©Copyrighted  2009-2012, and the QTR Website is Trademarked (™) 

                                                                  Table of Contents (on renting)                                                                                Also, please note that: If you have ANY "issues" in your background, such as those highlighted in the Red Outlined boxes, or others, as listed below, please be Truthful and Be Honest!  Do NOT Avoid discussing these items with your Real Estate Agent...   In this modern age, "the Computer"  Will Show Up any past mistakes, whether they are Theft of ID, or DUI/DWI, etc, etc!   Save further delays OR possible "embarrasment"  (and if you lie, you can LOSE your whole set of  "Application Fees!"  

OVERVIEW: (& Qualifying ) -  Leasing a House OR a Duplex is different from leasing an apartment in the Austin area!  Most apartment owners own apartment complexes, with 100’s or 1,000’s of apartments.  They have 100’s or 1,000’s of rent checks coming in each month, so if one or two of the checks don’t come in—it’s not a big deal—the owner still has a large income!                                                                                    Owners of rental houses & duplexes, however, are different.  Most own one rental home (possibly a few) and are very dependent on that one rent check every month!  Usually, the house they’re renting out is their old home, which they have moved out of for one reason or another.  They are still paying the mortgage every month and need the rent check to arrive each month so that they can pay the mortgage.  These owners are especially concerned with having the kind of tenants that will pay the rent on time—every month, and who will NOT damage their one income-producing property.  That is why owners of rental homes are more “picky” with tenants than apartments owners.   Then about "Qualifying,"typically, your gross monthly salary (before taxes), must be three times the monthly rent to  lease a property in this area.  >>>   See the "Table of Contents" (above) for other factors! 

TIMING_&_Notice:    The right time to start looking is NO SOONER than 30 to 45 days before you need to move! Also you MUST have already given your current landlord a "Move Out Notice!"   If you have not given notice, your current landlord will NOT give out your rental history, to anyone! (Also if you are "afraid" to give notice, then Don't bother to Start looking!)  Also, the rental market in the Austin Area is very "hot" so please hire an agent, or you will be frankly wasting a lot of time and GAS!  Renting here is much like the game of "musical chairs!"  Some apartments are Filled to 98% capacity!!!    Now, landlords usually receive only 30 to 45 days notice from tenants. Timing is critical!  So be Prepared to act!   If you are too relaxed and want to take your time, you will likely find that: the nicer homes that are available today, will be leased & gone quickly!  Also that landlords will NOT "hold" a property, for any great length of time, for anyone!    If you need an idea of what the lease prices are in some of our areas --use our "Search DB" feature. 

Please save Time, Gas, frustration, etc.  Think about how Expensive it is to "drive around" and not get any property because you "just want to look"...  Lets all of us work together to keep the price of gas down!  Please, sit down with your agent, and plan your move!  Please let the agent make calls, and receive  their advice!  Remember, at this moment, (2012), in the Austin area, rental Rates Are Rising!  Availability is plummeting!                                                                                                                  (Top)

Then there are many other factors, to be aware of: like, many lease homes are managed by management companies, whose offices are usually not open on weekends!   This means that you (or your agent) cannot either get information, or submit an application, until Monday.  Then, IF you can only be in the area for a day or two, you may not have enough time to find the right home, submit an application, and wait for it to be processed and sign a lease.  So this might hurt your chances, where someone else gets the place!  Save Time, plan & discuss your situation BEFORE traveling to Austin.                                       ©Copyrighted 2009-2012, QTR Site Trademarked (™)

CREDIT Report: (see "CREDIT_Score" below, and "Judgements")    Most owners of rental houses will require a prospective tenant to have somewhat good credit.  A few late payments or disputed accounts will probably not make a landlord turn down your application, but a history of bad debts may.  For example: Most landlords will especially look to see that you have paid past utility bills.  If these are left unpaid when you move, the landlord may think that you have purposely not paid them!  If your credit was bad in the past, but you've cleaned it up over the past year or so, even if you’ve had a bankruptcy or foreclosure, many landlords may accept your application.  A large number of landlords rely more on reports from past landlords than on a credit report!  Oh, and IF you ever use another person's credit / name, etc. to "turn on" utilities, etc, this can backfire on BOTH You, and your "helper!"  Note: Some Utilities, "track" this kind of action!  Also, TX property code law allows landlords to reject an applicant with "poor credit" (as shown by the credit report).   If rejected for credit reasons, the tenant will likely be told the general reason for the rejection and given the name and address of the credit reporting company that was used.  IF there are "errors" on a report, a landlord does NOT have to "wait" for errors to be fixed.                                                            ©Copyrighted 2009-2012, QTR Site Trademarked (™)      (Top)

"CREDIT Score": - Many renters ask, "What is my score?"  Well, actually, many landlords/agents don't use a credit "score."  Because scoring does not actually give a detailed "picture."  Suppose that your "score" is low because of some billing issues, BUT you are an ideal tenant!  Should you be rejected? NOT necessarilly!  A good score is Great, but actually, one could have a "good score," and still be a awful tenant!  Acceptance really depends, on the "criteria" that are used.  Then about "scoring"..., to run a "FICO," it costs extra $$$.   And many agents/LLs just use the detailled report.   Then, there are so-called "fako" or "Proprietary Scoring" systems.  These are NOT the same as the "FICO" scoring system, and describing these is beyond our scope.

Judgements, in TEXAS, can remain "active" for at up to: TEN (10) YEARS!  Yes you may have heard  about the "seven years" number commonly mentioned that applies to "credit" debts as shown / rated by the credit systems!  Well, unfortunately,even after that time is passed, bad debts can STILL be "brought up!"   Why?  Well, if the debt is owed, it is STILL Owed!  Then even if debts are PAID, many landlords may still reject you because of the judgement!  Just look at it this way, the COURT Agreed with the Landlord!   Ouch!  Avoid Judgemnets,  NSF Checks,  Broken Leases,  etc.  And then, you don't need to worry about:  "Sleeping Under an Overpass!"   ( Also See: FALSE Info )       (Top)

NSF Checks:   In Texas: passing NSF Checks is very serious!  One can be arrested and spend up to TWO years in the County Jail, and be fined up to $1,000, or both (plus still owe the money!) - - - OR additionally, spend 2 to 10 years in state prison, if there are prior convictions!  Also, the Holder, the one OWED the check, may charge the obligor with almost any additional legal processing fees!  ( One can imagine how BAD this looks on a credit report! )  Computers keep track of data for YEARS!   Remember, bad checks are a criminal offense!                ( See: FALSE Info )   ©Copyrighted 2009-2012, QTR Site Trademarked (™)     (Top)

BROKEN LEASES:    Many landlords diligently REPORT lease violations, evictions, & eviction filings to National Data Bases!  Quigley Team Realty checks these Databases when processing applications for  landlords that we represent.  While it is possible that: you may have had a bad landlord, (and they are "the reason" for Breaking a Lease,) it would be best if you able to PROVE that the landlord was at fault!  Just think, will a landlord take your word about another landlord being at fault?   Not Likely!   However, if you have proof, from a court, where the lease was "dissolved" / "vacated" (voided), etc., then you are fine!  Regardless... you may need to keep "verifiable" records for a Long, LONG time.             ( See: FALSE Info )   2012, QTR Site Trademarked (™)     (Top)  

SEIZING: While seizing is rarely done,* a landlord "Has a Lein on property for unpaid rent," by Texas Law!  Landlords must follow some rules if seizing property, - and Tenants need to follow rules! ( Seizing is NOT stealing!  Theives DO NOT leave "notes" with a list, and instructions on "how to get the property"! )    * Seizing usually happens when a landlord finds a tenant delinquent and apparently "skipping-out!"  NOTE: A landlord does not need a court order to seize "non-exempt" property. And also note that: some of "tenant info" websites do not have correct information on them...  One is advised to seek proper legal advice.  Again, party correct info is not good!    No warning is needed before seizing property.   If this is spelled out in a lease, and the rent is not paid the lein may be exercised by the landlord!  This law was written to protect landlord's rights!   Ref:  Texas' property code Section 54 sub-Chapter C.   Both landlord and tenant are required to follow the "rules" mentioned in the statute.  BTW, if you have broken a lease, regardless of the exact reason for breaking the lease, the landlord still can evict you, AND get a "judgement!"  If you have had this happen to you because you broke a lease do not blame the LL.    Then you should be advised to NOT attempt to file FALSE charges with any police department against your landlord!   If you do, then: YOU might have both civil and criminal charges filed against YOU!...           All because you, Broke a lease...    "No Pay  ,-   No Stay!"                                                                 (Top)

RENTAL HISTORY:      Most landlords will require that past landlords be contacted to see if you have paid your rent on time and kept the property in good condition. Many will not lease to anyone who does not have a good, verifiable past rental history from landlords other than family members or friends.  Some landlords may also require several background checks on prospective tenants.  Applicants that do not pass these checks may be rejected. If you have no past rental history, some landlords MAY reject your application, but in this case, many landlords may base their acceptance or rejection on your credit report alone.                                                                                                                              ©Copyrighted 2009-2012, QTR Site Trademarked (™)       (Top)       

LANDLORD REQUIREMENTS:   Landlords' Requirements may differ(they establish the criteria!)

REALTORS must comply with each individual landlord’s requirements (as well as the law) when procuring a tenant for that landlord.  However, INDIVIDUAL LANDLORDS HAVE DIFFERENT REQUIREMENTS!   Those who own the nicest houses (those that are clean, well-maintained, have many upgrades and are located in the most sought-after parts of town) will have more stringent requirements than others, and many places have strict requirements such as the number of pets, types of pets, number of vehicles, etc., etc.  If the home is clean and in good condition, the owner will want to be sure that the tenants who rent it will keep it that way!   How to QUALIFY to lease a home in the Austin area: Generally, in order to qualify to lease a property in the Austin area, a tenant should have a gross monthly income of at least three times the amount of the rent.  If there are two or more applicants (roommates), a landlord may require that each applicant individually qualify (each has to have a gross monthly income of three times the rental amount).   This is to make sure that if one tenant vacates, the other will be financially able to pay the entire rent.  However, some landlords may waive this requirement. And of course, ALL applicants need to be acceptable in Credit, Background checks, etc.    (Top)

PETS:     Landlords will also differ on whether or not a pet will be accepted.  Most landlords that accept pets will require a pet deposit, in addition to a security deposit, and some will charge additional rent ($10 or $25 or more each month as pet rent).  Most landlords that accept pets will do so with conditions, such as: Certain Breeds are not welcome; the pet must be below a certain weight; there cannot be more than one, or two, pets, etc; the pet must be a certain age (not puppies — usually not housebroken), neutered, de-clawed, etc.  Some landlords will accept dogs—but not cats.  Others will accept cats—but not dogs!  It is up to the individual landlord.  If you have a pet, it is best to check with your agent, to see what the pet requirements/restrictions are.                                                                                                                                                                            ©Copyrighted 2009-2012, QTR Site Trademarked (™)        (Top)

Pet deposits, also vary with the individual landlord and property (a property with a brand new carpet often requires a higher pet deposit).  A larger pet deposit may be required for larger pets—because larger pets can cause more damage (at times).   For properties owned by the Quigley Team, we typically charge $350 per pet for pets up to 35 pounds and $10/pound per pet if over 35 pounds.  If you lease some properties your pet deposit(s) and security deposit may be put into an interest bearing account(this is not required in Texas.).  All deposits, along with (possible) interest, are normally returned after you move out IF you have complied with the lease and NOT caused any damages (and the property is left clean). Normal "wear and tear" is accepted!  Excessive Wear and Tear IS NOT!  Other landlords may have other requirements. And NOTE that: if you "sneak" a pet into a property, you may be Evicted! This IS "Breaking the Lease"! (And "replacing one pet with another" is the same!)

And we are sorry if your dies...but, the Landlord does not have to return a pet deposit before move out... 

Something You Should Be Aware Of:   Only a very small percentage (possibly less than 20%) of real estate agents in the Austin area do leasing.  Most agents are sales agents who may also do leasing.  Most agents only make a living by selling homes, not by leasing them!   There is very little money made in leasing! 

About leasing commissions:  Normally the tenant pays NOTHING.  In most leases an agent may make  25% to 50% of the first month’s rent.  If the rent is $1,000 and the commission is 25%, it is $250—that is then SPLIT between the agent AND his/her broker.  Many times this amount doesn’t even cover the cost of gas—never mind the agent’s time.  And quite often, the tenant (that an agent has driven around for two or three days) decides NOT to rent at this time—or finds a lease property on his/her own—leaving the agent with nothing to show for his/her time and effort!   No wonder so few agents are in the leasing market!   (Quigley Team agents require an agency relationship, see the section on REPRESENTATION below.)                                                                                                  ©Copyrighted 2009-2012, QTR Site Trademarked (™)    (Top)

The Quigley Team will (normally) gladly show you any rental properties that they have listed.    If you wish to have us drive you around to show you other listings, we require that you sign a Tenants' Representation Agreement, agreeing to lease only through the Quigley Team.  We require that you have the ability to pay all the application / deposit fees without delay!  Now Regarding: "Fees"  PLEASE PLAN FOR "CERTIFIED FUNDS" when you start looking, 95% of the time, you must use CERTIFIED FUNDS when applying.  CASH is a NO! NO!    Also, most owners (and agents) will reject PERSONAL CHECKS, so leave plan to leave those at home!      Oh, and, IF you are not a previous client,... we May Ask for a refundable up-front "fee," whech we will gladly refund AND ADD $50 back, when we receive our rental commission!                 

See>> "What to bring when you come to Austin to search for a new home:"                                 (Top)

REPRESENTATION:         Information Click Here >>>  LAWS in Texas: "Information About Broker Services"   By signing this "information form," it ONLY indicates that you have "received the information"...  It is NOT an "agreement."    When you find a good agent, who is willing to help you find a lease home, PLEASE be considerate of that agent’s time.   And hire them as your Agent! 

 1.    Be loyal to that agent—work with one agent, exclusively!  An agent who knows that you will not go off and find your own rental without him/her will be willing to devote more time and effort to helping you find the right rental home.  Sign an agreement with that agent, agreeing to use that agent exclusively!

 2.    Don’t waste your agent’s time.  If there are others in your party, who must view the home before you make a decision (spouse, roommate, etc.), please make an appointment with the agent to show the home to you with everyone present -- at the same time.

3.    Be prepared to make a decision, fill out an application, pay an application fee, and security deposit [in certified funds] at the time you go looking for a lease home.  The home you look at today may be leased later today! — please do Not "assume" that the property is going to sit there and wait for you!  If you really want it, and it goes away, it is wasted time!  Another applicant can be leasing it while you waited to "think it over"!                                                               If you’re not ready to lease, don’t start to look until you ARE ready!  

4.    If there is anything about you or your fellow tenants that may be of concern to a landlord, level with your agent!  Poor credit, lack of a past rental history (or a poor past rental history), a large pet or pets, criminal background, etc. may be reasons you will be rejected by some landlords.  Most agents in the leasing business know which landlords will overlook some of these items and which landlords will not.  Tell your agent, up front, if any of these items apply to you.  Your agent will not waste your time showing you homes whose owners will NOT lease to you; he/she will take you directly to the homes whose owners will overlook the items.  If you put in an application to lease a home whose landlord will not accept tenants with certain of the above items, you may not only lose your $35 to $70 (or so) non-refundable application fee, when these items show up on your credit report, but your application deposit (security deposit) funds may be tied up for several days or more, while you wait for the landlord (especially if they're out-of-town) to endorse the certified funds back to you... Plus having the agent ASK around,  first will save you some embarassment!  You name is not mentioned at first...

 5.    One final thing…Many of the homes you wish to view may have occupants living in them.  Your agent will need to know which homes you wish to visit ahead of time, so that he/she has time to put the list in “driving order” and call to make appointments with the occupants (preferably the day before)...                                                                                               ©Copyrighted 2009-2012, QTR Site Trademarked (™)      (Top)

REALTOR® ETIQUETTE:    Most people do not want their homes shown before 10:00 AM Monday through Saturday or before noon on Sunday.  And, generally, homes are not shown after dark.  REALTORS are asked to refrain from making phone calls before 9:00 AM or after 9:00 PM--unless the recipient of the call has previously told the REALTOR it is OK to call earlier or later.  Also most REALTORS will not make phone calls before noon on Sundays. Please make an appointment with your REALTOR, far enough in advance, so that they  have enough time to make appointments with the occupants of the homes you wish to see.                                                                              ©Copyrighted 2009-2012, QTR Site Trademarked (™)              (Top) 

RELOCATON INFO:    When moving to Austin and Qualifying:  Typically, your gross monthly salary must be three times the amount of a month’s rent for you to qualify to lease a home (or apartment) in this area. 

Traffic:  The traffic in Austin can be very annoying!  If you must commute to and from your Austin-area job during rush hours, you will probably want to find a home that is relatively close to your workplace.  If you have “flex-hours”, you will find the commute on Austin area highways to be very pleasant and quick—but NOT during rush hours!  If you can commute, you will be able to lease a lot more home for your money!  (Homes “close-in” to downtown are older, more expensive and often not in good condition relative to “further out” homes.)

Appliances:  Virtually ALL homes come with a range/stove.  Some may have built-in microwaves, if not - it is not included.  Most newer homes have dishwashers and disposal units.  Occasionally a lease house will have a refrigerator - but most will not. - ask your agent to check for you.  (Most apartments have a refrigerator; duplexes may or may not!)  Occasionally a lease house will have a washer and dryer—but this is usually rare!                                                                                                              ©Copyrighted 2009-2012, QTR Site Trademarked (™)              (Top)

 What to bring when you are looking for a new home: When you come to Austin to begin your home search, please bring a photo Id. and enough money to cover the cost of application fees and application deposits.  Most landlords require a non-refundable application fee of $35 to $70 per application--in certified funds, at a minimum.  This fee is for the cost of credit and background checks, as well as the agent's time to verify your employment and contact your past landlords.  If your current or past employers or landlords require a fee to release information about you, YOU are responsible for this fee (in addition to the application fee.)  If you are from out of state there may be additional charges to check your background. . .                                                                                                               ©Copyrighted 2009-2012, QTR Site Trademarked (™)            (Top)

Certified Funds:   A landlord will NOT hold the home off the market for you unless you also put up an application deposit, which later will become (or apply toward) your security deposit.  Typically, in Austin, these funds must be certified funds.  If, for any reason, the landlord rejects your application, (at least) the application deposit is refundable to you (unless there are false statements on the application!...)   Now some really interesting advice: IF using Certified Checks, ASK your agent about this idea...  Before trying it!  This plan may NOT work in all situations...  So PLEASE STOP IF you are NOT SURE, OR you are "Required" to do an application in a different fashion!!!  Why? Because the owner may have given them other directions!- --  Now The Suggestion: >>>>For the "App Fee," put TWO Names on the check, separated, by the word "OR" {DO NOT USE THE WORD "AND"} --- The First name might be YOUR name,  followed by the word "OR" (without the quotes) and the SECOND name might be the Agent or Broker's, NAME etc. (they usually get the fee)  ---    THEN, on the second check, this is the "App. Deposit" check, you will again put YOUR NAME, followed by the "OR" (again No quotes) and you put Either the OWNER, or the BROKER, or the exact name you are given in "association" with the lease...  Wondering, WHY?    Well, with the your name, and the word "OR," - -YOU can Cash the check, without any delay!  Should they return it!   No HASSLES!                                                                   ©Copyrighted 2009-2012, QTR Site Trademarked (™)              (Top)

Also please read >>>  APPLICATION and DEPOSIT & HOLD (next)                       

APPLICATION DEPOSIT and HOLD:  

1.  The property is NOT "HELD" by simply handing in an "Application Deposit and Hold Form," even with funds included: A landlord must ALSO AGREE to the hold!    (MANY folks, including some agents, have understand this!  By READING the form very carefully, one can SEE that the Landlord Also Must Accept the Applicant!   Then,  by law, an agent is Bound to obtain (and deliver) all of the best possible "offers" to their client, the landlord.  This is virtually the same process as a sale!  Consider:  Does a seller "remove" a property from the market place just because they have received an offer?  No!  A property is  ONLY removed when a legitimate,** offer has been received and accepted.  With "acceptance," a listing is then considered "pending and held.   If needed, seek competent Legal advice, BEFORE signing any forms!

2. Marketing may continue at the landlord's direction, while additional applications are received.   Also Note: That if a frauldulent application is turned in,  a landlord may keep Both the Entire Application Deposit and the Application Fee as "liquidated damages!"  See > ***  <   Comments in TAR form 2009, Sect. 6, per TAR legal counsel.               ©Copyrighted 2009-2012, QTR Site Trademarked (™)     (Top)  

PROCESSING:   Quigley Team Realty, MAY elect to check an applicant's background  before credit checks are run, because:

- Employers, landlords,and others, may be SLOW in responding to requests for backgroud info!                 ( A credit check may be run in a few minutes. )  

- If we cannot process an application, we usually return all funds! 

- ALL applicants are treated in the same way!   If "delays" occur, it is usually NOT by our choice!            - We are More than Happy to lease a property!  Speed makes the landlord, the applicants, and us happy!   We do leasing primarily as a service!   -  And we have been doing this for over 30 Years and our methods are proven!             (Top) 

Why do we need an "Application Deposit and Hold" form?  This form is both a "receipt," and a "summary" of the applicant's "offer."    It, includes several important "terms" in the lease.   The "deposit" portion (mentions funds) and shows a landlord that you are serious!  With the deposit and your background / credit info, a landlord will either accept you, and hold the property, or reject you!   If checking your bacground is impossible, all funds may be returnable, without fault.  If all is acceptable, then a lease signing is scheduled.  The lease signing finalizes the offer.  (While the actual lease signing could be at any time before the actual move-in date, it generally NEEDS to be taken care of within two days of acceptance.  This two day requirement is written into the TAR Form 2009.  This normally can only be changed by the agreement of BOTH the applicant(s) AND the landlord! )   If the signing cannot happen, the property may be returned to "active" and the applicant may lose their entire Application Deposit, as well as the Application Fee!   "Time is of the Essence!"  If a landlord accepts an applicant, the applicant MUST Act!  The applicant typically has just TWO days to sign the lease or they forefeit their deposit!                                                        (Top)

Re: the Actual Deposit:  Some landlords may accept a portion of the deposit now and the rest at move-in.  Those that allow this usually require that you have good credit and a good, verifiable past rental history.   If you know that yours is NOT good, don’t waste both your time and your agent's, asking for incentives from the landlord--your application will be rejected and you will lose your application fee if your credit and references are found to be unacceptable. (PLEASE avoid making numerous changes, OR submitting applications in bits and pieces, someone else will get the prize! )  Please, save time (and Gas), tell your agent your whole situation!    Oh, and if you are accepted, and the property is removed from the market, and THEN you back out, you will likely LOSE your entire deposit!  Also, DO NOT LIE on an application!  Its fraud!  Many agents and landlords have their time wasted by this.  With computers lies show up faster  and consequences may include the forfeit of all fees as liquidated damages! ***  (See below)       ©Copyrighted 2009-2012, QTR Site Trademarked (™)     (Top)

 FALSE Info on Application and  Damages: Per TAR form # 2009, Section 6 >>> " FALSE INFORMATION: If Applicant provides any false information in an application or in this agreement, Landlord may reject the application, retain the Application Fee and the Application Deposit as 'liquidated damages' for Landlord’s time and expense, and terminate any right of occupancy. In any legal proceeding  between the parties, the prevailing party may recover attorney’s fees from the non-prevailing party." 

Then, you can be EVICTED, even after you moved in! ... on the grounds that you "DEFRAUDED" the landlord!    So the bottom line is: DO NOT LIE on an application... I can cost you!... and your agent will likely "drop you"!     Remember this is a computerized age, records are kept for years!!! ©Copyrighted 2009-2012, QTR Site Trademarked (™)    (Top)

LEASE SIGNING:   If your application is accepted, you will TYPICALLY have 48 hours from the time you are notified to sign a lease.  If you do not sign a lease during this time, you may lose your entire application deposit.  Most landlords want a full month’s rent at move-in, up front, even if you move in at the middle of the month.  You will then be asked to pay the “short” month’s pro-rated rent on the first of the next month. ( NO, please DON'T ASK for the Landlord to take a "partial payment at move in," followed by the full month's rent on the begining of the next month.  It is ALWAYS, PAY a FULL MONTH, followed by the prorated month!  Besides, the Agents are paid from the first [full] rent check.... also the landlord is not in business to lose money! )    ©Copyrighted 2009-2012, QTR Site Trademarked (™)        (Top)

UTILITIES:   The utilities and their costs, etc., are usually spelled out in the application package.  Most properties require that the tenant pay for the utilities.  At times the landlord may pay for utilities...  For a list of most of the utility providers you may go to >>> utilities<<<  And, when a tenant is leasing, they are normally NOT allowed to shut utilities off.                                                                                                 ©Copyrighted 2009-2011, QTR Site Trademarked (™)         (Top)

"MAINTENANCE: Issues and Differences" - Houses and Duplexes usually don't have "repair staffs!"  Also most houses do Not have refrigerators.  Plus tenants may need to accuire a lawnmower, to cut the grass!  Landlords rarely supply these!  Be prepared to cut the grass!   Also, you will most likely be changing A/C filters.  If the A/C unit gets "clogged up," (with your dust)  you may be looking at a Costly "Service Call."  A Service call costs  upwards of  ~$90 per hour, (at 2012 rates!)  Replace the A/C filter each time you pay your rent and save paying for an expensive service call! 

However, .... One item that is worth noting is that: As a tenant you should NOT engage the services of a "contractor" to do repairs / "upgrades," etc., without  your Landlord Approval!   The Landlord, Not You, Owns the place!  Doing any work without the Landlord's approval could get you EVICTED!    Yes, read the lease, and / or get approvals Before doing any work that is not "spelled out" in the lease!                                                                                                              ©Copyrighted 2009-2011, QTR Site Trademarked (™)         (Top)

SEARCH HOMES:  For "Sale or Lease" You can get information about almost all actively for sale or lease homes on the Quigley Team website, www.quigleyteam.com.  Click on “Search Homes DB ” at the left (or “Search Listings” at the bottom) of the site.  Be sure to specify whether you want “lease” or “residential” (sale) homes.  This search feature is free for you to use whenever you like--there is no cost and no obligation to you for using it--and we do NOT “capture” your name or e-mail address to “pester” you later.  We do NOT like high-pressure salespeople, so we do NOT pressure folks -- we practice Real Estate by the Golden Rule!   (Top)

So now you know, that unfortunately, leasing has gotten to be like the "game of musical chairs!"  ( Ouch...)

Now IF you are only working with a listing agent, then hopefully they will be helpful!    However, they are not really going to go way out of their way for you!   (They work for the LL.)   In that case, Keep Really Good Records and have everything spelled out in writing, in the application, and lease,  before you sign!  Remember, in Texas, "What someone has said," is NOT enforceable!  Only a written contract is enforceable!  Read the contract papers!  If you need help, we can refer you to good leasing agents!  We do not  expect, or receive, referral fees for rental referrals!   We believe that: leasing agents are never paid enough for their work!      Meanwhile, "Happy Trails to you!" (Good fortune!)   (Top)

AustinHomeSearch.com (is one of the best sites for Searching! >>> AustinHomeSearch.com it has the most up to date info on it.  Many other web sites do not update their data on an hourly basis, but this one does!