Advantage Homes offers several means of making your rental payment:
Maintenance involved in renting a home is very different from an apartment. There is no repair person that works for Advantage Homes, LLC. Work orders are sent to an independent contractor that charges a fee for any service call. This fee is paid by the Owner of your home unless it is something that could have been maintained by you. Advantage Homes manages hundreds of single family homes throughout Kansas City both on the Kansas and Missouri sides. For us to act swiftly and efficiently we prefer you follow these steps:
Submit a maintenance request from your Propertyware tenant portal on all work orders (if you have not received a response from Advantage Homes or a vendor within 3 business days, please contact our office)
HVAC Work Order Addendum
The following terms are an integral part of the lease.
Heating and Air Conditioning units are expensive equipment in your rental home.
To keep your units running well and to avoid any unnecessary expense to You, or to the Owner of your home;
You are required to keep the equipment clean, refer to paragraph 8 of your lease.
(Most of your questions can be answered from paragraphs 7, 8, & 9 of your lease)
Advantage Homes highly recommends obtaining Renters insurance; but it is not mandatory (in most cases). The Landlord’s insurance only covers the structure of the Property and does not include the renter’s possessions or hotel stays due to disaster, which is why we HIGHLY suggest all renters obtain insurance.
Any changes to the Property require the Owners prior approval in WRITING. The best way to ensure all parties are in agreement is to request an addendum to your lease contract. Should an Owner agree to an addendum regarding interior painting of a Property it will always require the painting be performed by a professional, at Renter’s expense. Advantage Homes will need a paint # code prior to completing an addendum and will need a copy of the receipt upon completion. When hanging pictures in your home we recommend using picture hangers rather than nails (can be purchased at hardware stores); these are tiny nails that go into a U shaped hook. Although they make a small hole they are designed to hold heavy weight. NEVER use nails, anchors, paint or perform changes to the property without prior, written approval.
You may have a satellite dish installed professionally at your expense. Most satellite companies will require a letter from Advantage Homes prior to having the satellite dish installed. This letter will direct the installation technician that no holes may be drilled into the roof or siding. The dish must be installed on a pole; also the dish cannot be visible from the street (therefore not in the front yard).
Each home is individually owned. This means that Advantage Homes cannot approve a pet on the Owners behalf. If you want to add a pet to the lease we must first obtain the Owner’s permission via an amendment to your lease. This amendment will need to include the breed, age, & weight of the expected pet. There is no guarantee a pet will be allowed.
Your ratified, legally binding lease contract has a start date and an end date. If for ANY reason you may need to end the lease prior to the binding end date you need to notify Advantage Homes as soon as possible. Again, each home is individually owned and therefore the termination terms must be agreed upon by the Owner.
In most cases, if the owner allows you to terminate early; you will be responsible for reimbursement of all commission fees in which the Owner incurred for your lease contract as well as continuing to abide by all terms of your lease agreement including all remaining rental payments until a new occupant takes possession.
Most landlord-tenant relationships go smoothly. However, problems sometimes do arise. This discussion is designed to help understand the KS & MO Residential Landlord & Tenant Acts to help alleviate possible issues and problems in the landlord-tenant relationship.
A rental dwelling must be fit to live in; that is, it must be habitable. In legal terms, “habitable” means that the rental dwelling is fit for occupation by human beings and that it substantially complies with state and local building and health codes that materially affect tenants’ health and safety.
Residential Landlord & Tenant Acts makes landlords and tenants each responsible for certain kinds of repairs, although landlords ultimately are legally responsible for assuring that their rental dwellings are habitable.
Landlord’s responsibility for repairs
Before renting a rental dwelling to a tenant, a landlord must make the rental dwelling fit to live in, or habitable. Additionally, while the rental dwelling is being rented, the landlord must repair problems that make the rental unit unfit to live in, or uninhabitable.
The landlord has this duty to repair because of an implied warranty of habitability. Under the implied warranty of habitability, the landlord is legally responsible for repairing conditions that seriously affect the rental dwelling’s habitability. That is, the landlord must repair substantial defects in the rental dwelling and substantial failures to comply with state and local building and health codes. However, the landlord is not responsible under the implied warranty of habitability for repairing damages that were caused by the tenant or the tenant’s family, guests, or pets.
Generally, the landlord also must do maintenance work which is necessary to keep the rental dwelling liveable. Whether the landlord or the tenant is responsible for making less serious repairs is usually determined by therental agreement.
Tenant’s responsibility for repairs
Tenants are required by law to take reasonable care of their rental dwellings, as well as common areas such as steps and sidewalks. Tenants must act to keep those areas clean and undamaged. Tenants also are responsible for repair of all damage that results from their neglect or abuse, and for repair of damage caused by anyone for whom they are responsible, such as family, guests, or pets. Tenants’ responsibilities for care and repair of therental dwelling are discussed in detail below.
Conditions that make a rental dwelling legally uninhabitable
There are many kinds of defects that could make a rental dwelling unlivable. The implied warranty of habitability requires landlords to maintain their rental units in a condition fit for the “occupation of human beings.” In addition, the rental unit must “substantially comply” with building and housing code standards that materially affect tenants’ health and safety.
A rental dwelling may be considered uninhabitable (unlivable) if it contains a lead hazard that endangers the occupants or the public, or is a substandard building because, for example, a structural hazard, inadequate sanitation, or a nuisance endangers the health, life, safety, property, or welfare of the occupants or the public.
A rental dwelling also may be considered uninhabitable (unlivable) if it substantially lacks any of the following:The implied warranty of habitability is not violated merely because the rental dwelling is not in perfect, aesthetically pleasing condition. Nor is the implied warranty of habitability violated if there are minor housing code violations, which, standing alone, do not affect habitability.
Most of our owners accept pets with additional deposits. Deposits for pets are subject to change depending on the owners approval. All deposits are fully refundable at the end of the lease, provided there is no damage. All carpets must be professionally cleaned (with receipt) to receive back the pet deposit at the end of the lease agreement.
Approximate Fees are as follows:
Cats:
$150 each
Dogs:
1-49 lbs $200 each
50+ lbs upon owners approval & $300 each
Make sure the application is complete. (including the following: your COMPLETE address with city, state and zip code, daytime telephone number for your landlord, copies of payroll check stubs or letter of commitment for a new job.) The fastest way for us to receive your application is for you to fax it to us. Our fax number is 913-310-0508. Along with your application, we will need a copy of the check for $49.
Please mail your check to:
Advantage Homes
8650 Candelight Lane
Suite 3
Lenexa KS 66215
Please put your information in writing with your application. Verbal communication with any staff person about special circumstances will not be considered.
We understand that life is not always easy and your credit score may be less than perfect. We are usually able to get your lease approved through the following credit approval process:
Your total earnings must be approximately three to three and a half times the amount of rent.
FICA Score 700+: You are approved with verifiable income and mortgage or rental history.
FICA Score 550-700: We will verify past two years of rental history to obtain adequate information. Your rental history is very important to Advantage Homes and we will process & approve your credit application upon the information received. If you have not rented in the recent past, we may require co-signers or last month’s rent in advance.
FICA Score 550 or below: Your security deposit, plus first and last month’s rent must be paid in advance in certified funds (along with the credit application fee.) Advantage Homes for Lease will also verify your recent rental and bank history for approval.
Whether the application is accepted or not, any application fees paid are non-refundable. (Let’s discuss any credit problems before signing the lease.)
Multiple leases written will be presented to the owner. We do not approve applications on a 1st come 1st served basis.
All approved applications are valid for up to thirty days. If you choose to continue after 30 days, a $15 renewal fee will be charged.
The entire first full month’s rent is due in certified funds on your move in date. If you take possession on any date other than the 1st, your 2nd month’s rent will be pro-rated.
Your security deposit will never be accepted as last month’s rent.
