Resources
- East Central Community action 101 W. North Street Danville, IL – 217.442.4031 – https://comaction.org/
- Town of Danville 101 W. North Street Danville, IL – 217.442.4031
- Newell Township 19 E Liberty Danville, IL – 217.443.0621
- Salvation Army 822 E Fairchild Danville, IL – 217.442.5911
Frequently Asked Questions
Rent is due on the 1st of every month. There is a 5 day grace period prior to any late fees. Regardless of fees, rent paid after the first is considered late.
If rent is not paid before the expiration of the 5 day grace period, there will be a late charge added to your account. Since rent is due on the 1st, any rent paid after close of business on the 5th would incur a late charge.
We prorate using the 30 / 360 method. total monthly rent and charges is divided by 30 to calculate a daily rate regardless of the month.
Maintenance must be requested through our web site or in writing in the office. We do not accept maintenance requests verbally or through text message.
Requesting maintenance gives us authorization and will serve as notice to enter your rental to complete the repairs. We will notify the night before or the morning of that we will be coming. If you do not allow us access, have changed the locks, or have left the property in a condition that would be unsafe for us to enter, you would be charged a show up fee.
- Generally speaking, issues with structural and mechanical systems would be LL responsibility unless the issues were caused by the tenant. Any maintenance that is required due to a lack of tenant upkeep, would be tenant responsibility. Here are some examples to illustrate the difference.
- Most broken doors, cabinets, windows fixtures, etc are tenant responsibility, unless they were broken at move in. This should be reported at move in. There can be exceptions, but in general if it was in good working order at move in it will have broken due to neglect or misuse.
- Most drain clogs are tenant responsibility if they were working properly when the tenant moved in. Drains clog based on what goes in them. It is the tenants responsibility to ensure that items that should not go in drain do not. Grease, food, wet wipes, paper towels, feminine products, toys, foreign objects, or toilets that are overloaded. Exceptions to this would be tree roots in the main line or a collapsed main line.
- If the furnace stops working, that would generally be the landlord, if the furnace stops working because the filters were not changed, the battery in the thermostat is dead, or it was damaged that would likely be tenatn responsibility.
- If a tree falls and needs to be removed, that would generally be landlord responsibility. If a branch falls from a tree, that would be tenant responsibility.
- If a tree dies and needs to be removed, that would be landlord responsibility. If a volunteer tree(s) sprouts and grows next to the foundation, in a fence line, or in an unused area of the yard due to improper yard maintenance, that would be tenant responsibility.
- Leaking drains or supply lines would generally be landlord responsibility. If a leak is unreported and caused damage to the property, that could be deemed tenant responsibility if it was in an area where the tenant would have seen it.
- The landlord will replace a leaking toilet flapper, but the landlord is not responsible for the resulting high water bill. in this case the tenant might want to replace this common wear item or at least turn the water supply off in between uses until the repairs can be done.
The lease and Illinois law allows the landlord to enter the unit if there is an emergency that must be addresses, or at any time given proper notice.
In the tenant resources below, there are contacts for agencies that may be able to provide rental assistance. It is important that you pay your rent on time. We are required by our contracts with the property owners to make all legal efforts to collect rent. If you are unable to pay rent and can not get assistance, you would be best served by moving out before the eviction process begins. You will not incur the cost of the eviction and will likely be able to rent with us again by paying off the charges when you are back on your feet.
Evictions are a legal process that gives the owner of a property possession when rent or other obligations are not being met by a tenant. 99% of the evictions done by us are over unpaid rent. If you find yourself being evicted, it is very likely that the owner is just trying to get the rent paid or find another tenant that will. Most times you can stop the process and stay in your home if you come talk to us. We will try to help you make a plan that will keep you in home and catch back up on rent. If circumstances make it impossible for you to catch up, surrendering possession and leaving the property in a good condition will make it possible for you to rent form us again when you get back on your feet.
If you happen to lose your key, please contact the office so we can get a new key made. There will be a charge of $10 added to your account.
If you find yourself locked out of your home or apartment after business hours, please fill out a maintenance request so we can have one of our maintenance technicians unlock the door. We recommend providing a key to a loved one or relative for safekeeping and to avoid the $50 lock out fee.
No, in the lease it states that tenants are not to make any alterations to the property without written consent from the property manager. If a tenant were to make an alteration to the property without prior approval, it would be a violation of their lease and they would be charges to return the property to its original condition. If the prior consent was to be given, it would then become the property of the owner.
No, a tenant will not be reimbursed if a tenant were to do their own repairs without prior authorization from the property manager.
Each party is equally responsible for the full payment of rent. So if one roommate weren’t able to pay their portion of rent, the other roommate would have to cover the portion that has not been paid.
You don’t have to do anything, but that would not be the best move in this situation. If you continue to pay the rent in full on time, there are no penalties in the lease for all the occupants to actually be there. The problems you would face would likely not come from us. If the roommate leaves but is not removed form the lease, they would legally have the right to access the property whenever they wanted. If you are the one leaving, you could be responsible for an eviction that might happen years after you have left. When an owner files an eviction, they have to evict all occupants on the lease to get back full possession.
Yes, as long as the product is installed by a professional installer.
Guests are permitted to stay for no longer 7 days without prior written approval from the property manager. Guests staying longer than 7 days will be considered unauthorized occupants. Each unauthorized occupant will be subject to a $100 per month charge.
The lease prohibits unauthorized occupants. If you would like to have someone move in, you need to have them added to the lease. Once they have been added to the lease, they will enjoy all the same rights and responsibilities of any other legal occupant. If you are adding someone to the lease, you will not be able to remove them without their consent.
Basements are by definition underground. There is no way to guarantee that a basement will never get water and Danville is an older city with many of the houses being over 100 years old. Anything stored in the basement is done so at your own risk.
If someone moves in without your permission, you need to call the police immediately. If you do not react prior to them establishing residency, you will be violating your lease by allowing unauthorized occupants and subject to the penalties contained in the lease. If they have not been added to the lease, they will not be legally responsible for payment. In this situation, we will have no contractual obligation to them and will not be able to remove them from the property without legally evicting all tenants in the property. It may be possible for you to file a legal eviction to have them removed, but most tenants will not go through this trouble and will end up with an eviction on their background. As unfair as this seems, it is the only legal course of action for the owner. It would be best to avoid this situation up front and not allow people to outstay their welcome. You can point to the lease and make us the bad guy. But do not let them stay. If they will not leave call the police and make them leave.
The best solution is often to have a discussion with your neighbor and try to work out the issues. This is not always possible. If they are disruptive to the point that they are disturbing the peace or breaking laws, you should call the police. If you are in a multi unit apartment and they are violating the lease, we can notify them of the violation. In both cases, you will likely need to prove the violations so make sure you document the issues and gather evidence since any actions, criminal or civil, will require proof.
The best solution is often to have a discussion with your neighbor and try to work out the issues. This is not always possible. If they are disruptive to the point that they are disturbing the peace or breaking laws, you should call the police. If you are in a multi unit apartment and they are violating the lease, we can notify them of the violation. In both cases, you will likely need to prove the violations so make sure you document the issues and gather evidence since any actions, criminal or civil, will require proof.
The lease automatically converts to a month to month lease. Even if you lease has expired, you still have all the rights and responsibilities of your original lease due to this conversion. Most leases have an automatic increase when they convert to month to month. You can reduce or eliminate the increase if you sign a new lease.
Yes, all tenants need to acquire renters insurance. This is required to protect the tenant’s interest in any personal property, insure against loss of use if for any reason the unit may be temporarily uninhabitable, it is also to insure against liability for personal injury or damage to property of any persons that are on the premises. Renter’s insurance is very affordable and gives tenants peace of mind in regards to their belongings.
Pets will be allowed on a per unit basis. In general, we do not allow large dogs or aggressive breeds at all and no dogs are allowed in properties with 1 or more units.