Tenant Information
Three Rivers Realty LLC
Tenant Handbook
Welcome!
The Property Management team at Three Rivers Realty LLC would like to welcome you to your new home and thank you for choosing to lease with us. This handbook will assist you with caring for your rental home and answer the most commonly asked questions we hear during the application process, move-in and tenancy.
The Basics
Your Property Manager is: KELLY REYNOLDS
You can call or text: 252-402-8024
You can email: kelly@3riversnc.com
Paying Rent
All rental payments are due on the 1st of each month. WE DO NOT ACCEPT CASH.
Rent is considered late if not received by 9pm on the 5th of each month. Any unpaid rents will be assessed a 5% late payment fee.
Accepted forms of rent payment are:
-Personal Check
-Cashier's Check
-Money Order
-ePay through your Tenant Portal on Buildium (Fees apply)
If mailing your rent:
Three Rivers Realty LLC, 409 West Main St. #105, Washington, NC 27889
Please make sure your name and the address of the property you are paying for are visible on your check so that we can properly credit your account.
All mailed rents must be received before close of business on the 5th or they will be considered late, regardless of postmark date. If you run into an issue with getting your rent paid on-time, simply communicate the issue with us and we will work with you to create solutions.
Any checks returned for insufficient funds will be assessed a 5% late payment fee and a $35 NSF fee. After one (1) NSF check, we will only accept certified funds for rental payment.
Security Deposits
Your security deposit is intended to be used for damages, if any, at the end of your tenancy. If you breach the lease and vacate early, you forfeit the security deposit and may be subject to subsequent charges related to re-renting the property. The security deposit will not be used as your last month's rent.
The Lease
Read Your Rental Agreement (a.k.a. the Lease)! The duration of your rental agreement is fixed and stated on the first page of the contract. Three Rivers Realty LLC requires tenants to submit a written 30-day (unless otherwise specified in your lease) notice prior to vacating the premises. If, by the end of your rental agreement, we have not received any notice, the lease automatically transfers to a month-to-month status. Written notice is still required when on a month-to-month status.
Pets
Animals are sometimes allowed with prior owner and management company approval. Please do not obtain a new pet and then ask for approval. Approval is based on breed, weight, quantity and prior references when applicable. Three Rivers Realty LLC reserves the right to deny any animal for any reason. We use PetScreening.com for ALL pet requests.
Grills
It is against North Carolina Fire Code to have any type of open flame cooking device (grill) on balconies or within ten (10) feet of any structure. Any violation of this law will be investigated and considered grounds for breach of contract and termination of your lease. Additionally, any damages to the property, such as planks or siding, will be reported to police and you will be held legally responsible for the cost of repairs.
Keys/Tenant Lockout
If you lose your keys or lock yourself out, you may contact Kelly at 252-402-8024 for help. Every effort will be made to assist you, but it is not always possible for the Property Manager to come let you in. Tenants are ultimately responsible for lockouts and you will need to call a locksmith to gain access to your unit.
Ernul's Locksmith: 252-633-0171
A-1 Locksmith: 252-638-3363
Lawn Care/Landscaping
Your lease documents will specify whether you are responsible for your lawn maintenance/landscaping. If you are responsible for maintaining the exterior of the property, upkeep of flower beds, lawn care, cleaning gutters and trimming of bushes/shrubs is expected. If you have any questions regarding the specifics of your lawn care, please ask your Property Manager. We have lawn care companies that give our tenants special pricing if you do not wish to do it yourself.
Guests
Please notify Three Rivers Realty LLC if you have any guests staying with you longer than fourteen (14) consecutive days. Any guest staying longer than 14 days is considered a short term tenant and will require approval from the Property Manager/Owner. You are responsible for the conduct of any guests at your rental property.
Noise
You and your neighbors have the right to quiet enjoyment of your properties. Please keep this in mind at all times, especially if you are residing in any condo/apartment unit with shared walls and/or ceilings/floors. You are subject to all laws and regulations pertaining to noise.
Maintenance
Routine Maintenance: Three Rivers Realty LLC and its approved vendors will handle all necessary maintenance as specified in the lease. You may not authorize maintenance on the owner's behalf, unless you receive permission in writing. The following are examples of routine maintenance that ARE the responsibility of the tenant:
- Replacement of light bulbs
- Cleaning/Replacing air filters (use blue/green fiberglass filters)
- Regular yard maintenance (unless otherwise specified)
- Replacement of batteries in smoke/CO2 detectors
- Pressure washing if in a single-family home
Maintenance Emergencies
In the event of a maintenance emergency, please call or text the Property Manager at (252) 402-8024 to report your issue. If it is after business hours, please call the same number as above and leave a voicemail.
Please note the after-hours emergency contact should only be called in the case of an emergency. The following are examples of situations that constitute a maintenance emergency:
- Fire – call 911 IMMEDIATELY, then Property Management.
- Backed up or overflowing toilets, sewer lines or drains.
- Any type of water leak that cannot be stopped.
- Lack of heat in cold weather (HVAC Tech will be dispatched the next business day).
- Lack of air conditioning in extreme heat (HVAC Tech will be dispatched the next business day).
Submitting a Maintenance Request
When a maintenance issue arises, please submit a maintenance request in writing by doing one of the following:
- Sending a detailed email describing the issue and any other important information to kelly@3riversnc.com.
- Accessing your tenant portal through Buildium and submitting a work order request.
- Sending a text to 252-402-8024 with pictures and a description of the issue.
Before submitting a maintenance request, always check your breaker box to ensure that the problem is not that a breaker has tripped. If the findings of a service request result in only a tripped breaker, this service fee will be charged to the tenant. Check for loose water lines that only need to be tightened a little.
When completing the maintenance request, please let us know the following information:
Do you wish to be present when the repairman enters the property? Remember, the PM department cannot be present at every maintenance repair.
Are there any pets in the home? Please note, tenants are responsible for securing any pets that may be encountered on the visit to the property.
If the tenant does not keep an appointment to be home for maintenance or repair work, or if the repairman cannot enter the property to complete the repair due to extra and/or changed locks on the door, the service fee will be charged to the tenant.
Utility Contacts
Electricity
Tideland EMC
(800) 637-1079
www.tidelandemc.com
Duke Energy
(919) 508-5400
www.duke-energy.com
City of New Bern
(252) 639-2750
www.newbernnc.org
Cable/Internet
Suddenlink
(252) 638-3121
www.suddenlink.com
CenturyLink
(252) 636-1514
www.centurylink.com
DirectTV
(855) 229-4388
www.directv.com
Dish Network
(888) 449-0888
www.dish.com
Water/Sewer
CWS/Utilities, INC
(800) 525-7990
www.uiwater.com
City of New Bern
(252) 639-2750
www.newbernnc.org
Craven County Water
(252) 636-6615
www.cravencountync.gov
First Craven Sanitary
(252) 633-6500
Gas
Suburban Propane
(252) 633-5560
www.suburbanpropane.com
Mallard Oil
(252) 527-7191
www.mallardoil.com
Eastern Propane
(252) 745-7346
Amerigas
(252) 637-3903
www.amerigas.com
NOTE FROM PROPERTY MANAGER: I personally have Starlink for internet and I LOVE IT.
I live in a remote area on the water that's prone to terrible internet service. Starlink has been very stable, does not drop signal in bad weather conditions like “typical” satellite internet and I can stream movies and games on multiple devices at the same time. I highly recommend it for anyone in rural areas or for anyone who wants excellent internet service on their boat.
Move Out Instructions
In preparation for your move-out inspection, please complete the following items listed below. Remember that this is a generalized list and may not include everything that you will need to do upon moving out. Likewise, it may also include items that do not relate to your unit (i.e. “clean fireplace” in a unit without one). Our goal is to refund your entire security deposit to you, but please keep in mind that any of the items listed below that are not performed within the timeframe or manner set forth may be deducted from your security deposit.
Return ALL Keys
Turn in all keys (including storage keys, passes and garage door openers, if applicable) to Three Rivers Realty LLC according to what is agreed upon with your Property Manager when your move out is planned. If you are instructed to leave keys and garage door openers in your rental property, you will be instructed to send a picture of them to the Property Manager to show where they are located for quick retrieval. When you move out, please make sure that we have a forwarding address on file for sending your security deposit, and that you have turned in all carpet cleaning/extermination receipts. The property must be vacated, cleaned and ready for inspection prior to your keys being turned in. Do not turn your utilities off until the move out inspection has been completed. We will arrange to do that on your move out day if possible.
Security Deposit
Pay all rent and charges owed. You may not use your security deposit as your last month's rent. The security deposit is used strictly for damages incurred during the time of your lease.
Repair any damage and clean the unit thoroughly. Any repairs to walls and/or painting repairs totaling over $100.00 (exceeding normal wear and tear) will be charged to you.
Clean the interior and exterior of all appliances and fixtures in the kitchen, bathroom(s) and utility areas.
Move and clean behind/underneath the refrigerator, stove, and washer/dryer.
Clean/replace drip pans on stove.
Do not leave the refrigerator unplugged after cleaning.
Wipe out all cabinets/closet shelving in unit (especially in the kitchen and bathrooms).
Clean blinds, windows, windowsills, window tracks and storm windows.
Make sure all window screens are in place.
Dust all trim work and walls to remove dirt and cobwebs.
Clean blades of any ceiling fans in unit.
Replace any burnt out light bulbs throughout the unit (interior and exterior).
Clean floors in the unit.
Clean fireplace if applicable.
Carpet Cleaning
Vacuum and clean the carpets in the unit. A receipt from a professional carpet cleaning company must be provided at move-out. If a receipt is not provided at move-out, Three Rivers Realty LLC reserves the right to have the carpets professionally cleaned at the tenant's expense. If you have/had a pet in the property, you must have the carpets pet treated. If this is not done, the Property Manager will have it done and it will be deducted from your security deposit.
Properly dispose of all items, trash and debris:
Dispose of all trash properly (i.e. mattresses, furniture, clothes, etc.), from both inside and outside the unit and in any storage areas. No items are to be left behind in the unit or at the curbside/dumpster. If you leave behind items that will not be taken during regular trash pick-up, you will be charged for a professional haul-off.
Clean up the exterior of the unit. Remove all trash and debris and clean up the landscaping if landscaping is the tenant's responsibility (i.e. cut the grass, trim the bushes, haul away dead limbs and clean out the gutters).
Utilities:
Leave the HVAC units on to avoid any damage to unit from extreme heat or cold temperatures. Set to 80 degrees for A/C in summer or 55 degrees for heat in winter.
If the tenant is paying utilities directly, they must be left on and in your name until the transfer has been established back into the owner's name and inspection has been completed. Ensure the Property Manager knows your move-out date (it may not be the same as your lease-end date!) so that utility transfer can be arranged, and you will not be charged for extra days.
By following these simple guidelines, asking questions along the way and always communicating with your Property Manager, you can count on an easy and worry-free tenancy in our properties.
THANK YOU!