Resident Resource & Home Care Guide

Use Your Resident Portal

Your Southern Bay Realty resident portal is the central location for many day-to-day rental matters. Residents should become familiar with it early in the tenancy and keep their login information available.

• Review your resident account and ledger
• Make rent payments when available through the portal
• Submit maintenance requests
• Review maintenance communication
• Access documents made available to you
• Keep up with important property communication

Open the Southern Bay Realty Resident Portal

Keep Your Contact Information Current

Southern Bay Realty needs accurate contact information to communicate maintenance scheduling, property notices, weather instructions and other time-sensitive information.

• Notify us promptly if your phone number changes.
• Keep a current email address on your account.
• Review messages sent through the resident portal.
• Respond to vendor scheduling calls or messages promptly.
• Check your spam or junk folder if you are expecting an email.

Opt In to Text Messaging

Text messaging can be one of the fastest ways for Southern Bay Realty to distribute time-sensitive information. Residents are strongly encouraged to remain opted in to operational text communications and to keep the correct mobile number on file.

Your Lease and Property-Specific Instructions Control

This guide is designed to help residents understand common household situations, but every property is different. Your lease may assign certain responsibilities differently or contain property-specific requirements.

Instructions sent directly by Southern Bay Realty for your specific home should be followed even when they differ from general guidance on this page.

Emergency, Urgent or Routine?

Not every maintenance issue has the same priority. Southern Bay Realty reviews reported conditions and coordinates service based on the nature of the problem, potential property damage, habitability concerns and vendor availability.

Submitting a Good Maintenance Request

The more useful information we receive initially, the easier it is to assign the correct vendor and help that vendor arrive prepared.

• Describe exactly what is happening
• Tell us when the problem started
• Tell us whether it is constant or intermittent
• Include clear photos when helpful
• Include video when movement, sound or leaking is important
• Include appliance make/model when available
• Provide any displayed error code
• Explain basic troubleshooting already attempted
• Tell us whether water or electricity has been shut off
• Provide access and pet information

One Problem = One Work Order

Once you have submitted a maintenance request, do not create additional work orders for the same unresolved problem simply because the original request remains open.

Duplicate requests can split communication, create duplicate vendor assignments and make the repair history harder to track.

What Happens After You Submit a Request?

Understanding Vendor Scheduling

Southern Bay Realty coordinates maintenance, but most service providers are independent companies. Once a vendor is engaged, we do not control every detail of that company's daily route or technician schedule.

Scheduling can be affected by:

• Existing appointments
• Emergency calls ahead of yours
• Technician availability
• Specialty trade availability
• Weather conditions
• Parts availability
• Warranty requirements
• Diagnostic findings

Some Repairs Require Owner Approval

Property managers coordinate repairs on behalf of property owners, but management authority is not unlimited. Depending on the repair, cost and circumstances, owner approval may be necessary before work can proceed.

This is particularly common with items such as:

• Major appliance replacement
• Major HVAC repair or replacement
• Significant plumbing or electrical work
• Capital improvements
• Large or unusual repair estimates
• Cosmetic upgrades rather than necessary repairs

Diagnosis, Parts and Return Visits

A technician's first visit is not always the repair visit. Some problems cannot be fully diagnosed until the technician sees the equipment or condition in person.

A return visit may be necessary because:

• A specific replacement part must be ordered
• A part is not stocked locally
• A manufacturer or warranty company must approve service
• Additional owner approval is needed
• A different specialty trade is required
• Additional equipment or labor is necessary

An open work order does not necessarily mean a request has been forgotten. It may mean the repair is waiting on the next required step.

How to Help Us Get Your Repair Completed Faster

• Provide detailed information the first time
• Send useful photos or video
• Answer vendor calls and texts
• Confirm appointment windows promptly
• Secure pets before service
• Clear access to the repair area
• Keep your phone number current
• Update the existing work order if something changes

Access Problems Can Delay Repairs

A vendor cannot complete a repair if the technician cannot reach the affected area safely.

Before an appointment:

• Remove belongings from under sinks when plumbing is involved.
• Move furniture blocking the affected wall, outlet or HVAC return.
• Secure dogs, cats and other animals.
• Make sure gates or access points are usable.
• Tell management or the vendor about special access concerns.

Missed appointments, inaccessible areas, loose pets and repeated rescheduling can extend repair timelines.

If the Problem Continues After the Repair

If a repair appears complete but the same condition returns, update the original maintenance request whenever possible. Explain what is happening now and whether the symptoms are the same or different.

New information is useful. A second duplicate work order is not.

Water Leaks: Act Early

Water damage can spread far beyond the original plumbing problem. Report active leaks promptly even if the amount of water initially seems small.

If water is actively leaking:

• Move belongings away from the water when safe.
• Use towels or containers to limit additional damage.
• Turn off the fixture's shutoff valve if it is obvious, accessible and safe to use.
• If a major leak continues, use the home's main water shutoff if you know its location and can access it safely.
• Take photographs or video when doing so does not delay stopping the water.
• Notify Southern Bay Realty promptly.

Clogged or Overflowing Toilets

If the water is rising, stop flushing. If necessary, turn the toilet's supply valve clockwise to stop additional water from entering the tank.

For an ordinary clog:

• Use a toilet plunger designed with a flange.
• Create a seal over the drain opening and use firm, controlled plunges.
• Do not repeatedly flush a toilet that is already backing up.
• Stop and submit maintenance if the clog will not clear.

Never flush:

• Wipes, including products labeled “flushable”
• Paper towels
• Feminine hygiene products
• Diapers
• Cat litter
• Grease or food
• Children's toys or foreign objects
• Large amounts of toilet paper at once

Repeated clogging may indicate a larger plumbing problem and should be reported even if the toilet can temporarily be cleared.

Slow or Clogged Sinks

Basic drain care can prevent many avoidable clogs. Remove visible hair or debris when it can be done safely, and use a sink plunger for simple stoppages when appropriate.

Bathtubs & Showers

Hair and soap buildup are common causes of slow bath and shower drains. Residents should keep visible strainers and accessible drain covers free of ordinary hair and debris.

Report:

• Water backing up into another fixture
• Persistent slow drainage after basic cleaning
• Loose or damaged faucet handles
• Leaks behind or around fixtures
• Sudden loss of water pressure
• Water appearing outside the tub or shower enclosure

Garbage Disposal Basics

A disposal that stops operating does not always require a repair. If there is no sign of leaking or electrical damage, check whether the unit's reset button has tripped and verify that the nearby GFCI outlet or circuit has not tripped.

Good disposal habits:

• Run cold water while operating the disposal
• Feed small amounts at a time
• Allow water to continue briefly after grinding
• Keep utensils and hands out of the disposal

Avoid putting these into the disposal:

• Grease and cooking oil
• Bones
• Large quantities of food
• Fibrous materials
• Metal, glass or plastic
• Non-food items

No Hot Water

Before reporting no hot water, determine whether the issue affects one fixture or the entire home.

• If only one faucet or shower is affected, describe that specific fixture.
• If the entire home is affected, note whether the water is completely cold or simply not as hot as normal.
• For an electric water heater, you may verify whether the labeled breaker appears tripped, but do not remove covers from the water heater.
• Report any water around the water heater immediately.

Do not attempt internal water-heater repairs, element replacement, gas adjustments or pressure-relief-valve work.

Low Water Pressure

Determine whether the pressure problem affects one fixture or the entire home. A single faucet may simply have buildup in an accessible aerator, while a whole-house pressure change can indicate a larger issue.

Report sudden or significant changes in water pressure, especially when accompanied by leaking, unusual plumbing sounds or discoloration.

Seasonal Plumbing & Freeze Protection

Freezing temperatures are less common on the Gulf Coast than in colder climates, but exposed plumbing can still be damaged during a hard freeze.

• Disconnect garden hoses before freezing temperatures.
• Cover exposed exterior hose bibs/spigots when a freeze is expected.
• Keep the home heated even if you are away.
• Open sink-cabinet doors when instructed so warm indoor air can reach vulnerable pipes.
• Follow Southern Bay Realty property-specific freeze instructions.
• Know the location of the main water shutoff when possible.

Changing Your HVAC Filter

A dirty HVAC filter can restrict airflow, increase energy use and contribute to cooling problems. Residents responsible for filter replacement should follow the lease and any property-specific instructions.

Many common filters need inspection or replacement approximately every 30–90 days depending on the filter type, pets, dust levels, occupancy and system requirements. Your lease or property instructions may require a different schedule.

• Confirm the correct filter size
• Turn the system off if needed while changing the filter
• Follow the airflow arrow printed on the filter
• Keep return-air grilles unobstructed
• Do not operate the system for extended periods without a filter
• Report damaged filter housings or inaccessible filters

Air Conditioner Running but Not Cooling

Before submitting a request, check the basics:

• Thermostat is set to COOL
• Temperature is set below the current indoor temperature
• Fan setting is appropriate
• HVAC filter is clean
• Supply and return vents are not blocked
• The labeled HVAC breaker is not visibly tripped
• Doors and windows are closed

If the system continues running without cooling, submit a maintenance request with the thermostat reading, indoor temperature, how long the system has been running and any unusual sounds or visible ice.

If You See Ice on the HVAC System

Ice on refrigerant lines or indoor components may indicate restricted airflow or another HVAC problem. Continuing to force a frozen system to cool can make the condition worse.

Heat Not Working

Confirm that the thermostat is set to HEAT and above the current room temperature. Check whether the thermostat display is operating and whether the labeled HVAC breaker appears tripped.

Heat pumps can operate differently from traditional furnaces, particularly during colder weather. Report prolonged failure to heat, unusual noises, electrical odors or repeated breaker trips.

Thermostat Basics

• Use COOL for air conditioning and HEAT for heating.
• AUTO normally allows the fan to cycle with the system.
• ON generally makes the fan run continuously.
• Replace thermostat batteries when the thermostat uses replaceable batteries and displays a low-battery warning.
• Avoid continuously changing the temperature by large amounts.

If the thermostat is blank, unresponsive or displaying an error, include a photo with the maintenance request.

Humidity, Condensation & Moisture

South Alabama's warm, humid climate makes indoor moisture control especially important. Everyday habits can have a meaningful impact.

• Keep exterior doors and windows closed while the AC is operating
• Use bathroom exhaust fans during and after showers
• Use kitchen ventilation when cooking
• Do not block HVAC returns
• Report recurring condensation or moisture
• Report plumbing and roof leaks promptly

Persistent moisture on walls, ceilings, around windows or beneath flooring should not simply be painted over or ignored.

Mold or Mildew Concerns

Small amounts of ordinary bathroom surface mildew can occur where moisture repeatedly accumulates and should be cleaned using a product appropriate for that surface. Larger, recurring or unexplained growth should be reported.

Contact Southern Bay Realty when discoloration appears connected to a leak, repeated condensation, wall or ceiling moisture, HVAC concerns or another condition that may require inspection.

Power Outage: Home or Neighborhood?

Before submitting maintenance for a complete power outage, determine whether nearby homes or streetlights also appear to be without power. Utility outages are generally handled by the utility provider rather than a property repair vendor.

If only part of the home has lost power, check the appropriate breaker and nearby GFCI outlets.

Tripped Breakers

A tripped breaker may rest between the ON and OFF positions. If the breaker is clearly labeled and there are no signs of electrical damage, it may be reset once by moving it fully OFF and then back ON.

GFCI Outlets

Kitchens, bathrooms, garages and exterior areas commonly have GFCI-protected outlets. One GFCI device can sometimes protect several outlets downstream.

If an outlet suddenly stops working, look for a nearby GFCI receptacle with TEST and RESET buttons. Press RESET firmly. If it will not reset, repeatedly trips or shows signs of damage, report the issue.

Lights & Bulbs

Ordinary bulb replacement is generally a resident household task unless your lease or property instructions state otherwise. Use the correct bulb type and wattage for the fixture.

Report fixtures that flicker, spark, smell hot, repeatedly burn through bulbs or remain inoperative after an appropriate bulb has been replaced.

Smoke & Carbon Monoxide Detectors

• Never disable or remove a required detector.
• Test detectors periodically using the test button.
• Replace resident-serviceable batteries when required by your lease or property instructions.
• Report damaged or non-functioning detectors.
• A persistent warning after a battery change may indicate end-of-life or another problem.

Electrical Danger Signs

Stop using the affected outlet, fixture or appliance and report:

• Sparking or electrical arcing
• Burning or melting odor
• Scorched outlet covers
• Hot switches or receptacles
• Repeated breaker trips
• Buzzing from electrical components

Do not remove electrical panels, replace wiring or attempt internal electrical repairs.

If You Smell Gas

Refrigerator Not Cooling Properly

• Confirm the appliance has power
• Check that controls were not accidentally changed
• Do not block internal air vents with food
• Make sure doors close completely
• Check for excessive frost or ice
• Keep door seals reasonably clean

If food temperature continues rising, submit a maintenance request promptly. Tell us whether the freezer is affected too and include any unusual sounds, leaking or error codes.

Dishwasher Care

• Use detergent specifically designed for automatic dishwashers.
• Do not use ordinary hand dish soap.
• Remove large food scraps before loading.
• Keep spray arms clear of tall dishes and utensils.
• Clean accessible filters when the manufacturer design allows it.
• Report leaks or standing water that does not drain.

Range, Cooktop & Oven

Keep cooking surfaces reasonably free of grease and food buildup. Use cleaners made for the specific surface, particularly with glass cooktops and stainless finishes.

Report burners that will not heat, controls that are damaged, repeated breaker trips, persistent gas odors, sparks or an oven that does not operate properly.

Microwave

For an owner-provided microwave that suddenly has no power, check whether the outlet is GFCI-protected and whether the associated breaker appears tripped.

Never place metal or other prohibited material in the microwave. Stop using the unit if it sparks, smells burned or has a damaged door.

Washer

• Avoid overloading the machine.
• Use the correct detergent and amount.
• Distribute heavy items evenly.
• Report leaking water immediately.
• Stop a machine that is violently out of balance.

Dryer

Clean the lint screen after each load. Excessive lint restricts airflow, extends drying time and increases fire risk.

Report a dryer that becomes unusually hot, produces a burning odor, stops tumbling or takes dramatically longer than normal even with a clean lint filter.

Clean Regularly, Not Just at Move-Out

Regular cleaning prevents ordinary dirt and residue from becoming permanent damage. Clean spills promptly, remove food debris, manage pet hair and keep moisture-prone areas reasonably dry.

• Wipe spills promptly
• Keep kitchens free of grease buildup
• Keep bathrooms ventilated and clean
• Vacuum or sweep floors regularly
• Remove trash regularly
• Keep appliances reasonably clean

Use the Right Cleaning Chemicals

More aggressive does not always mean better. Harsh cleaners can damage stone, flooring, stainless steel, glass cooktops, painted surfaces and plumbing fixtures.

When you are unsure what material a surface is made from, use a mild product or ask Southern Bay Realty before applying a strong chemical.

Countertops

Granite, quartz, laminate, marble, solid-surface and wood countertops do not all tolerate the same products.

• Use cutting boards instead of cutting directly on counters.
• Use trivets for hot cookware.
• Avoid prolonged standing water around seams and sink edges.
• Avoid acidic products on stone unless the product is specifically approved.
• Clean spills before they stain or penetrate the surface.

Floor Care

Use products designed for the flooring in your home. Luxury vinyl plank, laminate, hardwood, tile and carpet require different care.

• Avoid soaking wood, laminate or floating flooring with water.
• Use furniture pads where furniture may scratch the floor.
• Clean pet accidents promptly.
• Avoid steam cleaning unless the flooring manufacturer permits it.
• Do not use abrasive scrubbers on surfaces that can scratch.

Bathroom Cleaning & Moisture Control

• Use exhaust fans while showering
• Allow wet areas to dry
• Remove soap and body-oil buildup
• Keep hair out of drains
• Clean ordinary surface mildew promptly
• Report failed caulk, leaking fixtures or persistent moisture

Kitchen Cleaning

Grease, crumbs and food residue can damage finishes and attract pests. Wipe cooking surfaces regularly and clean spills rather than allowing them to bake onto appliances.

• Use non-abrasive products on stainless steel.
• Use cooktop-safe products on glass ranges.
• Keep refrigerator shelves and seals clean.
• Remove food debris around and beneath accessible appliance areas.
• Never pour cooking grease down the sink.

Walls, Fixtures & Interior Surfaces

Avoid products or scrubbers that remove paint or finishes. Large anchors, wall-mounted equipment, painting and permanent changes may require prior authorization under your lease.

If you are uncertain whether an alteration is permitted, ask before making it.

Everyday Pest Prevention

• Store food in sealed containers
• Clean crumbs and spills promptly
• Do not leave pet food out unnecessarily
• Remove household trash regularly
• Limit standing water
• Keep exterior doors closed
• Report obvious entry points or damage
• Report significant infestations early

Roaches & Ants

Food, grease, crumbs, pet food and moisture can attract insects. Good sanitation is the first line of prevention.

If activity becomes significant or persistent despite reasonable household prevention, report the condition and provide photos when possible. Responsibility for pest treatment may depend on the lease and circumstances.

Rodents

Report signs such as droppings, chewing, scratching sounds or an obvious entry point. Keep food secured and avoid leaving garbage or pet food accessible.

Do not use unsafe poison or trapping methods that could create hazards for children, pets, wildlife or service vendors.

Fleas, Bed Bugs & Other Interior Pests

Report suspected bed bugs or significant flea activity promptly. Do not move infested furniture through common areas or apply unknown pesticides throughout the home without appropriate guidance.

Treatment responsibility can depend on the lease, pets, timing and the circumstances of the infestation.

Termite Warning Signs

Gulf Coast properties require attention to termites. Residents should report unusual swarming insects, discarded wings, mud tubes or unexplained wood damage.

Do not disturb suspected termite activity more than necessary. Photos can help management determine whether professional inspection is needed.

Trash & Sanitation

• Bag household waste properly.
• Use the designated containers for the property.
• Observe local collection schedules where applicable.
• Do not allow loose trash to accumulate outside.
• Keep garbage away from HVAC equipment, utility access and drainage areas.

Pet Responsibilities

Only animals permitted under the lease and applicable requirements should reside at the property.

• Clean pet waste promptly
• Prevent damage to floors, doors and yards
• Manage flea prevention
• Control odors
• Secure animals during vendor visits
• Tell vendors about animals before entry

Lawn & Landscape Care

Where lawn care is assigned to the resident, the responsibility generally means maintaining the property consistently rather than waiting until the yard becomes overgrown.

• Mow at reasonable intervals
• Edge walks and driveways
• Control excessive weeds
• Remove ordinary yard debris
• Keep access to meters and equipment clear
• Follow HOA requirements when applicable

Watering the Yard During Dry Weather

South Alabama normally receives substantial rainfall, but extended dry periods and drought conditions do occur. Where the lease makes the resident responsible for lawn or landscape care, reasonable supplemental watering may be necessary.

Watch for signs of drought stress:

• Grass remaining flattened after walking
• Browning or discoloration
• Wilting plants
• Curling leaves
• Very dry or cracking soil
• New landscaping struggling during establishment

Irrigation Systems

If the property has an irrigation system, follow the property's instructions regarding schedules and controls. Report broken sprinkler heads, zones that will not shut off, obvious leaks or a system that is not watering properly.

Do not significantly alter programming, valves, wiring or underground components unless authorized.

Drainage, Gutters & Standing Water

Report unusual standing water, severe erosion, overflowing gutters or water repeatedly collecting against the structure.

Fences & Gates

Report broken gates, failed latches, leaning fence sections or storm damage. Residents with pets should not assume a damaged fence is secure simply because it remains standing.

Pool Care

Pool responsibilities vary by property. Some homes include professional pool service while others assign certain routine tasks to the resident. Your lease and property-specific instructions control.

Basic resident pool care may include:

• Maintain an appropriate water level
• Remove ordinary leaves and surface debris
• Empty accessible skimmer baskets
• Keep gates closed and latched
• Keep trash and loose objects away from equipment
• Report cloudy water, algae or unusual discoloration
• Report abnormal water loss
• Report pump or equipment problems promptly

Unless property instructions state otherwise, pool water is commonly kept around the middle of the skimmer opening so the pump can receive adequate water. A level that becomes too low can cause equipment problems.

If your lease makes you responsible for pool chemistry, follow the property's specific testing and treatment instructions rather than improvising chemical doses.

Hot Tub & Spa Care

Where a hot tub or spa is provided, keep the water at the level specified for the equipment, keep the cover secured when appropriate, and prevent soaps, oils or other contaminants from entering the water.

• Report unusual water loss.
• Report equipment that stops circulating or heating.
• Do not drain the spa without authorization.
• Do not remove equipment covers or attempt electrical repairs.
• Follow property-specific chemical instructions when resident care is required.

Pool & Hot Tub Care During Severe Weather

Pools and spas may require special precautions during freezes, tropical weather or power outages. Follow Southern Bay Realty advisories and any instructions from the property's pool-service company.

Before tropical weather, secure loose pool furniture and other outdoor objects when safe to do so. Never intentionally drain a pool in preparation for a storm unless specifically directed by a qualified professional.

Southern Bay Realty Weather Advisories

When significant weather is expected, Southern Bay Realty may send residents general or property-specific instructions designed to help protect the home.

Advisories may address:

• Freezing temperatures
• Tropical storms and hurricanes
• Heavy rain and flooding
• Severe thunderstorms
• Extended drought
• Extreme heat
• Pool or irrigation precautions
• Post-storm reporting procedures

You Are Responsible for Staying Weather Aware

Southern Bay Realty advisories are supplemental communication. They are not intended to replace forecasts, watches, warnings or emergency information provided by official weather and emergency-management agencies.

A Southern Bay Realty message may not be issued for every freeze, thunderstorm, flood risk, heat event or other weather condition. Residents should independently monitor reliable weather information and take reasonable steps to protect themselves and the property.

Alabama EMA also allows residents to opt in by texting ALalert to 77295 for emergency alerts and notifications.

Preparing for Freezing Temperatures

• Disconnect exterior garden hoses
• Cover exposed exterior faucets when appropriate
• Maintain heat inside the home
• Do not turn the HVAC system off when leaving town
• Open vulnerable sink cabinets when instructed
• Follow any property-specific faucet-trickle instructions
• Follow pool and irrigation freeze instructions
• Report frozen or burst pipes promptly

Never use a torch or open flame to thaw a frozen pipe.

Hurricanes & Tropical Weather

Do not wait until conditions are dangerous to prepare the exterior of the property.

• Bring in or secure lightweight outdoor furniture
• Secure loose decorations and planters
• Secure trash and recycling containers
• Follow property-specific pool instructions
• Charge essential devices
• Monitor official evacuation information
• Keep Southern Bay contact information accessible
• Photograph storm damage when safe afterward

Heavy Rain & Flooding

Report water entering the home, active ceiling leaks, unusual standing water against the structure or drainage conditions that appear to be threatening the property.

Avoid walking or driving through flood water and stay away from electrical equipment that has been exposed to water.

Drought & Extended Heat

During long dry periods, residents responsible for landscaping may need to increase reasonable watering while observing local restrictions.

Extended heat can also place greater demand on HVAC systems. Keep filters clean, keep exterior doors and windows closed, and report abnormal cooling performance rather than lowering the thermostat repeatedly in an attempt to force the system to cool faster.

Severe Thunderstorms & Tornadoes

Stay informed through official weather sources and follow official safety guidance. Secure loose outdoor objects before conditions deteriorate when it is safe to do so.

Following severe weather, report fallen trees, structural damage, broken fencing, water intrusion and other property damage.

After Severe Weather

Major weather events can create unusually high repair demand across an entire region. Vendors, utilities, insurance companies and restoration contractors may all experience delays.

Southern Bay Realty will prioritize conditions based on safety, active property damage and urgency. Please avoid creating duplicate work orders for storm damage already reported.

Vendor Entry & Appointments

Depending on the circumstances and applicable notice requirements, a resident may not always need to be physically present for authorized maintenance or inspection access.

Follow your lease and any specific scheduling communication from Southern Bay Realty.

Preparing the Home for a Service Visit

• Clear belongings from the repair area
• Empty cabinets below affected sinks when possible
• Move furniture blocking access
• Secure pets
• Unlock required interior areas
• Provide any new information before the appointment

Locks, Keys & Lockouts

Do not replace, rekey or add exterior locks without authorization. Southern Bay Realty and authorized vendors must be able to maintain appropriate property access.

Report lost keys, damaged locks, malfunctioning smart locks or other access problems promptly.

Occupants, Guests & Household Changes

Guests and additional residents are not necessarily the same thing. Follow the occupancy provisions of your lease and obtain required approval before adding a new resident, long-term occupant or animal.

Alterations & Unauthorized Repairs

Do not independently hire contractors or make substantial changes to the property without authorization.

Items that may require approval include:

• Painting
• Large wall anchors or mounted equipment
• Security systems
• Smart-home devices
• Satellite equipment
• Changing locks
• Plumbing fixtures
• Electrical fixtures
• Landscaping changes

Routine Property Inspections

Periodic inspections help identify maintenance concerns, confirm the condition of the property and protect both residents and property owners.

An inspection may include observation of:

• Plumbing and visible leaks
• HVAC filters and system condition
• Smoke and safety devices
• Interior property condition
• Exterior condition
• Lease-compliance items
• Deferred maintenance concerns

Utilities

Maintain all resident-responsible utilities as required by your lease. Do not intentionally disconnect utilities while you remain responsible for the property if doing so could damage the home.

This is particularly important during freezing temperatures, extreme heat or other conditions when HVAC, water or electrical service protects the property.

Move-In Basics

• Confirm utilities are placed in your name when required
• Test keys and access devices
• Review the property condition
• Locate important shutoffs when practical
• Confirm the HVAC filter location and size
• Review smoke detectors
• Set up resident-portal access

Document Existing Condition

Complete required move-in documentation accurately and on time. Take clear photographs of existing damage or unusual conditions.

Move-in documentation is not merely a repair request. If an existing condition also requires maintenance, submit the appropriate maintenance request so the repair can be tracked separately.

Lease Renewals

Southern Bay Realty may contact residents before lease expiration regarding renewal options. Renewal availability, terms and rental rates can vary.

Respond by any stated deadline so there is adequate time to complete the renewal process or prepare for move-out.

If You Do Not Plan to Renew

Follow the notice requirements in your lease. Notice should be provided in the required form and within the required timeframe.

Do not assume that simply moving out, verbally mentioning that you may move, or stopping rent payments serves as proper notice.

Move-Out Cleaning

The goal is to return the property in the condition required by your lease, subject to ordinary wear and tear.

• Remove all personal belongings and trash
• Clean kitchen surfaces and appliances
• Clean bathrooms thoroughly
• Clean floors and carpets as required
• Wipe cabinets and closets
• Remove excessive wall marks and residue
• Clean pet-related debris and odors
• Complete required lawn care
• Remove items from garages, sheds and exterior areas

Return Keys, Remotes & Access Devices

Return all property access items according to move-out instructions, including keys, mailbox keys, garage remotes, gate devices and any other access equipment provided during the tenancy.

Utilities at Move-Out

Do not disconnect utilities prematurely. Follow the lease and Southern Bay Realty move-out instructions regarding the date resident-responsible utilities should remain active.

Security Deposit Process

After possession is returned, the property condition and resident account are reviewed in accordance with the lease and applicable requirements.

Provide a valid forwarding address and follow Southern Bay Realty's move-out instructions. The security deposit process may consider unpaid account balances, damage beyond normal wear and tear and other charges permitted under the lease and applicable law.