Residents FAQs

Resident FAQs

Get answers to common questions that residents often have. If you have additional inquiries, feel free to reach out to our dedicated team for assistance.

Where can I pay rent?

Rent is due on the 1st of every month and can be paid online by logging into your portal at  If you prefer to pay by check, please mail to PO Box 361, Eagle, ID 83616.  When mailing please do so far enough in advance so that your rent is not late. Rent has to be received by midnight on the 5th to avoid late fees.

Is Renters Insurance Required?

Yes, please see your lease for more details on Renters Insurance requirements.

Where is a copy of my lease?

The lease is located under documents in your portal, here.

Where is my mailbox and where do I get keys?

USPS controls the mailboxes, you will need to visit the office closest to the home you are living in to find out more information about where your box is located and to get copies of the keys.  These are your keys and should be returned to the post office when you move out.  If there is a charge for this it will be at your cost.

HOA/Pool keys?

If you were not given HOA or pool keys upon move-in, you will need to contact the HOA directly to gain access.  There will be a copy of your CCRs in the portal under documents.

Locked out of your place?

You will need to contact a local locksmith to gain access, if they change the locks all locks must be changed to match and the office will need to be furnished with 3 copies within 24 hours.  If there is a charge for these services it will be at the tenant’s expense.

Breaking your lease?

Contact us or email to request a copy of the lease break policy.

Wanting to add or change something about the property?

(ex: satellite dish or cable lines, paint a room, etc?) Contact us, or email and we will send you the request information form.

I'm moving out, what do

In your portal there will be a contact us tab, under that tab you will want to put in your Notice to Vacate.  This must be put in no later than 30 days prior to moving out.

Who do I contact the office?

Fill out our contact form here!

Pet screening

Even if you do not have a pet or have a service animal or ESA, screening must be started within 24 hours of applying in order to not hold up your application.  All applicants over the age of 18 must go through pet screening, regardless of having a pet, service animal or no animals. Use the link below to start now:

Maintenance FAQs

Maintenance Emergency

For true emergencies like smoke, fire, flooding, gas odors, etc. call 911 first, then call our 24-hour emergency line at 208-477-1475.  You will also need to put the request in online here.

Maintenance Regular

The following is a list of common maintenance issues. Please review the list for possible solutions. If you need further assistance, please complete the maintenance request form in your portal.

Hot Water Issues

  • Check the circuit breaker in the circuit panel. If it is in the off position, turn it on.

  • Check the thermostat on the side of the water heater for temperature setting. Reset tripped thermostat buttons. If the hot water is too hot then turn down the thermostat on the side of the water heater.

Garbage Disposal Usage and Issues

  • Garbage disposals are designed to grind small amounts of food scraps that may be in the disposal area.

  • Garbage disposals are not to be used as grinders for big items or large amounts of waste. They will clog especially with potato peels, broccoli, eggshells, rose bushes, etc. For large items and piles of debris dispose of them in the garbage can. This will save you time and money.

  • If the garbage disposal is not working, check to see if it is humming when the unit is turned on. If not, turn the switch off and press the reset button on the bottom of the disposal unit. Turn the disposal back on. If the unit is buzzing again, turn the disposal off and unplug it from the wall. If you are not sure what you are doing, call a professional.

  • For jammed disposals, there is an Allen wrench mounted on the side of the unit. With the unit unplugged the Allen wrench is for the bottom of the disposal to rotate the disposal shaft and free the stuck unit. Once moving again plug the unit in and test. Again if you are not sure what you are doing call a professional.

  • If the unit does not make a buzzing sound make sure it is plugged in, the switch is on, and the breaker in the breaker box is on.

Dishwasher Issues

  • If dishes are still dirty and/or the dishwasher will not drain then clean debris out of the bottom of the dishwasher.

Refrigerator Issues

  • If water drips into the bottom compartment from the freezer, the refrigerator will need to be emptied and allowed to defrost. Caution that the water does not drain onto the floor and cause damage.

  • If your food is freezing or is not cold enough, check the thermostat and make slow adjustments accordingly.

Toilet Issues

  • When a toilet clogs, to prevent it from overflowing, turn off the water to the toilet at the wall behind the toilet. This will stop the inflow of water and give you time to work. The next step is to plunge the toilet bowl until the clog passes.

  • When the toilet will not flush or it runs continuously, check inside the tank at the back of the toilet. The chain needs to be attached to the rubber flapper and it should not be caught up preventing the flapper from making a seal.

  • Do not use toilet-cleaning products in the toilet tank. This will cause deterioration of the seal and toilet mechanisms.

Drain Issues

  • When a sink or shower drain gets clogged it is usually due to hair clogs. Use drain cleaners per directions on the bottle.

Water Leaking Issues

  • Most water leaks can be stopped by turning off the water to the appliance or fixture. This will give you time to clean up the water and call the office immediately.

Electrical Issues

  • If there is no power to an electrical plug, check for a GFCI outlet that has tripped in the room and reset it. Some electrical plugs are controlled by a light switch. Turn on switches to see if they affect the electrical plug. Test the appliance on another known working electrical plug to make sure the appliance works. The last check is to make sure the breaker has not tripped or the fuse has blown at the appropriate panel.

  • For light switches that are not working, make sure the appliance is working correctly, by testing it in another outlet, and that any light bulbs are working properly, by testing them in another fixture. The last check is to make sure the breaker has not tripped or the fuse has blown at the appropriate breaker panel.

  • For appliances not working, check to make sure they are plugged in. Also, make sure the breaker has not tripped or fuse blown at the appropriate panel. Don't forget that some appliances have fuses/breakers that will trip and need to be reset.

  • If equipment or an appliance quit working abruptly consider that it either broke or the circuit is overloaded and the breaker tripped or fuse broke. If too many electrical items are plugged in and operational it will cause the breaker or fuse to actuate. Unplug a few chords and check the appropriate breaker to reset or fuse. This is especially common in older homes.

  • Sometimes a breaker will not appear to be off yet needs resetting. Flip the appropriate breaker hard to the "Off" position and then hard back into the "On" position.

Smoke Detector Issues

  • If the smoke detector does not work when tested make sure the battery is the correct type and is installed properly. Test again.

  • If it is still not working, replace the battery with the appropriate battery per your rental/lease agreement. When testing with test smoke verify that it is approved smoke detector spray.

  • If the smoke detector is chirping at regular intervals the battery is low and needs changing. If the hush button has been pushed the detector will chirp at regular intervals for a short period of time.

  • Remember do not remove smoke detectors or tamper with them. For your all occupants' safety, they must be operational at all times.

Heat and Air Conditioning Issues

  • Make sure the thermostat is on and the temperature is set to the correct range.

  • Check circuit breakers on the unit or in the breaker panel for resetting or fuses that have blown.

  • For gas units make sure the gas has not been turned off. If it has a pilot light make sure that it is on. Some gas furnaces need to be turned on by the gas company. If you are unsure please contact the gas company for assistance. (Remember that gas leaking freely requires evacuation first, then a call to 911, then a call to the office.)

  • Dirty air filters can cause problems. Be sure that the air filters are clean and/or replaced.

  • Confirm that the utility bill has been set up in your name, your bills are paid, and a stop order has not been placed.

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