CHECK-IN
Check-in at the office located at 760 East 900 North #3 during office hours.
Office hours: Monday-Friday 2:00 pm - 3:00 pm
By appointment: submit this form: https://aptsbyusu.com/appointment-request
KEYS
Tenants must personally pick up and sign for keys at the office.
UTILITIES
Any utilities that the tenants are responsible for will need to have put those utilities into their name within 3 days of the contract start date. Failure to do so will result in a $15 a month fee in addition to the utilities owed.
Logan City Utilities (electricity, water, sewer, & garbage): (435) 716-9208, 290 North 100 West https://www.loganutah.org/government/departments/finance/treasurer_and_utility_billing/index.php#:
Dominion Energy (Heat & Hot Water): https://www.dominionenergy.com/utah/start-stop-service
INTERNET SERVICE
Due to the varying requirements or needs of internet data rates and throughput, each apartment is responsible for getting their own internet service connection. The easiest way to do this is to go to Xfinity.com. Xfinity Store: (800) 934-6489, 1634 N Main St, Logan
MAINTENANCE REQUESTS
If there are items that need to be repaired, you must SUBMIT A MAINTENANCE TICKET from your ROOM CHOICE ACCOUNT, (spectrum.roomchoice.com). If there are water leaks or flooding; immediately turn off the water, fill out a maintenance ticket, and send a text (435) 554-8078.
The maintenance crew only looks at submitted tickets. They do not look at emails. Please do not send any maintenance requests via email because it will not be seen by the crew.
MOVE-IN CONDITION CHECKLIST
Within 3 days of checking in, fill out and submit the move-in-condition form. DO NOT list needed repairs! For repairs, fill out a maintenance ticket through your Room Choice account. Find the form on our website apartmentsbyusu.com
PARKING POLICY
⦁ Parking Permits are required for all lots & driveways.
⦁ Limited number of permits.
⦁ Permits are issued yearly in August.
⦁ Permit fee must be paid before obtaining a permit.
⦁ Tenants must pick up the permit at the office, during office hours or by appointment.
⦁ Guest parking is on the street.
⦁ Read the full parking policy found on our website apartmentsbyusu.com
⦁ Booting Company: Parking Enforcement LLC patrols all areas.
⦁ Autumn Hills, Austin Ridge, Auburn Heights & Spectrum Apartments are not affiliated with them nor
receive any compensation.
⦁ For questions or concerns please contact them directly at either parkrule.org or 435-512-5003.
DEPOSIT REFUND
Utah Code: 57-17-3. Deductions from deposit -- Written itemization -- Time for return.
LOGAN CITY TENANT/LANDLORD RESPONSIBILITIES - SUMMARY: (More specific summary below )
Landlords' Rights and Responsibilities:
Rights: Utah landlords have the legal right to collect rent payments on time, send a notice for the lease termination if the tenant doesn't comply with the required rules, and use the security deposit to deduct costs from damages that go beyond reasonable wear and tear. Additionally, state laws allow landlords to execute proper eviction claims in the case that the tenant refuses to leave the rental property.
Responsibilities: Landlords must provide a safe rental unit that complies with local housing regulations, as well as the required repairs for any damages that the tenant reports with advanced notice. A notice should be sent if the damages exceed regular wear and tear, and the landlord must respond within a reasonable amount of time (which is generally a 3-day notice). If the landlord fails to respond within this required 3-day time frame, and the unit is deemed uninhabitable, the tenant may seek legal advice in a court of law or deduct the cost of damages from the next month of rent. It's important to note that while the tenant can deduct the repairs from the next month of rent, the repairs may not cost more than two months of rent.
Tenants' Rights and Responsibilities:
Rights: Tenant rights allow them to live in a safe rental unit that complies with local housing laws and regulations, as well as seeking housing in a place that doesn't discriminate against them. The tenant may also be able to request any required repairs for excessive damages in the rental unit. In these cases, the renter must respond within a reasonable time frame; if they don't, they may be exposed to legal consequences.
Additionally, Utah tenants can deduct the repair costs from the next month of rent if the landlord doesn't respond within a 3-day notice.
Responsibilities: Every tenant must comply with a particular set of guidelines if they want to have a healthy relationship with their renter throughout the tenancy period. Here's an overview of the most general conditions found in a lease agreement:
NONDISCRIMINATION AND REASONABLE ACCOMMODATION POLICY
It is the policy and commitment of Autumn Hills, Austin Ridge, Auburn Heights, & Spectrum that it does not discriminate on the basis of race, color, religion, sex, familial status, disability, national origin, or source of income in the rental of its residential dwellings. Autumn Hills, Austin Ridge, Auburn Heights, & Spectrum affirms its policy of equal housing opportunity pursuant to state and federal fair housing laws. Applications, leases and tenant rules will contain the following language, “All persons will be treated fairly and equally without regard to race, color, religion, sex, familial status, disability, national origin, or source of income.”
Harassment or intimidation of a tenant, staff person or guest because of that person’s race, color, religion, sex, familial status, disability, national origin, or source of income is specifically prohibited and may be grounds for termination of employment and/or of tenancy. Harassment and intimidation includes abusive, foul or threatening language or behavior.
It is the policy of Austin Ridge Meadows to provide reasonable accommodations to applicants and residents who have disabilities, and to permit residents with disabilities to make reasonable modifications. Reasonable accommodations for people with disabilities will be provided upon request. A written request is preferred, but verbal requests will also be considered.
For further information, please read the Non-discrimination and Reasonable Accommodation Policy Document found below.
LOCKED OUT
If you get locked out of your apartment or bedroom, a staff member can come and unlock the door for a fee of $20. Call the office or message the text only number, (435) 554-8078 for assistance.
SNOW REMOVAL
Section 4 of your contract states that tenants are responsible for snow removal from sidewalks and driveways that are in front of a house. Snow shovels will be placed around the buildings. Be sure to remove the snow and ice from the sidewalks along the streets because Logan City will issue citations if they are not cleared promptly after snow storms. Any penalties and costs for clearing the sidewalks will be passed onto the tenants. A snow removal company will come and clear the parking lots and entrances to those lots. They will arrive when the snow begins to taper off. Please be patient because there are many parking lots that they need to clear, and it takes time. The most critical lots will be done first.
SUMMARY
PART I. INTRODUCTION
This pamphlet contains only a general summary of the Logan city Tenant/Landlord Responsibilities ordinance and does not include all details or provisions of the ordinance. This summary is for informational purposes only. It does not modify the provisions of any applicable ordinance and does not constitute legal advice, interpretation, or counsel. Please consult your attorney for legal advice.
The Logan City Tenant/Landlord Responsibilities ordinance applies to property owners, managers, or tenants of rental housing in Logan City. The ordinance covers both private and publicly subsidized housing and clarifies the legal rights and responsibilities of tenants and property owners. It applies to written and oral rental agreements.
FAILURE TO DELIVER POSSESSION
If a promised rental unit is not available on the agreed upon date, the tenant does not owe rent until the unit is available. The tenant may cancel the lease by written notice and recover all prepaid rent and security deposit.
INFORMATION THE PROPERTY OWNER MUST PROVIDE
Whenever a property owner and tenant agree to rent a unit, the tenant must be provided with the following:
● The name, address and telephone number of the owner or manager of the building. If there is more than one unit rented in the building without a written lease, the property owner shall post this information in a conspicuous place in the building.
● A copy of any written lease or rental agreement, including rules and regulations, an inventory of the condition of the premises, a list of all appliances and furnishings, this summary of Chapter 15-25 of the Logan City Code, “Tenant/Landlord Responsibilities”, and a copy of the state law regarding rental deposits.
● Notice of any uncorrected building or health code violations and any pending utility shut-offs.
TENANT RESPONSIBILITIES
A tenant must comply with the terms of the rental agreement and parts of the building, housing, and health codes that apply to tenants. For example, a tenant must:
● Be current on rent and comply with any rental agreement or lease.
● Dispose of garbage properly and maintain the premises in a clean and safe condition.
● Not destroy or damage the property.
● When moving out, restore the premises to their initial condition, except for reasonable wear and tear or conditions caused by the property owner.
PROPERTY OWNER RESPONSIBILITIES
A property owner must also comply with the rental agreement. In addition, the property owner must maintain the building in compliance with applicable city building, health, and safety codes. For example, the property owner must:
● Keep the building fit and habitable
● Keep stairways, porches, floors, walls, ceilings, roofs, doors, and windows in good repair.
● Keep plumbing, electrical, and heating systems operating properly.
● Provide a mailbox, garbage receptacles, and garbage removal services.
PART II TENANT RIGHTS IF PROPERTY OWNER DOES NOT FULFILL RESPONSIBILITIES
REPAIR OF SPECIFIED FAILURES
If something is wrong with the property, the tenant must notify the property owner or property owner’s agent, in writing, of the problem. The property owner then has a specified period of time in which to begin making the repairs. Lists of “critical” and “non-critical” repairs are provided below and include the specific period of time in which the property owner must begin making the repairs. The property owner must then complete the repairs with reasonable diligence.
TENANT REPAIR AND DEDUCT
Critical Repairs: The repairs listed below are considered “critical repairs” and if the property owner fails to begin making the repairs within the period of time listed, the tenant may have the necessary repairs made, give the property owner the paid receipts, and deduct the cost of the repairs from the next month’s rent. The tenant may deduct only up to $400 per repair, but the cost for a repair may not exceed the normal and reasonable price for the work.
Repairs to Begin Within 24 Hours:
● Inoperable toilet.
● Non-functioning heating (during a period when heat is reasonably necessary) or electrical system.
● Broken or leaking water pipes causing an imminent threat to life safety, or health.
● Discussion of electrical, water, or natural gas service caused by the property owner.
Repairs to Begin Within 72 Hours:
● Other broken or leaking pipes
Non-Critical Repairs: The repairs listed below are considered “non-critical repairs” and the tenant cannot act until the property owner fails to begin making the repairs within the specific periods of time listed. Once the time has lapsed and the property owner has not begun making the repairs, however, the tenant shall notify the property owner or property owners’ agent, in writing or personally, by a second notice of intent to exercise the “tenant repair and deduct” provisions.
The property owner shall begin making the required repairs within 48 hours after receiving the 2nd notice. If the 2nd notice is mailed, the property owner has until the end of the second calendar day after the date of the mailing to begin making repairs. The property owner must complete the repairs with reasonable diligence.
If the property owner fails to begin making the repairs within the period of time outlined above, the tenant may have the necessary repairs made, give the property owner the paid receipts, and deduct the cost of the repairs from the next month’s rent. The tenant may deduct up to $400 per repair, but the cost for the repair may not exceed the normal price for such work. The maximum deduction that can be made in any one month is $400.
Repairs to Begin Within 24 Hours:
● Broken or inoperable exterior door lock.
● Broken stair or balustrade.
● Inoperable or missing smoke detector, if required by code.
● Inoperable required fire sprinkler system (if smoke detectors are not present or operating)
Repairs to Begin Within 72 Hours:
● Inoperable electrical fixture.
Repairs to Begin Within 96 Hours:
● Broken window with glass missing.
● Inoperable exterior lighting.
● Inoperable required fire sprinkler system (if smoke detectors are installed and operating)
ONLY LISTED REPAIRS QUALIFY FOR THE REPAIR AND DEDUCT PROVISION OF THE ORDINANCE.
REPAIR AND DEDUCT IS NOT THE SAME AS WITHHOLDING PAYMENT OF RENT TO THE PROPERTY OWNER.
The ordinance does not give the tenant the right to withhold a rent payment to the property owner, even if there is a problem in the unit that the property owner is aware of and has not fixed. Deducting the cost of repairs from a rent payment may be done only after the tenant has made and paid for the repairs.
TENANT CAUSED DAMAGES.
A tenant may not use the “tenant repair and deduct” provision for any conditions, failures, or damages caused by the tenant, other occupants of the unit, or guests of the tenant.
PART III OTHER RIGHTS AND RESPONSIBILITIES
A property owner may not terminate a rental agreement or bring or threaten to bring an eviction action because the tenant in good faith:
● Reported code violations.
● Requested repairs.
● Utilized the “tenant repair and deduct” provisions of the ordinance.
● Exercised any right or remedy provided by law.
ACCESS/REASONABLE ENTRY
A property owner may enter the rental unit to make repairs or show the unit to buyers, tenants, or show the unit to buyers, tenants, or work people. However, the property owner must give the tenant 24 hours notice before entering the premises, except, in the case of an emergency or otherwise agreed to by the tenant. The property owner may enter the premises only between 8 am - 10 pm except in the case of an emergency.
PROPERTY OWNER AND TENANT REMEDIES FOR ABUSE OF ACCESS
If the tenant refuses to allow lawful access to the premises, the property owner may cancel the lease and sue for eviction, and/or sue for damages. If the property owner enters the premises illegally or harasses the tenant by repeatedly and unreasonably demanding entry into the premises, the tenant may cancel the lease and move out, and/or sue for damages.
OTHER AGREEMENTS
The property owner and tenant may have written agreement specifying a procedure for notifying the property owner of needed repairs and providing for repair and rent deduction by the tenant. The property owner may shift any duties to the tenant by clear and specific written agreement.
MEDIATION SERVICES
Mediation is a process that helps people settle disputes as an alternative to going to court. It involves neutral third parties called mediators, who can help in reaching an agreement. Mediators do not judge or act as attorneys. When a dispute arises between a property owner and tenant, they may choose to use the services of a mediator to help improve communications and resolve misunderstandings. Mediation is one of many ways of settling disputes and may or may not be helpful in your situation.
It is the policy and commitment of Autumn Hills, Austin Ridge, Auburn Heights, & Spectrum that it does not discriminate on the basis of race, color, religion, sex, familial status, disability, national origin, or source of income in the rental of its residential dwellings. Autumn Hills, Austin Ridge, Auburn Heights, & Spectrum affirms its policy of equal housing opportunity pursuant to state and federal fair housing laws. Applications, leases and tenant rules will contain the following language, “All persons will be treated fairly and equally without regard to race, color, religion, sex, familial status, disability, national origin, or source of income.”
Harassment or intimidation of a tenant, staff person or guest because of that person’s race, color, religion, sex, familial status, disability, national origin, or source of income is specifically prohibited and may be grounds for termination of employment and/or of tenancy. Harassment and intimidation includes abusive, foul or threatening language or behavior.
It is the policy of Austin Ridge Meadows to provide reasonable accommodations to applicants and residents who have disabilities, and to permit residents with disabilities to make reasonable modifications. Reasonable accommodations for people with disabilities will be provided upon request. A written request is preferred, but verbal requests will also be considered.
REASONABLE ACCOMMODATIONS AND REASONABLE MODIFICATIONS
An applicant or resident with a disability may need either a reasonable accommodation or a reasonable modification, or both, in order to have an equal opportunity to use and enjoy a dwelling (including public and common use spaces) or housing services.
A reasonable accommodation is a change, exception, or adjustment to a rule, policy, practice, or service that allows a person with a disability to use and enjoy a dwelling, including public and common use areas.
A reasonable modification is a structural change made to a resident's living space or to the common areas of a community, which is necessary to enable a resident with a disability to have full use of and enjoyment of the housing. Reasonable modifications can include structural changes to interiors and exteriors of dwellings and to common and public use areas. These are generally paid for by the resident requesting the modification.
Restoration
We may choose to keep modifications in place at the end of the tenancy, and in many cases, these changes enhance the general accessibility of the unit or common area. At the end of tenancy, the resident is obligated, at the resident’s expense, to restore modified areas to their previous condition where we request the restoration. In general, if the modifications would not affect a subsequent resident’s use or enjoyment of the premises, we will not require the outgoing resident to restore the premises to its prior state. In certain circumstances, we may require that the resident deposit money into an interest bearing account to ensure that funds are available to restore the interior of a dwelling to its previous state. The resident is not responsible for expenses associated with reasonable wear and tear.
DENYING A REQUEST
No requests for reasonable accommodation or modification will be considered if the tenant is behind in rent or other fees owed. If unsure about the reasonableness of the request, we will consult upper management before denying the request or conditioning approval on an alternative. If honoring the request appears very difficult, time-consuming or expensive, we will inform the requester of the concern and discuss how to identify easier, quicker or less expensive alternate accommodations that may work. In such situations, we will offer the requester the opportunity to amend the initial request. We may consult a local fair housing agency or other expert for technical assistance, accommodation ideas, funding resources, etc. We will not deny a request for fear that an approval would encourage other people to request similar accommodation. Instead, we will assess each request individually. The reasonableness of a particular accommodation or modification depends on various factors, including undue financial and administrative burden, fundamental alteration, or direct threat.
Undue Financial and Administrative Burden
A request is generally not reasonable if the accommodation would impose an undue financial and administrative burden on us. We will determine on a case by case basis whether a request would impose an undue burden, considering these relevant factors:
Note: If granting the request would interfere with our compliance with historical preservation requirements or other regulatory restrictions, this may be considered in analyzing undue burden.
Fundamental Alteration in the Nature of our Business Operations
A request is generally not reasonable if the accommodation would fundamentally alter the nature of our business operations. If the requested accommodation or modification is not reasonable, we can use the interactive process to explore other alternatives that would address the person’s need and that would be reasonable. [Example: A resident with a disability requests housekeeping assistance. Such a request is not reasonable because housekeeping is outside our normal business services.]
Direct Threat
A request is generally not reasonable if the accommodation or modification would constitute a direct threat to the health or safety of others, or would result in substantial physical damage to the property of others, unless the threat can be eliminated or significantly reduced by reasonable accommodation. To establish direct threat, we need recent, objective evidence of behavior that puts others at risk of harm. However, all requests for accommodation will be evaluated, even from someone who is considered a direct threat or who has caused substantial property damage. In such a situation, the individual would need to present information that steps have been taken to prevent future harm.
GUIDANCE FOR STAFF
CONSIDERATION OF REQUESTS
• We will consider all requests, whenever they are made.
• Management will consider requests for accommodation or modification that are made by a person with a disability or by a representative
making the request on behalf of and with the approval of the person with a disability.
• It is preferred that all requests for reasonable accommodation or modification be made in writing, but if the person with the disability or a
representative making the request on their behalf are unable to make the request in writing, verbal requests will be considered.
• If management staff knows that someone who makes a request is disabled or if the disability is readily apparent, we will not request
verification of the disability.
• We do not need to know the details of someone’s disability. We do not require the authorization for release of confidential medical
records in order to verify a disability.
• The need for accommodation or modification must be related to the disability.
• The resident’s request should describe the accommodation or modification, and explain how it is related to the disability.
• The resident’s requested accommodation or modification must be necessary to meet the disability-related needs of the individual.
• The requested accommodation or modification must be reasonable
WHEN TO REQUEST VERIFICATION
The need to obtain verification documentation depends on the obviousness of the person’s disability, as well as the connection between the disability and the requested accommodation or modification. When the disability is obvious and the requested accommodation is clearly related to the disability, no verification is necessary. Such requests should be promptly documented and approved.
If the disability is known, but the requested accommodation does not appear related to the disability, we will request only information necessary to evaluate the disability-related need for the accommodation.
If neither the disability nor the relationship between the disability and accommodation is clear, we will ask for proof of both. [Example: Someone with no obvious disability asks for an accessible parking space – request that he document both that he has a disability and his disability-related need for the parking.] We will accept verification from a doctor or other medical professional who has personally met with the resident, or other qualified third party who, in their professional capacity, has met personally with the resident and has knowledge about the person’s disability.
SUPPLEMENTAL INFORMATION
When additional information is necessary, we will notify the person seeking the accommodation what information is needed and offer a reasonable time to provide the information. If, after a reasonable period of time, the requester fails to provide the necessary information, we will base the decision on whether to grant the request on the available information. If we have insufficient information, we may deny the request and inform the requester of the opportunity to submit another request later with more information.
ALTERNATIVE ACCOMMODATIONS
If the accommodation initially requested is determined not to be feasible or if more than one reasonable accommodation would fulfill the needs of the person with the disability, we will engage in a dialogue to identify alternatives that may be less costly or administratively burdensome. We can require that the modification be done according to our design.
If the initial accommodation proposed by the tenant is determined to be unreasonable and more than one alternative is available, we will offer the accommodation that is less burdensome or expensive and meets the resident’s needs.
We cannot require that the resident obtain additional insurance or increase the security deposit as a condition of allowing an accommodation or modification. For modifications, we can require that whoever does the work is reasonably able to do so in a professional manner and obtain all necessary building permits. We cannot insist that a particular contractor perform modifications, but we can require that the contractor be licensed, bonded, insured, etc.
INTERACTIVE PROCESS
When we receive a request, we will initiate an interactive, good faith dialogue with the resident who made the request to assess it and to reach a mutually acceptable solution. If we are uncertain about how to provide a requested accommodation, we will ask the resident to help identify community resources to assist in granting the accommodation. Remember, in most cases, the person with a disability knows best what accommodation or modification will meet his or her needs. We will give the requester the following:
• If needed, a letter asking for additional information (such as verification that the person has a disability, that the accommodation is
disability-related, or both), with a suggested timeline for providing the information.
• A letter notifying when a request is approved, under consideration, denied, or granted in a form different from that requested by the
person with a disability. We will document the interactive process, noting those situations in which additional information is necessary.
TIMELINESS
We will evaluate each request on a case by case basis, in a timely and professional manner.
Copyright © 2024 Autumn Hills, Austin Ridge, Auburn Heights, & Spectrum Apartments - All Rights Reserved.
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