Everything a resident needs, in one place

Every non-emergency request goes through the TurboTenant resident portal. Not text, not a note left on the door — the portal. It time-stamps the request, keeps the photos attached to it, and gives both of us the same record of what was reported and when.

1. Log in to the TurboTenant resident portal: [WADE: TURBOTENANT RESIDENT PORTAL URL]
2. Open a maintenance request. Describe what's wrong and where it is in the house.
3. Add photos. A picture of the leak under the sink saves a trip and usually a day.
4. Tell us about access — pets in the house, a gate that sticks, hours that don't work.
5. Submit. You'll get a confirmation, and we'll follow up with who's coming and when.

What's an emergency and what isn't

Emergencies get handled immediately, day or night. Everything else gets scheduled during business hours. Emergencies are:

• Fire, gas odor, or anything actively dangerous — call 911 first
• No heat when it's below freezing outside
• No running water, or a burst pipe or actively running leak you can't shut off
• Sewage backing up into the house
• A total loss of electrical power to the unit that isn't a neighborhood outage
• An exterior door or lock that won't secure the house

Not emergencies: a single appliance out, one outlet dead, a dripping faucet, a slow drain, a dishwasher that won't dry. Those are real and we'll fix them — file them in the portal.

Things residents handle

• Furnace filters, replaced on schedule [WADE: CONFIRM — do you supply filters, and how often?]
• Smoke and carbon monoxide detector batteries — tell us right away if a detector itself fails
• Light bulbs in fixtures you can reach
• Keeping drains clear of grease, wipes, and hair
• Snow and ice on your walks and drive [WADE: CONFIRM — resident or owner, per your lease]
• Lawn care [WADE: CONFIRM — resident or owner, per your lease]

Your lease is the controlling document. Where this page and your lease disagree, the lease wins — and tell us so we can fix the page.

Rent is paid through the TurboTenant resident portal. Autopay is the easiest way to do it, and it's free to set up — you schedule it once and stop thinking about it.

• Portal: [WADE: TURBOTENANT RESIDENT PORTAL URL]
• Due: [WADE: CONFIRM — due date and any grace period, per your lease]
• Late fees: [WADE: CONFIRM — amount and when it applies, per your lease]
• Accepted methods: [WADE: CONFIRM — bank transfer, card, and which ones carry a processing fee on TurboTenant's side]

If you're going to be short

Tell us before the due date, not after. We can't promise an outcome, and nothing here changes what your lease says — but a resident who says "the 12th, not the 1st" in advance is in a much better spot than one who goes quiet.

These are the standards every application is measured against. They're published here so you can read them before you pay an application fee. Completed applications are reviewed in the order we receive them, and the same criteria apply to every applicant.

What we require

• A completed application from each adult who will live in the home, with government-issued photo identification. [WADE: CONFIRM — the age at which a household member must apply.]
• Verifiable income. [WADE: CONFIRM — your income standard, e.g. gross monthly income of at least N times the monthly rent, and which sources you count. Note: all lawful, verifiable sources of income are counted, including housing vouchers, benefits, child support, and self-employment.]
• Rental history. [WADE: CONFIRM — how many years, what you contact prior landlords about, and how you treat a first-time renter with no rental history.]
• Credit review. [WADE: CONFIRM — your standard, stated as a specific, uniform threshold. Also state how you treat medical debt and student loans if you exclude them.]
• Occupancy. [WADE: CONFIRM — your occupancy standard, stated as persons per bedroom. It must be a physical-capacity standard applied identically to every household.]
• Criminal history review. [WADE: CONFIRM — see FAIRHOUSING-REVIEW.md before writing this one. Any criminal-record standard needs to be an individualized assessment of specific, recent convictions with a stated lookback period. Arrests that did not lead to conviction can't be used, and a blanket ban is a fair housing problem.]

What will get an application declined

• Information on the application that turns out to be false
• An incomplete application, or documents we can't verify
• [WADE: CONFIRM — any other automatic disqualifier, e.g. an unpaid judgment from a prior landlord or an eviction filing within a stated lookback period.]

Pets are allowed in some units and not others, and it's set per property — check the listing on the Available Rentals page before you apply, or ask.

• Where pets are allowed: [WADE: CONFIRM — which units, and the number and type of animals allowed.]
• Restrictions: [WADE: CONFIRM — any weight or breed restrictions, and whether they're yours or your insurer's.]
• Pet deposit: refundable, and capped by Nebraska law at one-quarter of one month's rent (Neb. Rev. Stat. § 76-1416). We don't charge above the cap. [WADE: CONFIRM — your actual amount.]
• Pet rent: [WADE: CONFIRM — your monthly amount, if you charge it.] Nebraska sets no statutory cap on monthly pet rent, so this is ours to set and yours to weigh.

Damage

A pet deposit covers pet damage beyond normal wear. If there's no pet damage at move-out, the pet deposit comes back with your security deposit on the same 14-day clock.

• After-hours maintenance emergency: [WADE: ___ phone number] — for the emergency situations listed under Maintenance requests. Call, don't text.
• Natural gas leak or gas odor: leave the house first, then call 911 and your gas utility. [WADE: ___ utility name and 24-hour emergency number]
• Downed power line or electrical hazard: [WADE: ___ electric utility name and outage/emergency number]
• Water main break or no water at the street: [WADE: ___ city water emergency number]
• Non-emergency police: [WADE: ___ non-emergency number]
• Everything else: the resident portal, or [email protected] during business hours.

Before you call

If you can do it safely, know where two things are before you need them: the main water shutoff and the electrical panel. We'll point both out at move-in — ask again anytime and we'll walk you to them.

No surprises at the end. Here's the whole sequence.

• [WADE: ___] Days of written notice before you move out. [WADE: CONFIRM — the notice period in your lease.]
• 14 Days after move-out for your security deposit to be returned, less itemized deductions. That's Nebraska law and we hold to it.
• 1 Month's rent — the most a security deposit can be in Nebraska, and the most we charge.

What we expect the house to look like

• Everything of yours out, including the garage, basement, and anything in the yard
• Cleaned — floors, appliances inside and out, bathrooms, cabinets, window sills
• Refrigerator and oven emptied and wiped down; nothing left in the freezer
• Nail holes filled and touched up if your lease requires it [WADE: CONFIRM]
• Yard cut and clear if you were responsible for it during the lease
• All keys, garage remotes, and mailbox keys returned [WADE: CONFIRM — where and how]
• Utilities in your name transferred out on the day your lease ends, not before
• A forwarding address given to us in writing, so the deposit has somewhere to go

Normal wear versus damage

Carpet that's been walked on for three years is wear. A carpet with a burn in it is damage. Faded paint is wear; a wall that's been patched with toothpaste is damage. We deduct for damage, not for the house having been lived in — and every deduction comes with an itemized list.

The walkthrough

[WADE: CONFIRM — do you offer a pre-move-out walkthrough, and how far ahead should a resident ask for one? This is one of the highest-value things you can offer, so it's worth stating plainly.]