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A logo with the text "PROPERTY MANAGEMENT EXPERTS" and a tagline "Property Management Is Our Only Business".
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209-465-5000
A logo with the text "PROPERTY MANAGEMENT EXPERTS" and a tagline "Property Management Is Our Only Business".
Phone Number +1 209-465-5000

Rental Property FAQs

You must submit a rental application and answer all questions on the form. All adults living in the rental unit over the age of 18 must complete an application and meet qualification requirements. You must pay the $45 (for an individual), nonrefundable application fee. An additional $45 application fee will be charged for each co-tenant over 18 years of age. We will determine whether, from your responses to the application questions, you qualify for the unit you are applying for. If you do not, we will reject your application. If you do, we will check your credit report, criminal history, and employment and rental references to confirm that they meet our rental criteria. If you meet our criteria, we will approve your application. This process takes 24 to 48 hours. We process only one application at a time for any of our rental units. If you are interested in renting a property that has an application pending on it, we can accept back-up applications. You will not be asked to pay an application fee if you submit a back-up application. If the first application is rejected, we will call the person(s) who submitted the first back-up and give them an opportunity to apply and at that time collect the fee.
Your combined monthly income should be at least two and a half times the monthly rent and must be verifiable. You must have satisfactory rental references from at least two prior landlords or for at least the last two years. If you have ever been evicted or sued for any lease violation, we may reject your application. Your credit record must currently be satisfactory. If your credit history shows any unpaid debts, we may reject your application.
If you do not meet one or more of the above criteria, you may be able to qualify for the rental unit if you can get a third party to guarantee your lease. If you have ever been convicted of a felony, we may reject your application. If you have been convicted of a misdemeanor involving dishonesty or violence within the past five years, we may reject your application.
Our application fee covers our costs to screen you as a Tenant. This includes not only the application report fee, but also the time our staff must take to collect and verify the information on your application and make a decision on your application. Therefore, the $45.00 fee is nonrefundable because we incur the costs of processing your application regardless of whether your application is approved or declined.
A Guarantor, or cosigner, is a person who guarantees your performance of the covenants in the Lease, such as paying rent. If you are in default under the Lease, you and your Guarantor will be held financially responsible. The guarantor must pass the same application and screening process that you must pass, except that we will deduct the guarantor's own housing costs before applying his or her income to our income standard. A guarantor must make a minimum of four times the rent to qualify. The fee for an individual guarantor (co-signor) is $45.00.
To put utilities in your name, we recommend that you contact the appropriate utility companies at least one week before you move into your apartment. For more information, please see our resource Information page. You will need to provide a copy of your new lease to the utility company as proof of residency.
First month's rent, (in the form of a money order, certified check, or cashier's check) should be given along with signing your Lease and security deposit to the A.E. at time of move-in.
Your rent is due in advance, on the first day of each calendar month. If your rent is not received by the 5th of each month, you will receive late fee.
3 Ways To Pay Your Rent
  1. ONLINE PAYMENTS - Pay online at www.pmerents.com
    • Make a one time payment
    • Set up a Reoccurring monthly payment (never have to pay late charges again)
    • Use your debit card ($3.95), credit card ($2.50%), ACH ($1.95) payment
    • Contact our office for your Registration Code
  2. Download mobile app RENTCafe Resident in Apple Store and Google Play!
    • Look up your address and create a log in
  3. Pay at your local store instead of buying a money order ($3.00)
You should inform your Account Executive of the date which you expect to pay your rent. Upon doing so, you must include the late fee.
Our highly trained maintenance team is located in house. They are open Monday- Friday from 9:00am-5:00pm. You can come to our office to fill out a request form for maintenance, or you may reach them at (209) 644-2000 to request a non-emergency work order, also use our work order request function located on our website http://www.pmerents.com/residents/repair-request-form.htm or you can email your requests to repairs2@pmerepairs.com If you have an emergency, please call our 24 emergency number they provided upon your move-in. Please do not call the Account Executive for non-emergency maintenance requests. If a reasonable time has passed and your maintenance request is still unresolved, please feel free to contact your Account Executive.
The tenant is responsible to pay for tenant caused damage during their tenancy. Some of these types of items are: light bulbs, smoke detector batteries and broken windows. If a call to the maintenance department is made for this type of repair, the tenant will end up being billed back for the materials and labor charges.
At the time of the work order request it is unknown what the reason for the plumbing back ups are. Once a plumber is dispatched and has cleared the line there are several indicators as to what the cause is. The tenant would not be responsible for the things beyond their control such as a damaged sewer line or a clogged line due to tree roots. The tenant would be responsible for the plumbing charges if inappropriate items were put down the drain or flushed in the toilet, such as potato peelings, or accidentally dropped children's toys.
Property Management Experts (PME), Property Maintenance Experts (PME) is only an agent for the owner and can not spend the owner's money without their permission. PME does not always have the owner's permission to send out a technician. A repair would not be authorized for several reasons; such as the owner performs maintenance himself, we have to contact a home warranty company or the owner has their own handyman. We try hard to satisfy all tenants' requests but ultimately must follow the owner's instructions. At the time of the repair request, you should be notified if there is any kind of possible impediment to complete your repair request.
When an appointment is made with you for a technician to come out and make a repair, you are given a time window for the expected arrival. If you are not able to be there then you must have somebody there over the age of eighteen years old to allow the technician in to make the scheduled repair. If for any reason you have to leave or forget about the appointment and the technician comes and you or another adult is not there you will be charged for a missed service call. If you know in advance that you are unable to make a scheduled appointment a call or email to the maintenance department at PME twenty-four hours in advance will prevent you from getting charged for the missed appointment.
Our building insurance does not cover, and we cannot be responsible for: A) damage to any of your personal property in your rental unit regardless of the cause, or B) any injuries occurring in your rental unit to you or your guests which are caused by your negligence. For this reason, you are encouraged to purchase a renter's (personal property and general liability) insurance policy, and we also ask that you provide us with a copy of the policy and add PME as additionally insured. The monthly cost is extremely low and we highly recommend you purchase renters insurance.
Upon expiration of your one year lease agreement, your lease automatically becomes a month to month lease and unless you specifically request a new one year lease from your Account Executive.
To remove someone from your Lease, you will need to have said tenant write a formal 30 day notice stating his or her desire to waive all right and liability to the apartment. This can only be done after the lease has expired. Please see your Account Executive for details. We will then need to re-evaluate your financial situation to see if you still qualify to rent the home.
In most cases, we do not allow tenants to breach their lease contract. However, if you are approved to do so, you will be required to show your unit until it is rented as well as cover the rent, pay for the new tenant fee and advertising fee's until the new tenant begins paying rent.
No. Your security deposit cannot be used has last month's rent.
Under the California Landlord Tenant Law, you are entitled to the return of your security deposit to you within 21 days from the date PME receives the keys.
No. A single security deposit check will be made payable to all persons who signed the Lease for your rental unit, regardless of who provided the security deposit.
At the end of your Lease, you must provide a forwarding address for your security deposit to be sent; otherwise, your security deposit will be sent to your last known address and forwarded by the U.S. Postal Service if you have filed a forwarding address with the Postal Service. If no forwarding address has been given, the Postal Service will return your security deposit to us, where we will hold it until you provide a forwarding address.