Property Management Service & Sales, LLC

TENANT

HANDBOOK

Property Management Service & Sales, LLC

1319 New York Ave

Lynn Haven, FL 32444

(850) 248-0048 Office

(850) 215-7197 Fax

TENANT HANDBOOK

(Keep this handbook in a safe place for future reference.)

Welcome to BLUEKEY Property Management. We are pleased you have chosen our rental property for your home. It is a pleasure to have you as our tenant and we would like your tenancy with us to be a pleasant experience. Along with rental agreement, this tenant handbook is a very useful reference tool. It contains helpful information which is designed to outline our responsibility to you and yours to us and the home. It’s our sincere belief that when you understand our policy and procedures, we can better service you.

NOTE: Partof your lease agreement:This tenant handbook is attached as a part of your lease agreement; as addendum # 1.

Table of Contents

  1. When You First Move-In
  1. Get To Know Your Home
  2. Locating the shut off valves for the home
  3. Move in condition
  4. Smoke detectors
  5. Pest control
  1. General Rules & Regulations
  1. The Home
  2. Contact Numbers & Email
  3. Condominium/Homeowner Associations
  4. Rental Payments
  5. Returned Checks
  6. Default Of Rental Checks
  7. 60-Day Written Notice
  8. Keys & Locks
  9. Trash & Recycling
  10. Disturbances, Noise and Nuisance
  11. Periodic Property Inspections
  12. Parking/Vehicles
  13. Guests
  14. Insurance
  15. Security/Alarm/Video/Television/Satellite Dish
  16. Animal/Pet
  17. Military Clause/Addendum
  18. General
  19. Emergencies
  1. Maintenance, Damage and Repair
  1. Maintenance Requests
  2. System Failures
  3. Unauthorized Repairs
  4. Heating, Ventilating, Air Conditioning (HVAC)
  5. Circuit Breakers
  6. Painting, Decorating etc.
  7. Lawns and Grounds
  8. Swimming Pools
  9. Lawn Irrigation/Sprinkler Systems
  10. Plumbing/Septic Systems
  11. Waterbeds/Floatation Bedding Devices
  12. Wall and Ceilings
  13. Stoves
  14. Dishwashers
  15. Garbage Disposals
  16. Washer/Dryer Hookups
  17. Water Heaters
  18. Utilities
  19. Condemnation/Eminent Domain/Acts of God
  20. Waivers
  1. Cleaning and How To
  1. Vinyl/Ceramic Tile Flooring
  2. Hardwood Floors
  3. Carpet Care
  4. Cleaning Standards
  5. Counter Tops and Cabinets
  6. Kitchen Appliances
  7. Fireplaces
  1. Moving Out
  1. Written Notice
  2. Move-Out Procedures
  3. Marketing during Notice Period
  4. The Move-Out Process
  5. Breaking the Lease
  6. Return of the Security Deposit
  7. Abandonment
  1. Emergency/Disaster Procedures

I. WHEN YOU FIRST MOVE-IN

1. Get to know your Home: When you first move-in, locate the breaker box and note the location of the Ground Fault Interrupt (GFI) breaker and the breakers for the stove/oven, hot water heater and air conditioning-heating system.

2. Locating the shut off valves for the home:The water shut-off valve is usually located in the front yard near the sidewalk or road and sometime in a flower bed around the perimeter of the home. For apartments the valve is usually located in front of the door or out by the road. Mobile home valves are usually located out the back door, behind skirting near the garden hose attachment. Also locate the water shut off for the hot water heater, all toilets and for under all sinks. Locating these items now may prevent or minimize water damage later. If your home is furnished with gas appliances locate the shut off valves for the gas supply.

3. Move-in Condition: When you rent a home from BLUEKEY, we make every effort to seeall items are in good working order. As you have performed a walk through inspection prior to signing your lease (noting any deficiencies at that time onto your Move-in Inspection Form) you are excepting the home as is and will be responsible for any repairs needed as a result of tenant fault. Please make sure you go through the home thoroughly and test all mechanical items to assure they are functioning properly. Please store yourmonthly replacement AC filters; in the hall closet or in the laundry room of the home.

4. Smoke Detectors: Check to be sure the smoke detectors are operational upon move-in. Notify BLUEKEY if you are not able to operate them. Please check the battery regularlyand replace the battery as soon as it begins to lose charge. Disabling a smoke detector is a violation of your lease and the law. DO NOT DISABLE THE SMOKE DETECTOR AT ANY TIME.

5. Pest Control: Prior to signing your lease you have signed/agreed as to the absence of pests while you completed the Property Condition Acceptance Form. You must have reported during your lease signing in writing of any pests; otherwise then it is agreed that the premises have no infestation of any kind. Any future infestation of any kind, less termites, is considered tenant responsibility. Tenant is responsible for reporting any suspected or known insect infestation. BLUEKEY assumes no responsibility for the control of roaches, mice, rats, ants, fleas or other pests. Tenant will be charged for any damage caused by uncontrolled pests or extermination costs.

II.GENERAL RULES & REGULATIONS

1. The Home:You have rented a home (whether a home, condo, apartment, or mobile home) please care for it as though it was your own. During the term of this rental agreement, you are responsible for the home and yard. Your obligations are similar to those of the owner, and you are expected to care for and maintain the premises accordingly.

2. Contact Phone Numbers & Email Addresses: All tenants are required to have telephone accessibility and to provide BLUEKEY with their home, cell and work phone numbers. A contact email address should also be provided. Please include your new home number with your first rental payment after you move in, or you may send it to us via fax or email. Please include your full name and address with the phone numbers so the correct information will be placed in your file. Please be sure to notify us when you change any of your contact numbers.To avoid any misunderstandings, please put your name and address on all correspondence with the office.

3. Condominium/Homeowner Associations: Tenant is responsible to read and obey the condo or homeowner association, restrictive covenants or declaration and rules, provided by BLUEKEY in the event the rental premises are subject to the rules, regulations, covenants and restrictions of the condominium of homeowners association. Tenant agrees to abide by all applicable rules and regulations. The lease is subject to the approval of the condo association or homeowners association and tenant agrees to pay any association application fees necessary for such approval (if applicable) Should BLUEKEY or the property owner receive notification from the COA/HOA of violation of the rules, regulations, covenants and restrictions the cause of which are the result of the tenants failure to maintain their rental home properly or any notice of violation, the cause of which is directly attributable to the tenants, the tenants guest or invitees, then the tenant(s) are responsible for the cost of curing any violation, legal and attorney fees, court costs, any and all fees, fines, penalties, the cost of travel and other incidentals such as photos, film, video tape, etc. or other costs that may be incurred by BLUEKEY or the property owner.

4. Rental Payments:All rents are due and payable, in advance, on the first day of each month. Payment should be made in the form of a cashier’s-check, money-orderpayable to BLUEKEY,or via the Propertyware portaldirectly. Property Management Services & Sales (BLUEKEY PMSS). Write your address on your payment to assure proper credit. All accounting is done by address of the property. Be sure to allow enough days when mailing your payment to assure delivery is made on time, as payment must be received on or before the 1st of every month. You may also make payments in person at our office during business hours. For your after hour convenience there is a drop slot to the right of the office front door.Rents remaining unpaid after the 3rd day of the month are subject to additional fees. Tenant will be held responsible for the charges and fees incurredto deliver a “Three Day Notice” each time notice is posted. This fee is due along with the next rental payment made. Any rents paid late must be in certified funds or money order and all applicable late fees must be included with payment. No third party checks.

5. Returned Checks: The amount of any NSF checks, plus a late fee must be paid in either certified funds or money order within 24 hours of notification, or legal action may be taken without further notice. If the returned check makes your rent payment late, additional fees will also be due. All amounts due must be paid in full at the time of notification. If a personal check has been returned for any reason, all future payments must be made by certified funds.

6. Default of Rental Checks:Rent is due on the 1st day of each month. Rent is considered late on the 2nd day of the month. If the rent is not received by close of business by the 3rd day of the month tenant will be charged a late fee (regardless of holidays or weekends). Tenant will be responsible for all fees, court costs, and legal and collection fees incurred by efforts to collect the rent due. If rent is paid while a legal action is in process, it must be in the form of certified funds or money order. A separate written agreement must be reached if legal action is to be stopped.

7. 60 Day Written Notice: A sixty day (60) written notice (prior to your rental agreement expiration date) must be given to BLUEKEY if you do NOT wish to renew the lease for another 12 month period. THE WRITTEN NOTICE IS REQUIRED EVEN IF YOU INTEND TO VACATE AT THE END OF THE CURRENT LEASE TERM. The notice should state a definite moving date. Any change to your initial written notice (i.e.: Change of Move date) needs to be re-submitted inwriting to assure we are able to accommodate the change. If you choose to remain you will be required to sign a new lease for an additional 12 month term. Contact the office as soon as possible within the 60 day renewal window to set an appointment to renew.

8. Keys and Locks: Alterations or replacement of locks, installation of bolts, knockers, or other attachments to the interior or exterior of doors requires the written approval of BLUEKEY. You are NOT allowed to change existing locks on the home. BLUEKEY may access the premises and re-key any time access is denied, and charge the cost to the Tenant. All keys are to be returned to BlueKey upon vacating the premises. If mailbox keys are needed, they may be obtained from the local Post Office. A copy of your rental agreement may be needed to provide proof of residence. If Tenant requires replacement locks they will be charged a replacement lock fee. If you call BLUEKEY to provide you access to your unit you will be charged a Lock-out fee. Lock out fees: Monday-Friday 8-5:00pm $25.00. After hours, weekends and holidays $50.00. If Tenant is locked out and Landlord cannot be reached, a professional locksmith may be called, at Tenant expense. Panhandle Lock and Key is recommended.

9. Trash and Recycling: All trash must be placed in appropriate containers. BLUEKEY does not provide trash receptacles and/or containers other than apartment or condominium living community dumpsters. For home rentals the tenant is required to make arrangements to have trash picked up, all containers are to be stored out of view from the front of the house. For home rentals containers are not to be out of the storage area except on pick up days. Any recycling items collected must be properly contained and discreetly stored. For condo/apartment and mobile home rentals NO trash containers are allowed outside the units; the trash is disposed of from unit to dumpster as needed daily. No burning or burying of trash is allowed on any property at any time.

10. Disturbances, Noise and Nuisance: All tenants and guests are expected to conduct themselves in a way that will not offend or disturb the neighbors or passerby. Any activity that causes extreme or excessive noise, traffic or disturbance of any kind may be cause for eviction. This includes loud, offensive music, vulgar or profane language, gathering in the driveway or front of the home drinking alcoholic beverages, etc. If music or other sound can be heard outside the perimeter of the premises leased, it is considered too loud. Special attention must be given between the hours of 10:00 PM and 8:00 AM. Tenants must comply with all statues, ordinances and requirements of all local, state, and federal authorities now in force of which may hereafter be in forced. Any drug related criminal activity and alcohol abuse (illegal manufacture, sale, distribution, use or possession) as well as failure to comply with authorities will establish non-compliance and will constitute good cause for termination of the lease. Children must be kept under close supervision. This is for their safety as well as peace of mind of others. Children must play in their own yard, except by invitation and approval of other tenants.

11. Periodic Property Inspections:BLUEKEY will conduct periodic inspections of the premises to note its condition. You will be notified of deficiencies, if any, that are tenant responsibility and you will also be instructed to correct the deficiency in a timely manner. Failure to correct deficiencies once you have been notified could be considered a breach of the Lease Agreement and grounds for termination.

12. Parking/Vehicles: All vehicles shall be parked in assigned areas (garages, parking lots, driveways, parking pads, etc.) or curbside on public streets where allowed by controlling ordinances. Parking on the grass, sidewalks and any other areas not specifically designated for parking is strictly prohibited. All vehicles must be registered, licensed and operable at all times. No vehicle repair is allowed at any time. Vehicles not meeting the above requirements are unauthorized vehicles and are subject to being towed at Tenant expense.

No oil/fluid stains are permitted on the garage floor, driveway, walkways or any other area on the property. If your vehicle leaks oil or fluids, place a protective covering or pan under the vehicle to catch leaks. Tenants may not park boats, recreational trailers, utility trailers, campers and the like on the premises without written permission by the Landlord.Special attention is needed to assure you do not park on or over the septic tank or drain bed; if your home is on a septic system.

13. Guests: A reasonable number of guests may occupy the premises without prior written consent if stay is limited to 72 hours. Only those persons listed on the rental application/lease have permission to occupy the premises. You are responsible for the behavior of any and all guests. All portions of this agreement also apply to your guests.

14. Insurance: It is strongly encouraged you obtain a renter’s insurance policy. Tenant should understand that the Home Owner’s property insurance does not cover tenant’s personal property or protect tenant from loss or liability. Tenant is responsible for obtaining, and is strongly urged to obtain, renter’s insurance to protect tenant’s personal property against loss or damage.

15. Security/Alarm/Phone/Video/Television/Satellite Dish: DO NOT make or authorize anyone to make additional or auxiliary security/alarm/phone/video/telecommunication or satellite dish installation at the property without prior written permission. Any necessary written authorization must be provided for management’s approval with specific location of the installation and name of the service provider. The security/alarm code is to be provided to BLUEKEY within 48 hours of the activation of the system.

16. Animals/Pets: No pets, animals, snakes or birds, etc. of any kind are allowed on the premises, regardless of whether such pet or animal is owned by tenant or guest, unless you have specific written permission from BLUEKEY in the lease agreement (a separate pet/animal addendum is needed), AND tenant has paid a NON refundable animal fee. Should BLUEKEY find that an animal is or has been kept on premises without the required permission and executed addendum; a NRAF (non-refundable animal fee) will immediately be assessed and in addition, the non-compliance may be considered grounds for termination of the lease. Tenant will be charged for spraying for fleas and/or repair of any damage caused by animal. As a tenant, you must be responsible for your pet/animal at ALL times. Having an animal is a privilege and permission to have such on the premises may be revoked at any time without terminating your lease agreement. Animals that are not assessed a fee are gold fish or small turtle which are in a bowl, small parquets (not large birds such as Cockatiels) that stay in a cage, And a hamster that lives in a cage. Large gerbils (guinea pigs) or farret’s will be charged a fee. .