Who is responsible when the refrigerator breaks down? Who is responsible for the lost of food in the refrigerator?

The refrigerator is a responsibility of the landlord. Davies Property Management will repair or replace the refrigerator. However the landlord is not responsible for your food inside.

Refrigerators break down, regardless of who owns them. If it was your refrigerator, you'd have to pay for the spoiled food. If the unit stops working, it is your responsibility to find an alternative to store your food.

Refrigerators make excellent ice chests, buy some freezer-pack inserts and keep them frozen. Plan where you can buy some Dry Ice. Dry Ice is particularly useful for freezing and keeping things frozen. Contact your local grocery store to see if they carry Dry Ice.

Not only will taking these steps help when your refrigerator breaks down, it will help if we have power outages due to storms or other natural disasters.

If you have renters insurance you may want to check with your insurance company to see if food spoilage is covered.

When do I get my security deposit back?

We will mail you a statement within 10 days of completing your move-out inspection. All security deposits will be mailed within 30 days of the end of the lease term or move out, whichever is last.

What happens at the end of my fixed term lease?

A new fixed term lease will be offered at our sole discretion. New leases will be sent out 45-60 days prior to the lease expiring outlining any new lease terms including rent increases. It is not customary for Davies Property Management to agree on a month-to-month term; most leases will be offered as fixed, with a minimum lease term of 1 year.

What if I have to break my lease? Can I assign the lease to another person?

It is our primary responsibility to act in the best interest of the property owner at all times. We understand that there are extenuating circumstances which may prevent a resident from fulfilling the term of their lease agreement. If you find that you are not able to fulfill the term of your lease agreement, please contact our office to discuss the situation as soon as possible. We do not allow subletting or reassigning the lease under any circumstances without our consent.

Can I change the locks or add additional locks?

No! You cannot change the locks yourself. Re-keying the property without our permission is a serious lease violation.

All notices or requests by Resident for re-keying, changing, installing, repairing, or replacing security devices must be in writing. Installation of additional security devices or additional re-keying or replacement of security devices desired by Resident will be paid by the Resident in advance and must be installed only by contractors authorized by our office.

Can I paint the walls with a different color?

Requests to paint the walls a different color must be in writing and requires the consent of Davies Property Management. Also you will need to let us know which wall or rooms and we will require a fee which is refundable if the wall or rooms are restored to the original color unless you have approval from the office that you do not need to restore the paint.

What happens if my roommate moves out before the end of the lease term?

If your roommate moves out, a written notice needs to be submitted to your property manager. Remember that tenants are jointly and singularly liable to ensure rent is paid. You must have written permission from the property manager to substitute a roommate.

Can I get a roommate after I moved in?

You may be able to have a roommate, but first they have to be approved through Davies Property Management with our office application process. We must know who is occupying the property. The roommate must fill out our rental application, and be approved through our screening process. Failure to fulfill the above mentioned requirements may be a breach of your lease agreement.

Whose responsibility is it to take care of the lawn and snow removal?

Unless otherwise stated in your lease, it is your responsibility to take care of the lawn and snow removal. This includes watering the lawn on a regular basis, mow and weed as needed. If you let the grass die, you may be responsible to re-sod the yard. You will also be responsible for all fall leaf clean up and snow removal of your sidewalks and driveways.

Do I need to get renter's insurance?

Yes. All tenants are required to obtain tenants insurance prior to moving into the property. Tenants insurance typically provides the tenant with:

  • Personal Property Contents Coverage – In case of fire, theft, and other occurrences covered by your policy, this coverage protects your personal property.
  • Personal Liability – This covers you from claims made against you by someone else
  • Additional Living Expense –If your current living arrangement becomes unlivable due to fire, theft, or other damages, this grants you money for living expenses.
  • Premises Medical Coverage – This pays the medical expenses of visitors or other individuals who are accidentally injured on the property you are renting.

What if I have a "special situation"?

We understand that from time to time residents have financial difficulties, health problems or other emergencies. Although we sympathize with the situation, we are legally bound to follow the lease agreement. Please do not place us in the difficult position of denying a request for an exception to the lease agreement because we cannot grant an exception. Thank you in advance for your cooperation.

Can I be charged for maintenance at the property?

Yes, if resident damage or neglect causes the maintenance, you will be charged for it. Also, you can be billed for a service call if you miss an appointment with one of our maintenance technicians.

What is considered an emergency?

The following are examples of maintenance emergencies. The main sewer line is backed up and water is coming into the home. A pipe broke and water is leaking into the home. The heat has stopped working during winter months. Being locked out of your home is not an emergency and you will be instructed to contact a locksmith.

Does your phone line gets answered after hours for emergency?

Yes. Our phone lines are operated and answered by a "live" person 24 hours 7 days a week. You just have to call the main office line (780) 484-2866. According to the lease agreement an emergency is something related to the condition of the property that materially affects the physical health or safety of an ordinary tenant, ordinarily, a repair to the air conditioning system is not an emergency.

How do I request maintenance for a repair?

All non-emergency repair requests are required to be put in writing via your online Tenant Portal. We are not obligated to complete a repair on a day other than a business day but we do attempt to assign work orders to our maintenance department and independent vendors as quickly as possible. 

The Tenant Online Portal can be found on the top right corner of our website - www.daviesmanagement.com

How much and how often can a rental increase be given? Also, is there a ceiling on the amount of any given increase? If so, what is the highest amount?

No rental increases can be given until after one year (365 days) has passed since a resident moved in or since the last rent increase.

After the lease has expired, an increase of any amount can be assessed. We feel we are reasonable with our increases, depending on market conditions. There is no rent control in Alberta. 

Can I pay rent in cash?

No. We do not accept cash, but offer all tenants the ability to pay by e-mail money transfer, electronic funds transfer, post dated checks, money orders or certified checks.

I am an good resident and take good care of the home. Can you waive my late fee charges?

No. We do not waive late charges. Alberta Human Rights laws require that we treat all our residents equally. We cannot decide if one resident is more deserving than another of paying late charges, therefore we enforce late charges across the board.

Are there any dog breed restrictions?

Yes, "Restricted Breed Of Dog" shall mean any Pit Bull Terrier, Staffordshire Terrier, Wolf dog, Staffordshire Bull Terrier, Bulldog (Old Country Bulldog), Dogo Argentino, Canary Dog (Canary Island Dog, Presa Canario, Perro De Presa Canario), Presa Mallorquin (Perro de Presa Mallorquin, Ca De Bou), Timber Shepherd, Chow-Chow, Rottweiler, Doberman Pinscher, Akita, Tosa Inu (Tosa Fighting Dog, Japanese Fighting Dog, Japanese Mastiff), Cane Corso (Cane Di Macellaio, Sicilian Branchiero), Fila Brasileiro or any dog displaying the majority of physical traits of any one (1) or more of the above breeds. This list is subject to change.

Can I get a pet after move-in or add an additional pet?

You will need to contact our office to discuss the addition of a pet to your lease agreement. This may or may not be possible.

Will I sign a lease agreement?

Yes, for most of our properties you will sign a 12 month lease that covers our responsibilities to each other throughout our tenancy. Lease signings are done electronically or by appointment only. After your application is accepted, your deposit is received, your lease is signed, and you have provided us with proof of Tenants insurance, we'll hand you the keys to your home!

Once I sign a lease, how much grace period will I be given before my rent is considered late?

If you have signed a lease with our company, the rent is due and payable on the 1st of each month and considered late if not received by the 5th of the month, which means you have a 4-day rent grace period. Late fees are $50 and charged to your account.

If we take over management of a property and you already have a lease in place, your current lease is in effect and the terms may differ. Please refer to your lease for any rent grace period.

Can I apply for a property "sight unseen"?

No properties will be rented "sight unseen". If are welcome and encouraged to apply for a property without viewing it first. However, we will need you to visit the unit and see it before signing the lease agreement. A friend or family member can see the property on your behalf if you are unable to view it yourself.

The accuracy of the property advertisements and their current availability can only be verified by visiting DaviesManagement.com. All other outside sources should be deemed unreliable.

All photos are of the actual properties unless noted are only representative of the size and space of the interior. Applicants must view the property in person to determine if the size and space of the property is acceptable to their needs and wants.

What are the application requirements?

Credit Score: All applicants must have a credit score (individual or group average) of 550 and above to qualify. Any score lower than 550 may require a risk administration fee. 

Income: All applicants must earn a (combined) gross income of minimum 3 times the monthly rent. 

Bankruptcy and Active Collections: Bankruptcy and active collections on your credit may be grounds for denial.

Rental History: A clean rental history free of eviction or outstanding balances.

Pets: Pets are allowed as long as the property is advertised as "pet friendly". We do not allow any dogs of an aggressive breed (list can be found below). There will be an additional monthly pet fee of $25 for a cat and $50 for a dog. Only two pets allowed per property.

Multiple Applications: In the case of multiple applications we do not operate on a first come/first serve basis. We run credit on all fully submitted applications and the final decision is based upon a point system mainly derived on Credit Score. In a case that there was a more qualified applicant we will hold your application for 90 days should the applicant decided to move the application to another listing in our portfolio.