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FREQUENTLY ASKED QUESTIONS
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Where is the SunWest Homes Office?
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SunWest Homes is located in the Williams Square Complex, 5215 North O'Connor Blvd., Suite 1785, Irving, Texas 75039.
The office is located on the 17th floor of the center tower.
CLICK HERE FOR DRIVING DIRECTIONS
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When and where do I pay my rent?
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RENT DUE. Rent is due in our office by the first (1) calendar day of the month. As the offices are not open on weekends or Holiday, there is a three day grace period (3) for those months when the first falls on a Saturday or Sunday.
DROP OFF DELIVERY. The SunWest Homes rent drop is located at Williams Square in Las Colinas (address below). Rent can be delivered between the hours of 9:00 AM and 5:00 PM, Monday through Friday. Our accountants office (Suite 1785) is on located on the 17th floor of the Center Tower. The building elevators are closed after hours (7PM - 7 AM).
MAIL DELIVERY. The SunWest Homes payment address is located at Williams Square, in Las Colinas (see address below). To avoid late charges, please mail no later than the 25th of the prior month. Checks received early will not be cashed until the date that they are due. We estimate that 35% of all local mail reaches us within 1 business day, 65% within 2 days, 80% within 5 business days, and 99% with 8 business days. We will provide you with preprinted, barcoded envelopes on request. These envelopes were designed by the US Post Office for more rapid and accurate postal processing.
PREPAYMENT. We encourage you to provide us with postdated checks to hold for upcoming rental payments. Checks received early will not be cashed until the date that they are due.
LOCAL COURIERS. Rent can be couriered to us at rent drop address for delivery Monday through Friday. Local couriers provide same day delivery, will pick up at your site, and are comparably priced to FedEx.
NATIONAL COURIERS. Rent can be FedEx'd (or DHL, Airborn, etc.) next day to the rent drop address for delivery Monday through Friday.
ADDRESS. SunWest Homes Rent Drop, 5215 North O'Connor Blvd., Suite 1785, Irving, Texas 75039.
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What is the best way to reach the management company with questions?
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The best way to reach us is by e-mail or this website.
The SunWest Homes web site contains information on home sales, home rentals, pricing, new resident move-in information, and service/maintenance information. Maintenance request forms are located on our web site.
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(972) 717-2345 |
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| Fax |
(972) 432-9042
Please confirm by e-mail or phone when a fax has been sent. |
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| Mail |
SunWest Homes
5215 North O'Connor Blvd., Suite 1785, Irving, Texas 75039 |
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What is the purpose of the Move-in Inventory and Condition Report?
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You are strongly encouraged to provide an inventory and condition report to us. The inventory and condition report should itemize any irregularities or missing items, be provided in a legible format, and signed. The report must be sent to us within 48 hours of receiving your keys (postmarked or e-mail dated). You are encouraged to report any defect (cosmetic and functional) to the premises, no matter how slight.
We intend that all major systems will be functional and in good repair when you move in. Light switches, wall plugs, doors, windows, faucets, drains, locks, toilets, sinks, heater, etc. will either be in working order, will be repaired after receipt of your move-in service request (within 14 days of move-in), or will be mutually identified as a pre-existing condition for which you will not be liable.
Failure to file a report within 48 hours after receiving the keys will be considered an admission that the premises were in good condition and without defect at the time of delivery.
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What are the parking rules for the neighborhood?
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These vary by location. Please consult paragraph 27 of your lease and paragraph 3.0 of your Community rules.
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What Alterations can I make to the premises?
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ALL ALTERATIONS TO THE HOUSE OR LANDSCAPE REQUIRE PRIOR WRITTEN APPROVAL FROM US. We want to make your house a "home" and we will work with you , however, you can not make alterations to the property unless you have written authorization from us to do so. Alterations include painting, wallpapering, carpeting, electrical changes, plumbing changes, tree trimming, shrub removal, satellite installations, addition of phone or TV cable outlets, changes to the phone lines, changes to the alarm system, or changes to locks and any other alteration of the property.
Please contact us first if you have an interest. We offer, from time to time, upgrade packages at discounted prices. These include wallpaper and landscaping improvements. You can pay for these over time with your monthly lease payment.
Should we grant, in writing, permission for any alterations, decorations, additions or improvements to the premises, it is likely we will require that the improvements either be made only by our contractors and/or with materials supplied by us, and/or with materials you provide but we review and approve. All alterations, additions, or improvements to the premises shall become our property and will need to remain after you move out.
Alterations are covered in paragraph 26 of your lease and in Addendum A. If any conflict exists between the lease and this website advisory, the lease is the correct and binding agreement.
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What is the move-out procedure?
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MOVEOUT NOTICE: Before moving out, you are required to give us 60 days advance written move-out notice as provided below. Your moveout date is the last calander day of the month. Move-out requests must be received by us, in writing, 60 days or more prior to move-out; at the expiration of a lease term; and not during the months October, November, or December. If you move out before the Lease Contract term or renewal period ends, all rent for the entire lease term or renewal period must be paid in full at the time of your notice. See paragraph 38 of the lease for additional information.
Moveout Notice.
MOVE-OUT PROCEDURES. Once approved, the moveout date can only be changed if we both agree in writing. You are prohibited by law from applying any security deposit to rent or service fees. You must give us, the US Postal Service, and all utilities, in writing, each resident's forwarding address. Forwarding addresses should be physical addresses, not PO boxes. See paragraph 39 of the lease for additional information.
CLEANING. You should thoroughly clean the dwelling, including doors, windows, furniture, bathrooms, kitchen appliances, patios, balconies, garages, carports, and storage areas. You should follow move-out cleaning instructions if they have been provided. If you don't clean adequately, you'll be liable for reasonable cleaning charges-including charges for cleaning carpets, draperies, furniture, walls, etc. that are soiled beyond normal wear (that is, wear or soiling that occurs without negligence, carelessness, accident, abuse, or higher than normal usage). See paragraph 40 of the lease for additional information.
SECURITY DEPOSIT REFUND: We'll mail you your security deposit and an itemized accounting of any deductions 30 days after surrender the property (we receive the keys and grage remotes). The following items are deductions most often disappointing to residents after move out. This list is being supplied to help you plan your move out and maximize your security deposit return.
Cable and telephone lines should not be modified (unless approved in writing) and must be returned to the pre-movein state.
Refrigerator, microwave, oven, stove, and hood should be cleaned inside and out. Be sure to clean below under the drip pans and behind the hood filter.
Toilets, sinks, bathtubs should be cleaned.
Fireplace should be cleaned.
All lights will need to have working and full wattage, replacement color bulbs in them. Please call if you have any questions.
Excessive oil should be removed from garage floor.
Attic should be cleaned and swept.
Carpets should be vacuumed. Vinyl floor should be washed.
Mini blinds and window ledges should be cleaned of dust and any dirt.
All personal property, hangers, planters, phone books, cable boxes, etc. should be removed.
DO NOT FILL NAIL HOLES...IF THEY ARE EXCESSIVE YOU WILL BE CHARGED, HOWEVER, IF YOU FILL THEM INCORRECTLY, YOU WILL BE CHARGED SIGNIFICANTLY MORE.
All keys and transmitters need to be turned in on the last day of the lease. We cannot accept keys and transmitters after you have surrendered the property.
See paragraph 42-43 of the lease for additional information.
MOVEOUT WALK THROUGH
A walk-through can be scheduled with us at anytime with 72 hour advance notice. We request that the walk-through be conducted after the unit has been fully vacated, before the last day of the lease, and on a business day (Monday through Friday), between 10:00 AM and 3:00 PM. See paragraph 40 of your lease for additional information.
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What if I need to move out before the expiration of the lease?
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If you anticipate change, it is best to purchase a quarterly or month to month lease.
As the leaseholder, you are obligated to pay the full term of the lease regardless of personal circumstances such as a job transfer, marriage, death in the family, etc. The full term of the lease is defined as the end of the initial term plus any automatic or agreed to extension. All leases automatically renew to a month to month contract and convert to a quarterly contract between the dates of October 1 and December 31.
We understand that circumstances can change. In extenuating circumstances the manager has the discretion to negotiate a buyout and early termination of your lease. A buyout requires that you pay an agreed upon upfront fee for the right to terminate the lease. The buyout is based on market conditions and our estimate of how long it will take to re-rent your home. If you recieved a rent concession, you will also be required to pay it back. These fees and refunds can be significant.
In all cases, the buyout must be outlined in writing and signed by the us, and paid in full prior to move-out. Moving out without such an agreement increases your liability under Texas law. It is in the best interest of all parties to work together in an emergency situation.
Early termination is a contractual issue discussed in detail in your lease. The key paragraphs in the lease covering this subject are 3, 10, 11, 23, 32, 37, and 41. Paragraph 23 states "You will not be released from this Lease Contract for any reason — including but not limited to voluntary or involuntary school withdrawal or transfer, voluntary or involuntary job transfer, marriage, separation, divorce, reconciliation, loss of co-residents, loss of employment, bad health, or death."
If any conflict exists between the lease and this website advisory, the lease is the correct and binding agreement.
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What if I want to acquire a new pet after I move in?
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Pets are generally not approved after move-in as we do not accept puppies and kittens from new residents.
No animals (including mammals, reptiles, and birds) are allowed, even temporarily, in the dwelling, porches, patios, balconies, or yards unless authorized in writing or a pet rider and security deposit for that specific animal is in place.
Pets and related pet damages are a serious matter. In your lease you agreed to forfeit your security deposit as liquidated damages in addition to all other remedies specified in the lease if you bring an pet in the dwelling or on the premises without a Pet Addendum and security deposit.
All this being said, contact us before you act. We value your residency and we want to be reasonable.
If we agree to allow an animal on a permanent or semi-permanent basis (visiting multiple times a year) you must sign a separate animal addendum and post an animal deposit.
Pets are covered in paragraph 28 of your lease. If any conflict exists between the lease and this website advisory, the lease is the correct and binding agreement.
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What if I can't find information I am looking for on this site?
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Enter the keywords on the box below and search.
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SunWest Homes lease documents are based on the Texas Property Code and the template leases prepared and distributed by of the Texas Apartment Association (Dallas Apartment Association). The SunWest Homes lease is consistent with the practices of the Dallas Board of Realtors, Irving Board of Realtors, the Dallas Tenants Association, and the Dallas County Justice of the Peace Courts.
To make your lease more understandable, the lease and the lease addenda are cross referenced by paragraph. Leases are also available in an electronic format that can be easily "word searched".
We want to work with you on all matters of your residency, fairly, and in a way that is not harmful to our business. This web site advisory is intended help you understand the law and your contractual obligations and how we can help you. If there is any conflict between the lease and this website advisory, the lease is the correct and binding agreement.
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