaks, and replacing broken sprinkler or drip heads when needed.
Residents may be responsible for landscaping that dies because it did not receive enough water. Minor irrigation maintenance up to and including $75 may also be a resident responsibility.
Rice Real Estate & Property Management coordinates repairs involving underground pipes, pumps, electrical components, and irrigation controllers.
Who handles pest control?
Residents provide routine pest control for common pests, including ants, roaches, spiders, scorpions, beetles, and small rodents.
Rice Real Estate & Property Management coordinates service for common indoor pests reported within 30 days after move-in. It also coordinates issues involving termites, beehives, wasp nests, birds, or larger rodents living inside the home or attic.
Report unusual pest activity through the Resident Center so the correct responsibility and service can be determined.
Can I hang pictures or mount a television?
Pictures and artwork may be hung using proper picture-frame hardware. Small holes created by appropriate picture hardware are treated differently from large holes, wall anchors, or avoidable wall damage.
If a television is mounted, remove all mounting hardware at move-out. The holes must be professionally patched, and the affected wall may need to be painted from corner to corner to restore a consistent finish.
Do not attach wallpaper to the walls. Obtain written approval before making other alterations or installing permanent fixtures.
Is renter’s insurance required?
Yes. Renter’s insurance must remain active throughout the tenancy. Rice Real Estate & Property Management must be listed as an additional interest, not as an additional insured.
Provide clear proof of coverage when requested. The property owner’s insurance does not cover a resident’s furniture, clothing, electronics, or other personal belongings.
The standard requirement is at least $100,000 in personal liability coverage. A rental home with a private pool requires at least $500,000 in liability coverage.
What does renter’s insurance cover?
Coverage depends on the insurance carrier and the policy you select. A policy may cover personal property, personal liability, temporary living expenses, theft, fire, or certain types of water damage.
Not every loss is automatically covered. Ask your insurance carrier about exclusions, deductibles, sewer-backup coverage, pet liability, and any property-specific requirements before purchasing or renewing a policy.
Not sure whether a task is your responsibility?
Review the full maintenance-responsibility page before scheduling work. Contact Resident Services if your lease or property instructions appear different.
Moving Out
Notice, Move-Out and Security Deposit FAQs
A proper move-out begins with the required online notice and ends when the home is empty, clean, and returned with every key and remote. Follow your signed lease and addenda if your requirements differ.
How do I give notice that I am moving out?
Submit the online move-out notice form on the Rice Real Estate & Property Management website. Include your firm move-out date, current contact information, and a reliable forwarding address.
Telling a vendor, leasing agent, or property manager during a conversation does not replace the required online notice. Keep a copy of the submission confirmation for your records.
Submit Your Move-Out NoticeHow much notice is required?
The current master lease requires written notice before the first day of the final lease month and never less than 30 days before the lease expires.
If notice is submitted late or is incomplete, holdover terms may apply. Review the dates in your signed lease before choosing a move-out date.
What if I need to leave before my lease ends?
Leaving before the lease expiration date follows the early-termination terms in your signed lease-break addendum. It is different from a standard lease-end move-out.
The current master addendum requires at least 30 days of written notice and a $995 lease-break administrative fee. Rent and required utilities continue until an approved replacement resident has completed the required payments and physically taken possession.
Contact Rice Real Estate & Property Management before making final arrangements because your signed documents control the exact terms.
What cleaning is required before moving out?
Remove all belongings and trash, then return the home in clean and sanitary condition. Clean the appliances, cabinets, bathrooms, floors, windows, blinds, garage, patios, and landscaped areas.
The lease requires professional cleaning of carpets and hard-surface flooring, including tile and grout. Keep the vendor receipts because Rice Real Estate & Property Management may request them.
Review the Move-Out Cleaning ChecklistWhat should I do with keys, remotes, and utilities?
Return every property key, mailbox key, garage remote, gate remote, access card, and other access device by the confirmed move-out date.
Coordinate the required utility transfer instead of simply shutting service off. For a standard lease-end move-out, follow the transfer date provided in your instructions. For an early lease termination, utilities may need to remain active until the replacement resident takes possession.
Can I use my security deposit as the final month’s rent?
No. The security deposit cannot be used in place of rent. Continue paying rent and other charges when due through the end of your financial responsibility.
The deposit may be applied to unpaid balances, resident damage, cleaning, missing items, or other charges allowed under the lease and Nevada law.
When will I receive my security deposit accounting?
The lease provides for a written, itemized security deposit accounting within 30 days after the rental property has been surrendered. Any remaining refundable balance is sent with or after that accounting.
Provide a complete and reliable forwarding address before leaving. Missing forwarding information may delay delivery of the accounting or any refund.
Returning possession includes vacating the property, removing personal belongings, and returning all required keys and access devices.
Ready to give notice?
Confirm your lease expiration date and intended move-out date before submitting the form. Once received, Rice Real Estate & Property Management will provide the detailed move-out instructions for your tenancy.
Resident Documents
Document, Photo and Video Upload FAQs
Use the resident upload form to send documents, photos, and videos to Rice Real Estate & Property Management. Provide enough information to match every file to the correct resident and rental property.
How do I upload a document, photo, or video?
Use the online resident document upload form. Enter the resident information connected with the tenancy, describe the files, attach each item, and review the submission before clicking Submit.
Follow the file-type and size requirements shown in the form.
Open the Resident Upload FormWhat information should I include with an upload?
Include the current resident’s full name, complete rental property address, email address, and best callback phone number.
Explain what each file shows, the relevant date or time period, and whether you are requesting follow-up. Use short, descriptive filenames when possible.
How can I make my files easier to review?
Make sure documents are complete, readable, and right-side up. Photos should be clear and well lit. Videos should stay focused on the condition or issue being documented.
Review every attachment before submitting it. Cropped, blurry, dark, or incomplete files may require a new upload.
Does uploading a file create a maintenance request?
No. The upload form delivers files to the resident record, but it does not create a routine or emergency maintenance request.
Use the Resident Center for routine repairs. For an immediate safety threat, call 911 first when appropriate and follow the emergency maintenance instructions.
Submit Routine MaintenanceDoes an upload replace another resident request form?
No. Documents may support another request, but uploading them does not start a household-pet request, reasonable accommodation request, household-member change, repair request, or move-out notice.
Begin with the correct resident request page and follow its instructions. Upload supporting files separately only when the form or Resident Services asks you to do so.
What information should I avoid uploading?
Upload only files that are relevant to your tenancy or requested by Rice Real Estate & Property Management.
Do not upload passwords, complete payment-card information, unrelated financial records, or other sensitive information that is not required for the resident request.
What if my phone number or email address changes?
Residents are responsible for notifying Rice Real Estate & Property Management when a phone number or email address changes. Update your account information through the Resident Center and make sure the property management team has the correct contact details.
Keeping your information current helps prevent missed lease notices, repair scheduling calls, account messages, and other time-sensitive communication.
Update Resident Center InformationReady to send your files?
Confirm that each file is readable and that the resident name, rental address, and description are complete before submitting the upload form.
Property Rules and Access
Additional Lease and Property FAQs
These answers summarize common utility, HOA, safety, property-access, and equipment requirements. Always follow the property-specific terms in your signed lease and addenda.
Which utilities must I place in my name?
Residents are generally responsible for connecting electricity, gas, water, phone, television, internet, and alarm service when applicable.
Trash, sewer, water, or other utility arrangements may vary by city, HOA, and rental property. Follow the utility instructions in your signed lease and Resident Center.
Do not allow a resident-paid utility account to become delinquent. At move-out, follow the transfer instructions provided by Rice Real Estate & Property Management instead of simply shutting service off.
Am I responsible for HOA rules and violations?
Yes. Residents, household members, guests, and invitees must follow the HOA or community governing documents that apply to the rental property.
If an HOA issues a resident-caused violation, correct it within the deadline shown in the notice and provide photo confirmation when requested.
Residents are responsible for fines caused by their actions or inaction. The current master lease addendum also allows a $50 administrative fee for a resident-caused HOA notice.
Who checks smoke and carbon monoxide detectors?
Residents should test smoke and carbon monoxide detectors regularly and replace removable batteries when needed. Report any detector that does not work after a battery replacement.
Do not remove, disable, unplug, cover, or tamper with a detector. The current master lease addendum provides for a $100 detector-tampering charge when a battery or detector has been improperly removed.
Who handles care for a private pool?
Rice Real Estate & Property Management coordinates the regular pool service provided for the rental property. Residents must allow the pool vendor reasonable access and secure household pets and assistance animals during vendor visits.
Residents should skim the pool, empty the skimmer basket, remove toys after use, and report equipment or water-level problems promptly.
Keep the required pool-safety fence in place and keep the gate secured whenever the pool is unused and unsupervised.
What if an optional or non-essential item stops working?
Some equipment is provided for resident use and convenience but is not guaranteed under the lease. The owner may choose not to repair or replace these non-essential items.
Examples may include refrigerator water filters, ice makers, reverse-osmosis systems, water softeners, window screens, shutters, alarm systems, landscape lighting, fireplaces, intercoms, or similar equipment.
Do not arrange alterations or permanent repairs without first obtaining the required written approval.
When can property management enter the home?
The lease allows reasonable entry for repairs, inspections, maintenance reviews, appraisals, insurance needs, and permitted showings.
Rice Real Estate & Property Management generally provides at least 24 hours of notice before entry. Advance notice is not required when emergency access is permitted by the lease or Nevada law.
Residents should cooperate with scheduled vendors and property visits. Missed appointments or denied access may result in additional charges.
Your property may have different instructions
Review the lease, addenda, HOA documents, and other files stored in your Resident Center. Contact Resident Services before acting if two instructions appear to conflict.
Choose Your Next Step
Use the Correct Resident Request Page
Choose the page that matches what you need to do. Uploading a document or sending a general message does not replace a required maintenance, household-change, animal, or move-out request.
Rent and Account Questions
Use the Resident Center to review your account, view lease documents, make eligible ACH payments, and update your contact information.
Maintenance and Repairs
Use the routine maintenance page for normal repair needs. Use the emergency page when there may be an immediate safety risk, active property damage, or loss of an essential service.
Pets, Animals and Household Changes
Household pets, reasonable accommodation requests, and changes to the people connected with the lease each use a specific review process.
Moving Out and Resident Documents
Submit the required move-out notice through the moving-out page. Use the resident upload form only when you need to deliver supporting documents, photos, or videos.
Still not sure which page to use?
Contact Resident Services at 702-551-9592. Explain what you need help with and provide the current resident’s name and complete rental property address.
