Tenant FAQ
Answers to the questions PME residents ask most — about rent, maintenance, leases, policies, deposits, and moving in and out.
Pay Rent
Submit Maintenance
Move-Out Guide
Rent Payment
Rent is due on the first of each month. Most leases include a grace period — typically until the 3rd or 5th of the month — before late fees are assessed. Check your specific lease agreement for your exact due date and grace period.
Log in to the tenant portal using the email and password you set up at move-in. Navigate to the payments section, add a payment method (bank account for ACH — no fee, or debit/credit card — small processing fee), and pay your balance. You can also set up recurring autopay to pay automatically each month.
Late fees are assessed after your grace period expires per your lease terms. We strongly recommend setting up autopay to avoid late fees. Persistent late payment is a lease violation that can affect your tenancy. If you anticipate difficulty paying on time, contact us before your due date — do not wait until after the fact.
Your lease specifies accepted payment methods. Most PME tenants pay through the online tenant portal (preferred). If your lease permits check payment, checks should be made payable to Property Management Experts and delivered to our office. We strongly encourage using the online portal for faster processing and confirmation.
Maintenance
Log in to your tenant portal and submit a maintenance request with a description of the issue and photos if available. For emergencies — gas leaks, flooding, complete heating failure, electrical hazards, or security breaches — call (209) 465-5000 immediately, 24 hours a day.
Emergency maintenance includes: active gas leaks, fire (call 911 first), active flooding or major water leaks, complete loss of heat in winter, electrical hazards or sparking, and broken locks or doors affecting your security. For all these situations, call (209) 465-5000 immediately — do not use the online portal for emergencies.
Emergency issues are addressed immediately. Non-urgent requests are typically scheduled within 3–5 business days, depending on vendor availability and the complexity of the repair. You’ll receive a confirmation and scheduling contact after submitting. Check request status in your tenant portal.
Lease & Policies
Contact PME in writing (through the tenant portal or email) to request pet permission. Pet policies vary by property and are at the property owner’s discretion. If approved, a pet addendum will be added to your lease, which may include a pet deposit and/or monthly pet rent. Never bring a pet to the property without prior written approval.
Contact PME to request the addition of an occupant. All adults living in the property must be on the lease or approved by PME in writing. Unauthorized occupants violate your lease. Adding an occupant requires a new application, screening, and a lease amendment.
Subletting, short-term rentals (Airbnb, VRBO, etc.), and any assignment of your lease are prohibited without prior written approval from PME. Violations of this policy may result in lease termination. Contact us if you have a specific situation you’d like to discuss.
Early lease termination is covered by your lease agreement. California law provides specific protections but also allows landlords to pursue unpaid rent until a replacement tenant is found (or lease expiration). Contact PME as soon as possible if you need to discuss early termination — we’ll explain your options and obligations under your specific lease.
Security Deposit
Your security deposit amount is specified in your lease. Under California law (Business and Professions Code 10145), all tenant security deposits are held in a separate trust account — never commingled with PME operating funds.
California law requires PME to return your security deposit — or an itemized statement of deductions with receipts — within 21 days of your official move-out date. To maximize your refund, complete your move-out checklist thoroughly, clean the property to move-in condition, and request a pre-move-out inspection.
Lawful deductions include: unpaid rent, cost of cleaning beyond normal wear and tear, repair of damage beyond normal wear and tear, and other costs specified in your lease. Normal wear and tear — minor scuffs, light carpet wear — cannot be deducted. PME must provide itemized documentation for all deductions.
Move-In / Move-Out
Within 72 hours of receiving your keys: (1) complete the PME move-in inspection checklist, (2) take date-stamped photos of every room and all existing damage, (3) return your signed checklist to PME, (4) set up utilities in your name, and (5) register for the tenant portal. Review our full move-in checklist for a comprehensive guide.
Notice must be provided in writing per your lease terms — typically 30 days for month-to-month tenancies. Submit notice through the tenant portal, email, or in writing to our office. Verbal notice is not sufficient. Confirm receipt of your notice with our team.
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📞 (209) 465-5000 · Mon–Fri 9am–5pm
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🚨 For maintenance emergencies: (209) 465-5000 · 24/7
