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FAQ’s


 
 
 

Application Process & Move-In

What rent criteria do you have?

We accept the first applicant who meets our minimum requirements, which are:
• Combined gross monthly income of all applicants equal to or greater than 3 times the monthly rent (3:1 Income to rent ratio);
• 12 months of verifiable income;
• 24 months of verifiable, favorable rental history;
• Favorable credit history;
• No bankruptcy in the past 7 years;
• No evictions;
• Criminal records must not indicate applicant poses a current threat to self, the property or others;
• Must be able to pay required rent and deposit;
• Must present a valid government-issued photo ID.

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Do you accept pets?

Some of our communities do accept pets. Please see the specific communities for details.

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What amenities do you have?

Amenities vary from property to property. Please see the specific communities for details.

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Do you allow smoking in your apartments?

Most communities allow smoking inside of apartments, however, California allows us to designate portions of or entire communities non–smoking, and a couple of our properties have that designation. Please see the specific communities for details.

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What are your lease terms?

Lease terms vary by rental market and may be month-to-month or fixed terms of 3, 6, 9 or 12 months with varying rates for each term. Please contact the specific communities for current lease offerings.

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If I move in mid-month, how much rent will I owe?

Generally, your lease will begin on whatever day you move into your home and your rent due date will be that day, so long as it does not fall after the 20th of the month. You will always pay a full month’s rent when you first move in regardless of your move-in or due date. If you would like to have your due date on a day other than your move-in date, your second month’s rent will be prorated.

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Are utilities included in my rent?

In some cases, certain utilities are included in the rent. In cases where the apartments are individually metered for utilities, residents pay for them directly. This is generally the case for gas and electric. In other cases, we may bill you on a prorated basis for a utility such as water or electricity. Please see your rental agreement to determine what utilities, if any, may be included in your rent.

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Can I pay my Security/Holding Deposit and first month’s rent online?

The deposit and the first month’s rent must be paid by cashier’s check or money order in person at the leasing office.

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Residency


Why do we prorate rent based on 30 days?

Using a 30-day month to calculate a daily rate for your rent is a common industry practice for apartment owners, banks and lenders. Since there are 365 days in a year, this is to your advantage.

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Can I pay my rent in cash?

Rent must be paid in the form of a personal check, money order or cashier’s check if paid to the leasing office or by direct deposit or credit card if paying on-line. There is an option to pay cash at participating 7-11 stores, please see your leasing office for more information. We do not accept cash at our leasing offices.

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Is there insurance coverage in the event of a fire, theft, natural causes, or flooding?

Your building is covered by the owner’s insurance policy; however your personal belongings are not. We strongly suggest you purchase Renters Insurance to cover unforeseen loss or damage to your personal possessions.

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What are my payment options? Can I pay my rent online or with a credit or debit card?

Rent can be paid by personal check, cashier’s check, money order, e-check, or credit card.

You can pay your rent online with an e-check (ACH payment) at no extra cost to you. Please provide your community manager with your email address and a link will be sent to you so you can set-up a resident portal

You can pay your rent by credit card, but there is a processing fee associated with the transaction. This fee is not paid to Gardner Management it is a fee in which is charged by the processing company to offset the fees that the credit card companies charge them for the transaction.

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What happens if I cannot pay my rent in full on the day it’s due?

Rent is due in full on the due date, and is late the following day. If the rent is not paid within 3 days of the due date, an additional late charge of $35 will be due. It is in your best interest to use whatever resources you can to pay your rent on time. If rent is not paid within 4 days of the due date, you will be served with a 3-day Notice to Pay Rent or Quit. If you do not pay your rent or quit your apartment within the 3-day period, unfortunately, we will be forced to file a legal action against you.

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What happens if the bank returns my rent check for insufficient funds?

The charge for the first non-sufficient funds check is $25.00 and $35.00 for each subsequent. If the replacement rent payment is made after the grace period you will also be subject to a late fee. If a 3-day notice to pay rent or quit is served, the replacement must be a cashier’s check or money order or an e-check paid online.

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Can I change my rent due date?

Yes, if you are on a month-to-month tenancy, by paying a proration, you can move your rent due date to a different day. Rent can be due on any day between the 1st and the 20th of the month. Because the rent due date is a term of the tenancy, you will have to request the change and after you pay the proration, we will serve you with a Notice of Change in Terms of Tenancy to effect the change at least 30 days in the future.

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If my pet passes or I remove my pet from my home, do I get my pet deposit back?

Unfortunately, the additional amount charged for the pet is part of the entire security deposit, and the security deposit is not refundable until after you move out of your apartment.

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How often do you increase the rent?

Rental increases depend on the market rents. We generally survey the market quarterly and consider changes to rents annually based on the specific market and comparisons for each community.

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How long can I have guests stay with me?

Guests may stay for a maximum of fourteen (14) days unless there is prior approval by the Owner/Agent. Any Occupancy by guests more than 14 days in a six month period is prohibited without Owner’s written consent, at which time Owner/Agent may require them to sign this Rental Agreement.

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Can I transfer apartments? What is the process?

Yes, you are welcome to transfer to an available apartment within any of Gardner Management’s properties. In this case only, a written 30-day notice to vacate is not required. Rent on the current apartment must still be paid in full on its due date, however, any unused days in that month will be refunded to you as a credit on the security deposit accounting. The security deposit will be refunded, minus any charges for rent, cleaning or damages, within 21 days of move-out. A transfer is treated like any other new move-in, however, and a full security deposit is required to hold the new apartment for a maximum of 2 weeks and first month’s rent is due on or before the move-in date (paid in a cashier’s check or money order). Security deposits cannot be transferred.

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What number do I call for after-hours emergencies?

  • Bayside Terrace – (310) 910-4949
  • Bay Laurel – (805) 710-9679
  • Beach Villas – (562) 435-2226
  • Bon Anza – (310) 918-5735
  • Cypress Gardens – (562) 704-0124
  • El Dorado – (310) 918-5736
  • Harbor View – (805) 218-8943
  • Knollbrook Falls – (310) 918-5746
  • Lavender Court – (805) 220-8288
  • Oasis (805) 455-2664
  • Ocean House/Park St. (310) 918-5760
  • Parke Orcutt (805) 252-2604
  • Palos Verdes Terrace (310) 918-5740
  • Peninsula Apartments (310) 918-5741
  • Peninsula Office Building (310) 961-8709
  • Sunset Cove (805) 490-8292
  • The Palms (805) 291-6305
  • Woodland (805) 701-3229
  • 200 West Victoria (805) 212-9577

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Can I paint the walls?

With prior written permission from Gardner Management you may paint your walls, with the understanding that the cost to restore the wall color to its original condition will be your responsibility.

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Can I have a barbeque grill on my patio/balcony?

If your patio or balcony allows you to place a propane or electric barbeque grill a minimum of 10 feet from the building, then it will be permitted. If not, then we are sorry, but barbeque grills of any type will not be permitted. In no case will a coal burning grill (or hibachi) be permitted on any patio or balcony. Please see your community’s House Rules for specifics.

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What do I do if someone parks in my assigned parking space?

Immediately contact your community manager at the leasing office during normal business hours or call the emergency line if it is after hours so that we can address the situation and possibly tow the unauthorized vehicle.

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Can I extend my 30-Day Notice of Intent to Vacate?

As soon as you know that you will need more time to move, please contact your community manager. Since we market and pre-rent apartments on notice, it is important to verify that your apartment has not yet been re-rented with a set move-in date. For unforeseen delays of a day or two, you may extend your notice up to 2 days, but you will be subject to holdover rent at the rate of 2 times the daily rent. If your apartment has not been rented, you may serve us with a new 30 day notice as soon as you know that you will need more time.

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How Do I Request Maintenance For My Apartment?

Please complete a Maintenance Request by filling out a work order at your community’s leasing office, by calling your community manager, or entering a request through your online resident portal. Maintenance requests will be addressed in order they are received and performed in the order of urgency.

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What is considered a Maintenance Emergency?

  • Fire, please call 911, and then call your community manager.
  • No heat in your apartment.
  • No hot water in your apartment.
  • No electricity after verifying with the electric company that payment has been received by you.
  • If you smell gas and think there could be a gas leak.
  • Flooding of your apartment, the building, or any areas of the property.
  • A major roof leak or water coming through the ceiling from the apartment above.
  • If your carbon monoxide detector alarm sounds off, immediately open all windows and all occupants including pets should get out of the apartment. If any members of the family feel ill, call 911. If no one is showing signs of CO poisoning then contact your community manager to check and repair or replace the battery or the CO detector.
  • If you have a plumbing stoppage in your one and only toilet, bathroom sink, or kitchen sink. Make sure you have a “zip it” to try to unclog sink stoppages or a plunger to safely attempt to clear the toilet stoppage yourself prior to making the emergency call.

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What is NOT considered a Maintenance Emergency?

  • A running toilet or any slow dripping faucet or pipe. Please turn off the water supply if you can or try to capture the water in a bowl for use. Leave us a message at the office with your request, and the repair will be handled the next business day.
  • You have locked yourself out of your apartment after office hours. Please contact a locksmith at your cost. If you change your key, please be sure to provide a copy to the office.
  • Noise disturbances. Please contact us during normal business hours to address the issue. If it is after hours, please call the police to make a complaint.
  • Air conditioning not working.
  • A moderate roof leak due the rain. Use a container to catch the water and contact us during normal business hours to address the issue.

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What if I lose my keys? Or What if I lock my keys inside of my apartment?

If it is during normal business hours you can contact the community manager. If it is outside of normal business hours please contact a local locksmith at your cost.

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Move-Out



If I am in a month-to-month agreement, what do I do if I am going to move-out?

In order to terminate a month-to-month tenancy, you must give a minimum of 30 days written notice of the intent to vacate. The notice must be dated and contain the address and unit number of the apartment, the intended move-out date, and the names and signatures of all residents on the rental agreement. The notice can be hand delivered, mailed or emailed.

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What happens if I leave before the thirty day period is up?

You may move-out of your apartment beforehand, but you are still obligated to pay through the intended move-out date indicated on your notice (minimum of 30 days).

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If the manager is not in the office on the day I move out of my apartment what do I do?

If you have not set a time for a final inspection of your unit, and no one is available, then please call the office and make sure you drop off all keys, remotes, and other entry devises in a sealed and marked envelope at the leasing office. Returning the keys indicates returning possession of your unit over to us.

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To whom is the security deposit refunded when there are roommates?

By law the security deposit check must be written to all persons on the rental agreement. If you wish to have the security deposit written to one specific person, please request from your community manager to have an addendum to remove an occupant from the agreement. This agreement will have to be signed by all parties on the agreement on file.

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Once I move out, when will I receive my security deposit refund?

You will receive a full accounting of your security deposit disposition within 21 days of vacating your apartment. The security deposit is fully refundable; however, we are permitted to deduct the cost of any unpaid rent, cleaning and damages beyond normal wear and tear in the apartment.

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What happens if I want to move out before my lease expires?

If you signed a fixed term lease, then you are legally bound to pay rent for the full lease term. If you decide to move out prior to the end of your lease, we will do our best to re-rent the apartment. If you can offer a qualified replacement resident (someone with good credit and excellent rental references), please refer them speak to your community manager.

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I own my own carpet cleaner, can I use it to clean the carpet before I move-out?

We require that any carpet that was given to you professionally cleaned be professionally cleaned by you or us upon move-out. If you hire someone please provide a copy of the receipt to your community manager.

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Can I sublet my apartment to someone else?

Subletting is not permitted under any circumstances and is a violation of your rental agreement. If you know someone who is interested in your apartment you can have him speak to the community manager to determine if they are a qualified resident.

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I’m not renewing my lease. When do I need to be out of my apartment and what do I need to do?

Unless you give us written notice at least 30 days before the termination of a fixed term lease, that lease will become a month-to-month rental agreement and thereafter 30-days notice must be given to terminate it. The notice can be hand delivered or emailed. The written notice must include the date of the notice, a statement that the apartment is being vacated, the apartment address and unit number, the date that that you will vacate the apartment, and the names and signatures of all residents on the rental agreement.

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When I move out what do I do with my keys?

You move-out date is recorded when the community manager has receive all of the keys, remotes and entry devises. If the community manager is not in the office please put all keys, remotes, and entry devises in a sealed envelope and put them in the office drop box. For an extra precaution you may want to call the office phone line and leave a voice message that you have left the keys in the rent drop box.

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My building is wired for cable TV. Can I get a satellite dish instead?

You are allowed to place a satellite dish in your rented patio or balcony area, below any fencing or railing, so long as it is free standing and stabilized. Nothing may be attached to the exterior of the building, and you must get written permission from your community manager before drilling any holes for cable or satellite in your apartment.

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Can I change the carpet in my apartment if I pay for it myself?

Yes, with prior written permission from your community manager, you may make changes to your home, such as installing flooring, fixtures, and appliances or painting. If written approval of the materials and colors are not received you will be subject to charges to have the apartment put back to the original condition as you received it.

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Can I park my RV/boat in my parking space?

Assigned and open parking spaces are for automobiles only. Boats and recreational vehicles may not be parked on your community’s property.

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