Summer Thoughts

Warm days, cool nights:  the perfect time of year to live in Colorado.


The sprinkler systems are active and functioning properly.  Let us know if you observe any brown spots in the grass, where a sprinkler head my not be working as it should.  Absolutely call us if you see a broken head.  These can shoot water 15 feet in the air, and can drive the water bill through the roof!  Occasionally a valve goes bad, and lets the water flow out of the valve box.  If you see this, just turn the water off at the anti-syphon valve, and call us.  Water rates for 2019 increased over the prior year, so please help me control these costs.


Just a reminder:  Do not perform any work on your home without contacting us first.  You risk a huge liability if you try to repair or replace something, and the repair breaks something else, or creates a hazardous or dangerous situation.  You pay your rent so you do not have to do repairs.


With the recent increase in property Taxes, rents will increase.  Specific numbers will come up when your lease expires, but generally speaking it will be around 8%, or $80 per 1,000.  New tenants are looking at substantially higher lease rates.


Finally, please keep an eye on the AC condenser towers, located in the back yard. Make sure there is no debris blocking the coils.  If you are out in the yard using a hose, please hose the dust off the coils.  If you have any issues with cooling your home, please call us.


Make sure that all emails go to:  This email address is being protected from spambots. You need JavaScript enabled to view it.




Be safe.




 Last Revision Date:  October  19, 2018

The P&P is a living document.  If a situation arises that is not covered in your lease or the P&P, please contact me, and we will work it out together.


Beginning with new tenant leases in 2015, there will a cleaning deposit included in the security deposit.  A professional cleaning company will provide cleaning estimates prior to tenancy, and if a unit is not adequately cleaned at the end of a tenancy, the cleaning company will clean the unit at current pricing, and the tenant will be charged.

Interior/Exterior Decorations

We know that tenants like to put up decorations for the holidays and special occasions and this is permitted.  Make sure that the decorations leave no damage to the property, either when they are installed, or removed.  this means no nail holes, hooks or screws anchored to any part of the home.  Structures are not permitted and fall under the lease restrictions.  If there is any doubt, check with the property manager.


If your place of employment changes during time of the lease, you must notify me within 3 days.  This allows me to keep my records up to date.

Lease Applications

Applications are required for all new leases.  Information will be verified, and any discrepancies may result in a lease denial.

Lawns and exterior landscaping

Generally, the maintenance of the lawn is the responsibility of the owner.  The tenant is responsible for notifying the owner of any issues that would negatively affect the lawn, or the property in any manner.  Examples of this would include, but not be limited to:  broken sprinkler heads, grass burn due to lack of water or excess fertilizer, or broken tree branches.

Light bulbs

Light bulbs and their replacement is the responsibility of the tenant. When you moved in, all bulbs were functional. When you move out, all bulbs must be functional, or the tenant will be charged for their replacement. All bulbs can be safely replaced by tenants, as long as you are careful.  If you have any problems changing bulbs, let me know and I will help you.  

Locks and Keys 

The locks and keys for the unit are the property of the owner.  As such they may not be added, modified, or removed at any time.  Copies of keys may be made by the tenant, but their functionality will not be guaranteed by the Owner/Agent.  Tenants will pay  $25 for every lost key.  Tenants who, for any reason, request that locks be changed, will be responsible for paying current locksmith charges.


There is a monthly pet charge, in addition to the rent. Generally it will be based on many factors which may include but not be limited to: kind of pet, number of pets, size of the pet, breed of the pet, and size of the home. This will be instituted at the time of the lease, or you want to add a pet to your family.  Written permission must be obtained prior to obtaining any pet.  

 Sewer lines

We cannot control what tenants put down drains and toilets.  If you have a slow running drain, or a toilet that will not flush, we will take care of the repair at no charge for the first thirty (30) days of occupancy.  After thirty days you have 2 choices:

1.       Notify me and I will come in and make the repair, and charges will be assessed to you, or

2.       Notify me of the problem, call your plumber and have the plumber bill you.

The only exception to this policy is IF the sewer line is broken or there are tree roots in the pipe, it will be repaired at no charge to the tenant.

Tenants in Occupancy

 When you signed your lease the number of people living in the home under the lease was numerically defined.  Beginning in 2015 leases will have occupants listed by full name and DOB.  To help eliminate any confusion, any person is deemed to be an occupant if they have clothes stored on premises for more than 30 days, or an additional bed appears, or any other observations indicate an additional person has become a tenant.  This can also be determined if the landlord observes more people on site on numerous occasions.  Final determination will be at the discretion of the Owner/Agent.  Additional people not listed in the lease are not allowed.


Reasonable water will be paid by the owner.  Reasonable water is defined as thirty gallons, per person, per day.  Any excessive water usage may be billed to the tenant.  Allowances are made for summer time exterior watering.  Tenants are not responsible for paying for water used to water grass, trees, shrubs, and flowers.  A sewer surcharge may be assessed to the tenant, if excessive water usage occurs in January, February, or March, which results in a higher than normal annual assessment for sewage treatment.  

Windows, Glass and Screens

Broken glass and broken screens are the responsibility of the tenant to replace.  A high percentage of time the tenant has control over the cause of broken glass or screens, but even when the tenant does not have control over a situation that results in damage, the tenant is still responsible for repairs.


Please let us know if you are going to be on vacation.  I will check on the property on a regular basis, and it gives us the opportunity to perform maintenance that would normally be done when the property is vacant.

To complete the Lease Application do the following:

1.  Download the Lease Application (this is an Adobe PDF)

Click here to download Lease Application

2.  SAVE the downloaded Lease Application to your computer hard drive.

3.  OPEN the saved Lease Application and complete and SAVE

4.  E-mail the completed Lease Application to This email address is being protected from spambots. You need JavaScript enabled to view it. (you will need to attach the saved PDF Lease Application to your e-mail).

By E-mail: This email address is being protected from spambots. You need JavaScript enabled to view it.

By Snail-Mail:

Management Consultants
4971 Delaware Drive
Larkspur, Colorado

By Phone
:  303 681-2557