If you have any questions regarding owning or renting:

Future Tenants click here
Current Tenants click here
Past Tenants click here
Owners click here


Frequently Asked Questions - Future Tenants

What is a Security Deposit?

A security deposit is essentially any money paid by a tenant to a landlord, which is subsequently held by the landlord for the purposes of providing compensation for a tenant's failure to pay rent, for repairing damages to the premises, exclusive of ordinary wear and tear, caused by the tenant or a guest or licensee of the tenant, for cleaning the premises upon termination of the tenancy, and for remedying any future defaults by the tenant in complying with any term under the rental agreement to restore, replace, or return personal property or appurtenances, should the rental agreement authorize the security deposit for this use.

How do I see a property that is on your listing?

Contact us at (541) 741- 4676 and ask for a leasing agent. One of our agents will be able to assist you with your questions and set up an appointment to show you properties that you are interested in. We ask that you go by the property prior to asking for an appointment to see the inside of the unit.

How do I apply for a rental?

Applications are available on this website, at our main office at 525 Harlow Road in Springfield, Oregon, or at resident managerís offices. We can also fax applications by request. Applications may be delivered to the resident manager or our main office, faxed to (541) 744-2849, or e-mailed to emeraldpm@aol.com. Two forms of valid government issued ID are required. At least one must have a picture. We do not charge an up front application fee. You are only charged if you are approved and sign a rental agreement.

What do you look at in the application?

The application is based on verifiable rental and/or ownership history and credit worthiness. Public records and criminal records are also evaluated. A lack of credit, lack of rental history or poor rental history or late home or rent payments, civil judgements, tax liens, bankruptcies, profit and loss accounts, collections, delinquent payments, repossessions, foreclosures, and certain types of criminal convictions may lead in part or entirely to the denial of an application. On the other hand, good rental/ownership history, high credit scores, timely payments for long periods of time to creditors (credit cards, car payments, department store cards), and verifiable sufficient income are factors that may lead to the acceptance of an application. For more details, please see the back side of our rental application. We do not discriminate or evaluate the application on age, sex, color, race, religion, nationality, familial status, sexual orientation, or disability.

What do I do when I have been approved and want to rent a property?

You will contact the leasing agent to set up an appointment to sign a reservation deposit or a rental agreement. If you are signing a reservation deposit then you will need to put at least 50% of the monthly rent amount down. These reservation deposit funds will be applied towards your deposits and fees when you move in. In most cases we can hold a property for up to two weeks with a reservation deposit. If the unit is ready and you are ready to move in and have the funds to move in then you can sign the rental agreement with the leasing agent. Except in a few rare cases the first months rent as well as security deposits and fees are due in full at move in. We do not require a last months rent. Our policy requires that all initial funds be paid with a cashiers check or money order only. In addition, the rent (with credit check fee) should be paid on a separate cashiers check or money order than the deposits and fees.

When is my rent due and who do I make the check payable to?

Most rents are due on the first and payable by the fifth. Please review your contract for the actual due dates and grace periods. Please make all rent payable to Emerald Property Management, Inc..

What types of payment do you accept?

We accept cashiers checks and money orders for the full amount of rent. If rent is paid on time we also accept personal or business checks. We currently do not accept cash, credit cards, credit card checks, out-of-state checks, two-party checks. All payments should include the address and name of the tenant.

What type of leases do you do?

Most of our properties require month-to-month agreements only. However, some campus area properties require 6-month to 1-year leases. Furthermore, we sometimes offer special discounts or specials on certain properties if a tenant signs a 6-month or 1-year lease. Some of our commercial properties require multiple year leases. See the listings for more details.

Can I sublet my apartment?

Subletting your unit is not allowed and can be cause for eviction.

Frequently Asked Questions - Tenants

What happens to my deposit if a roommate leaves but I stay?

Your deposit is a joint deposit that remains with the unit until it is vacated. It is the responsibility of the new tenant or remaining tenant to give back the portion of the deposit to the vacating tenant. We only issue deposit refund checks when the unit has been vacated.

What if I am locked out of my apartment?

Unfortunately, lockouts are not an emergency. If you have a resident manager and he or she is not available, you will need to contact a locksmith at your own expense.

Can I paint the walls in my apartment a different color?

Making any changes to the unit without permission is strictly prohibited in your rental agreement and may be grounds for eviction. Please obtain prior written approval from Emerald Property Management, Inc.

How long can I have a visitor stay with me in my apartment?

Overnight visitors are limited to 14 days per year. Longer visits must receive written approval.

What do I do if the smoke detector in my unit starts beeping?

In most cases the 9-volt or lithium battery in your smoke detector needs to be changed. These can be purchased at your local market or hardware store. If you can not reach the smoke detector due to vaulted ceilings, please complete a repair request form.

What do I do if I lose my apartment keys?

In most cases we will be able to provide you with a new set of keys for a fee. However, if it is after hours and you are locked out, you will need to contact a locksmith.

What do I do about a plumbing problem?

Call the maintenance department at the main office or your resident manager. If it is after-hours, please contact the on-call maintenance number for your building or go to extension 505 after calling our main office.

How do I get other repairs on my home completed?

Either call your resident manager or fill out our repair request form available at our main office We will contact you regarding our solution to fix your maintenance request.

What should I do in an emergency?

In case of fire or flood or other major emergencies, please dial 911. Other maintenance emergencies can be reported to our 24 hour maintenance emergency line at (541)741-4676, ext. 505.

Who pays for repairs in my unit?

You will only be billed for repairs if the repair was a direct result of actions that were the tenantís responsibility. Remember tenantís are responsible for damages done by their guests.

I want to install a satellite dish, what should I do?

Please call our office for written approval. Installation of a satellite dish requires fulfilling all of the terms and conditions in our "Satellite Addendum" .Some apartments may not be able to have satellite television service because they cannot meet the requirements of the addendum.

How do you pro-rate rent?

(MONTHLY RENT X 12)/365 = DAILY RATE, then multiply number of days pro-rating times daily rate.

Frequently Asked Questions - Past Tenants

I am moving out. What should I do?

You need to provide us with at least 30 days written notice to your resident manager or to our main office. Forms are available at our office. When you vacate the apartment you will need to turn in your keys to Emerald Property Management, Inc. or your resident manager and give written notice that you have vacated the premises. On a month-to-month agreement you are responsible for rent from 30 days from when you give written notice or through your move out dateĖ whichever is later.

Can a security deposit be used for the last monthís rent?

No. If a tenant has not specifically paid the last months rent when he/she moved in, he/she must pay his regular rent during his last month of tenancy. However, a landlord may use the security deposit if the tenant defaults by not paying all of his rent before he moves out.