Leasing Policy

     Application Screening Criteria

     Reserving a Property

     Rent

     Rent Payment Options

     Occupancy Rules

     Email Communication

     Renters Insurance

     Pets

    Smoking

     Lockouts

Maintenance Policy

     Required and Convenience Items

     Property and Tenants Safety

     Smoke Detector/Carbon Monoxide (CO) Advisory

     Light bulbs and Batteries

     Extermination/Pest control 

     Mold

    Picture Hanging and Painting Policy

     Fireplaces and chimneys

     Work orders and Requests

     Emergency Calls

     Cleaning and Carpet Cleaning

     Abandoned Personal Belongings Charge

    Drains and Clogs Policy

Landscape Policy  

     MFU (Multi-Family Unit) Landscape Policy

     SFR (Single Family Residence) Landscape Policy

     Landscape Policy - Applicable Fees

 


 

Leasing Policy

Application Screening Criteria

  • Prospective tenants will be required to fill out the application at catalystrentals.com or in person at the Catalyst office.  The application fee must be paid before any application will be processed.
  • All tenants over the age of 18 are required to fill out the application, pay the application fee, and be named on the lease. 
  • Prospects will be required to pass Catalyst's credit, background, and eviction check.
    • Credit checks consist of, but are not limited to: income to rent ratio, excessive outstanding debt, unpaid liabilities, and negative credit event checks.
      • Income to rent ratio: Rent should not exceed 30% of monthly income
      • If the prospective tenant does not pass the credit check, they may write a letter explaining their situation, in addition to paying a double security deposit or obtaining a cosigner, to be considered for the property.  These steps do not guarantee the prospect will be approved to rent a property.
    • Prospects will not pass the background check if they have been convicted of any felonies.
    • Prospects will not pass the background check if they are on the sex offender registry. 
    • Prospects will not pass the screening check if they have an eviction on their record.

Reserving a Property

  • The full security deposit must be paid.   The property remains available to anyone until the full security deposit has been paid
  • Prospects must pass the screening process
  • The lease must be signed by all prospects named on the lease within two business days
  • Properties may be held vacant for two weeks without rent being paid.  After the deposit has been paid for two weeks, the tenants named on the lease must start paying rent, even if they have not moved in.

Rent

  • Rent is due on the 1st of month with a grace period of 5 days
  • A late fee of $50 will be assessed on all rents not received by the 5th of each month
  • If rent is not paid by the 6th, a 3 Day Pay or Quit notice will be delivered; there is a $25 posting fee for delivering this notice.
  • Eviction process begins when the 3 Day Pay or Quit notice has been delivered

Rent Payment Options

  • Types of Payment accepted: Check, Money Order, Cashier's Check, Cash, Credit Card (fee associated)
  • Accepted delivery methods of paying rent: In Person, Over Phone, Mail, online through tenant portal, Auto-draft from bank account through tenant portal (no fee), Catalyst exterior drop box 664 N Main Street Suite 301 (any time)

Occupancy Rules

  • As per Logan City/Cache County Law, maximum occupancy per dwelling shall be one family unit or not more than three unrelated adults.  Please refer to Logan City Land Development Code Chapter  17.13 for more information
  • Some zoning areas or grandfathered homes allow higher occupancy than stated above

Email Communication

  • Catalyst communicates with its tenants and owners primarily through Email.  It is the responsibility of each party to ensure that Catalyst has their most up-to-date email address. 
  • Notice will be considered given once an email has been sent

Renters Insurance

  • Renters insurance is required for all tenants renting from Catalyst and must provide proof of insurance upon move-in or lease renewal.
  • Tenants acknowledge that damage to their personal property is not covered by Catalyst or the property owner, regardless of the cause of the damage.  It is the tenant's sole responsibility to insure their items from damage with renters insurance.

Pets

  • Link to video about our Pet Pad Policies
  • Puppies under 1 year are NOT allowed at the property
  • Pet license registry is required
  • Owners may choose to allow or not allow pets
  • Owners may choose to allow only certain types of animals or breeds
  • If pets are allowed, no more than two may occupy the premise at any time
  • In addition to the regular security deposit, a pet security deposit of the greater of $300 or one half month's rent must be paid before any pet is brought onto the premise.   An additional $100 must be paid towards the pet deposit if there are two pets living in the rental
  • A pet addendum must be signed before any pet can be brought onto the premise
  • $100 of the pet security deposit is nonrefundable
  • Any new/additional pet must be approved by Catalyst before bringing it onto the property
  • Tenants must notify Catalyst prior to pet-sitting any animal not approved on the pet addendum
  • Pet waste is the responsibility of the tenant and owner of the pet.  If pet waste is not disposed of properly in a timely manner, Catalyst will remove the pet waste and bill the tenant a fee of $5 per piece of dog waste (a.k.a. pile-o-poop).  

Lockouts

  • There are several ways to deal with locking yourself out of your property:
    • Call a Locksmith with a 24 hour service and pay them directly.  Catalyst will not be reimbursing you for this service if you lock yourself out.
    • Call Catalyst - If during business hours, there will be a $15 charge.  If after regular business hours, there will be a $60 charge
    • Come in to the Catalyst office during normal business hours and get a key to your place - $5.00 charge may apply

Smoking

  • Smoking of any kind is not allowed on the premises of any properties we manage.  No exceptions.

Maintenance Policy

Required and Convenience Items

  • Property Owners are required to furnish and maintain the following items in their rental properties: Stove, fridge, water heating appliances, heating appliances, (I.E. furnace, boiler, radiant heat, baseboard heaters, etc.)
  • Property Owners are required to maintain the following items if they are a permanent fixture and present at time of occupation: Dishwasher, sink disposal, over the range microwave or stove, air conditioning unit and/or Evaporative cooler, sump or sewage pump.  Please see appliance notes and plumbing notes for more information.
  • Property Owners are not required to provide, maintain, or replace any convenience item (anything not specified above) including, but not limited to: Lawn Mowers, Window mount A/C or evaporative units, ice makers, water dispensers, heat tape, washer and dryer, Gas Fireplaces inserts, Hot tubs, Water Softeners, Secondary Faucets, etc...  These are provided by the owners as a courtesy, and shall be provided, maintained, or replaced at the owner's discretion.  Please see appliance notes for more information

Property and Tenants Safety

  • Property Owners are required to supply and maintain the following safety equipment; Carbon Monoxide detector on every level, Smoke Detector on every level (Smoke Detector must be mounted in or adjacent to sleeping quarters), Access to a Fire Extinguisher.  Owners shall be required to provide and maintain other safety measures, immediately, as Catalyst deems necessary.   Tenants are required to maintain and monitor all present safety equipment and inform Catalyst of any issues and needs as they arise. Tenants will be held responsible for all missing or damaged safety equipment.

Smoke Detector/Carbon Monoxide (CO) Policy

  • The premises are equipped with a smoke detection device or devices
  • Tenant agrees to perform the manufacturer recommended test at least once a week to determine if the smoke or CO detectors are operating properly.
  • IF SMOKE OR CO DETECTORS ARE BATTERY-OPERATED:  Each Tenant understands that said smoke detectors are battery-operated and it shall be each Tenant's responsibility to:
    • Ensure that the battery is in operating condition at all times;
    • Replace the battery as needed (unless otherwise provided by law); and
    • Inform the Owner or agent immediately if, after replacing the battery, a smoke detector does not work.
  • Tenant agrees to inform the Owner immediately, in writing, of any defect, malfunction or failure of any detectors.
  • Tenant shall allow Owner or agent access to the premises to correct defective malfunctioning detectors.
  • If the premises are equipped with plug-in CO Detector devices, tenant agrees not to remove those devices.  Tenant agrees to report any malfunction of any CO detector to the Owner immediately.

Light bulbs and Batteries

  • Tenants are responsible for the maintenance and replacement of all light bulbs and batteries in or on rental unit.  Smoke detectors, CO2 detectors, Thermostats, and Sprinkler timers must have working batteries.  Catalyst will make a good and faithful effort to replace all missing or burned out bulbs, as well as nonfunctioning batteries, during new property acquisition and/or turnovers. Upon initial occupancy (move-in), it shall be the Tenant's responsibility to document any missing or broken bulbs and nonfunctioning batteries, and contact Catalyst immediately.  Catalyst will replace these bulbs and batteries.  After that point, all light bulb and battery replacements are the tenants responsibility.

Extermination/Pest control

  • Tenants are responsible for all Pest control and extermination, if after all available good and faithful efforts (at Catalyst's Discretion), are made by the Tenant to remedy a situation, and the problem persists, the Property Owner will be required to pay for services required.  The remaining cost will be split among all residents of the affected property.

 

Mold

  • Mold is a fact of life.  We breathe mold spores in and out every day, both outside and inside our homes.  Mold will grow in any area where moisture is allowed to build and sit.  Some buildings are more susceptible to such issues.  Contributing factors to moisture development are: electric heat, aluminum windows, rapid temperature changes, a dirty environment, and stagnant non-circulated air.  Mold is usually an easily controlled issue, with some attention paid to extra cleaning and the following of certain steps, as we have outlined below.
  • Moisture cannot be allowed to sit; pay special attention to bathrooms and window sills.  It is possible that during some of the winter months in Logan, a fast wipe of these areas may be needed as often as every day
  • Be sure to occasionally pull out furniture, mattresses, piles of clothes, clothes hung in closets, etc... to circulate air in and around such items and check for mold.
  • In bathrooms, you must run the exhaust ceiling fan or crack the window while bathing, for a minimum time of 30 minutes after bathing, in order to exhaust the humidity build-up.  Toilets and walls can sweat with the rapid temperature changes in bathrooms, so pay special attention to those areas and dry as often as necessary.   
  • Kitchens are also very susceptible to mold issues.  Be sure to properly ventilate during and after cooking and doing dishes so that the excess moisture can escape from the building.
  • If you do see mold, immediately clean it up before it grows out of hand and watch the area carefully for its return.  Consider using a disinfectant spray.  There are also sprays specifically made to kill mold.  Be careful not to damage carpets, curtains, and other surfaces if the mold killer spray you choose has bleach in it.
  • In problematic areas, consider using a 'mold inhibitor' spray.  We like the ZEP commercial Mold Inhibitor spray you can get on the cleaning aisle at Home Depot.  It doesn't contain bleach like some others, so you can use it on curtains and carpets as well.  
  • You should open your windows for a minute or two every day to get fresh air into the unit and stagnant air out.  Mold is much more likely to develop where limited circulation is occurring.
  • Please also feel free to visit the EPA (Environmental Protection Agency) website listed here for further information: http://www.epa.gov/iedmold1/moldguide.html

We take mold issues very seriously here at Catalyst, and if you feel you have a situation you need us to look at, please inform us immediately.   Please also note that we will never charge a tenant to inspect for mold.  We are happy to do so at any time and answer any questions and concerns you may have.

Please also keep in mind that even if you are not concerned with mold growth for health reasons, you do need to maintain conditions in your property to keep mold from growing, and/or clean mold that appears in your residence, immediately.  We have had cases where tenants allowed mold to grow un-checked, resulting in construction/remediation charges to the tenant(s) from Catalyst in order to remedy the damage caused.

 

Picture Hanging and Painting Policy

In general, tenants are not allowed to hang pictures at a property.  Be sure that the presence of existing nail/screw holes is thoroughly described in detail on your Property Condition Checklist. We recommend submitting pictures of damage with your Checklist.  Otherwise, you will be held responsible for the repair of all wall blemishes at move-out.  Please Note the following:

  • Should you choose to hang items, do not hang anything that canÃ??????Ã?????Ã????Ã???Ã??Ã?¢??t be done with a pin or small picture hanging nail.  Anything larger is very difficult to properly repair and may lead to large maintenance charges for repair at move-out.
  • Older homes with Lath and Plaster walls may not have anything hung on the walls under any circumstances.
  • At move-out, repair the holes with putty/spackle.
  • If paint is at the property that matches, thoroughly mix and use it.  If not, you must get a match made at a paint supplier. Contact Catalyst, we may have paint that matches we can supply for free.  Be sure to thoroughly clean top of any paint cans and firmly secure the lid.
  • Touch up small holes using a q-tip and dotting only.  Matched paint is rarely exactly perfect and the q-tip method blends fairly well with a close match, but a paint brush will not blend out and may require additional painting.
  • Please note that if Tenant does not perform such repairs, or performs such repairs poorly (at Catalysts discretion), tenant will be charged for whatever is necessary to fully repair the holes at $35/hour plus supplies.
  • Should Tenant like to paint the residence, then please inform the office and we can provide you with the procedure and form for such.

 

Fireplaces and Chimneys

  • Tenants are responsible for verifying the working order of fireplaces and chimneys, should they wish to use them.  It is Catalyst's position that all fireplaces are for decorative purpose only.  Tenants are responsible for providing chimney cleaning and spark deterrents.  Any risk of use shall be taken by Tenant and they shall assume all responsibility for any damages occurring from the use of fireplaces. 

 

Work orders and Requests

  • Tenants are required to submit all requests for any work needed, improvements requested, Etc.  Catalyst shall respond to any work order created within 3 business days. If the Tenant has not received any response within the allotted time frame, the Tenant should contact Catalyst directly (in person or by phone).  Tenants will not be reimbursed for any improvement they may make to the property.  For non-emergency work that is expected to cost more than $150.00, Property Owners shall have 3 days to respond to Catalyst requests for work/cost verification.  If Property Owners do not respond within the allotted 3 day time frame, Catalyst shall use their best judgment in authorizing required work.  If work is required due to Tenant action, Tenant shall be held liable for any costs incurred.  Tenants and Property Owners shall be required to pay any and all accumulated maintenance a charge along with the subsequent month's rent, unless payment arrangements have been previously made. 

 

Emergency Calls

  • Should the following occur, call 911 before calling Catalyst Emergency Call Center (435) 774-1470; Fire, Carbon Monoxide Alarm, Natural gas leak, criminal activity.  Other emergency calls should be limited to; lock outs, plumbing mainline backups (i.e. sewer), Main heating source failure, hot water heater failure during weekends and holidays, floods, Uncontrollable water leaks not entering a drain, Power outages(after appropriate inspection of circuit breakers and GFCI outlets by tenant), Structural damage, etc.  

 

Cleaning and Carpet Cleaning

  • Tenants are responsible for the cleaning and overall appearance of their properties, and any costs associated therein.  Catalyst will ensure the property has been cleaned to Catalyst standards during new property acquisition and/or turnover. Upon initial occupancy, it shall be the Tenants responsibility to document and report any cleaning discrepancies within 1 hour of taking over the property.  After that time, the tenant assumes all responsibility for cleaning of the property.

 

Abandoned Personal Belongings Charges

Law requires that we hold any 'property of value' that the tenant leaves at the property for 15 days before disposing of said property.  The tenant may not leave any items at the property.  This includes furniture of any kind.  Should the tenant leave items upon move-out, the following fees may apply:

  • Invoice at $35/hour for collection, removal, and boxing/packaging of such items.
  • Cost of boxing/packaging supplies plus 10%.
  • Dump run at $35/hour plus $15/load dump fee for trash/food left at property.
  • Storage fee of $50 minimum to keep items in storage for 15 day grace period required by law
  • Disposal fee of $50 minimum to dispose of items that have gone through the storage process.
  • $20 garbage removal fee should you fill your city garbage and/or recycling can and not take it to the curb for disposal.

 

Drains and Clogs

Most Clogs do not constitute an emergency.  Work/fees from clogs that result from tenant misuse will be charged to the tenant.  3rd party fees will be billed to the tenant/owner at the invoice plus a 10% fee.  Catalyst fees are $35/hour, $52.50/hour for after hours, plus $8.50 processing fee for first hour billed on any work.  We don't mean to discourage a tenant from calling Catalyst to assist with a clogged drain.  Catalyst is here to help, and in most cases our services will be much less expensive than calling a plumber.    

 

Here are some guidelines:

 

  • Toilet and sink clogs will be billed to the tenant if the clog is not a function of faulty plumbing. 
  • Tenants may be required to put enzyme treatments down toilets at some properties on a regular basis.  Owner is responsible for purchasing product, tenant for using it, Catalyst for doing an email/call reminder to tenant to use. 
  • Toilets:  If Catalyst can clear the toilet with plunging alone, that means it was something (most likely too much toilet paper) the tenant put down the drain and tenant will be billed a service charge.
  • If you only have one toilet in the home and it is clogged, Catalyst does consider that an emergency situation and we will respond after hours and during weekends in such a case. 
  • Kitchen sinks cannot have grease put down the drain or disposal.
  • Keep in mind that even sinks with disposals need to be handled carefully.  Catalyst does not recommend putting rice and large quantities of carrot or potato skins down the disposal.  Use the garbage for such items please.
  • Catalyst highly recommends using drano products or an overnight enzymic drain cleaner once a month.  This is particularly important for those of you with long hair.
  • Should you be in your residence longer than 4 months, then you will be held responsible for clogs in shower and sink drains if we pull out a hair clog.
  • Any uncontrollable overflow issues or main line back-up issues should be considered emergencies and Catalyst needs to be notified immediately.
  • Catalyst will not be held responsible for paying any 3rd party bills a tenant may incur to resolve a drain issue.

 

 

 

Landscape Policy  

We chose the name Catalyst because it reflects our goal to facilitate a positive change in the status quo of maintaining properties, in such a way that Owners, Residents, Catalyst, and the community can be proud of.  We understand what constitutes proper care of the yard can be subjective.  It is our hope that this Policy will serve to maintain our property landscapes in a manner that all parties who have an interest will be satisfied with. 

MFU (3 or more Units) Landscape Policy

  • Mowing:  Owner is responsible for providing for lawn mowing.  They have the option of doing this through Catalyst's third party mowing/landscape contractor.  
  • Watering:  Owner is responsible for providing sufficient water to adequately water their property's landscape. 
  • Automatic Sprinkler System:  Owners are required to have an automatic sprinkler system at any MFU property.  They are responsible for maintaining this system.  Catalyst is more than happy to supply, at the fees listed in your Agreement, such maintenance, including winterization.
  • Cleaning Rain gutters: Owners are responsible for cleaning of rain gutters. 
  • Pruning:  Tree and shrub pruning should be done by an authorized professional to avoid damage to valuable vegetative life.  Owner is responsible for such items and Catalyst is qualified to do such.  Please notify us of any issues you may have regarding this.
  • Fallen branches:  Owner is responsible for removal of any branches that may fall on their property. 
  • Edging: Edging of grass is recommended, not required.
  • Landscape Beds:  Owner is responsible for the weeding of any and all landscape beds.  This includes taking adequate measures to keep grass and weeds from growing in beds. 
  • Snow removal:  Owner is responsible for any and all snow removal for driveways, walks and mailbox access.  Owners will provide one shovel/unit (properly labeled and displayed) and adequate supply of ice melt throughout the yard so that tenants may have the ability to remove snow and ice on their individual walk-ways.  It is the tenant's responsibility to notify Catalyst immediately if a shovel is missing or ice melt has run out.

 

SFR (Single Family Residence) and Duplex (2 Units) Landscape Policy

        Note:  For Duplex units, the Main Floor tenant (tenant in Unit #1 or #A) is responsible for the following items.  The tenant in Unit #2 is asked to assist Unit #1 tenant(s), but is not ultimately responsible for the below items.  

  • Mowing:  Tenant is responsible for providing a mower, and using it. Please note that if the property came with a lawn mower there is no obligation to repair or replace it.
  • Watering:  Tenant is responsible for providing sufficient water to adequately water their landscape. 
  • Hoses and Manual Sprinklers:  Tenant is required to provide any and all hoses, sprinklers, and/or timers in order to adequately water their landscape.  Some properties have existing items that Owners have left as a courtesy.  Catalyst and/or the Owners will not be responsible for replacement/maintenance of such items.
  • Automatic Sprinkler System:  Some properties have automatic sprinkler systems.  The Tenant is responsible for the general maintenance and care of this system, including: sprinkler head adjustment and coverage, setting of sprinkler timer, replacement of heads Tenant has damaged, notifying Catalyst of any major issues that may arise, working with Catalyst to ensure system is properly winterized.
  • Cleaning Rain gutters: This is Owner's/Catalyst's responsibility and will normally be performed in the fall shortly after fall inspections.
  • Pruning:  Tree and shrub pruning should be done by a trained professional to avoid damage/loss to valuable vegetative life and structures.  Owner/Catalyst is responsible for such.  Please notify us of any issues you may have regarding this.
  • Fallen branches:  Unless of extremely large size, this is the Tenant's responsibility.  Please notify Catalyst of anything major and/or if power/data lines are involved.
  • Edging: Edging of grass is recommended, not required.
  • Landscape Beds:  Weeding of any and all landscape beds is required of the Tenant; this includes taking adequate measures to keep grass from over-running beds.  At request, Owners will be asked to provide fresh bed mulch.
  • Extended leave/Vacancy:  Lawns die very fast during our hottest summer months, and can be very expensive to bring back to life.  Should Tenant leave town, or rent a property they won't be moving into for more than 4 days, tenants must make arrangements for care of the landscape.  Owners must provide for care during vacancy periods.  Catalyst has reasonable rates and equipment rental fees to assist you with such situations.
  • Snow removal:  Tenant is responsible for any and all snow removal including driveways, walks and mailbox access. 
  • Leaf removal:  Leaves left on the ground can kill the lawn.  Tenant is responsible for raking and making their grounds reasonably leaf-free prior to the first snow of the winter.  Should Tenant not rake prior to first snow, Catalyst will do so at the tenant's expense.

Move-out: Tenants are required to maintain their landscape in a visually appealing, manageable and safe condition, as per the above policies, while occupying a property.  Should any property, during occupancy or upon move-out, be in neglected condition, then fees, billable to the Tenant as the responsible party, will apply in order for Catalyst to recover the landscape.  See landscape fees below for a complete fee schedule.

Landscape Policy - Applicable Fees

  • General Maintenance/work:  $35/hour, 1 hour minimum.
  • Mowing:  3rd party billing through Catalyst at their fee plus 10% 
  • Watering:  Any watering by Catalyst, including watering necessary to bring a neglected landscape back during Tenant occupancy, will be billed through the regular water Utility bill for whomever is responsible for such bill at time of use.
  • Hoses and Manual Sprinklers:
    • Hose rental at $3/day or $5/week
    • Sprinkler rental at $3/day or $5/week
    • Custom Portable sprinkler 3 hose system timer box (usually for use on vacancy or temporary tenant leave of absence situation).  This system includes 3 hoses and 3 manual sprinklers.  $5/day, plus set-up charge of $30 if you want Catalyst to drop off equipment and/or set-up.
  • Automatic Sprinkler System:  Any work done at $35/hour and supplies plus 10%. 1 hour minimum.
  • Aeration: $30-50/property, or by bid for larger properties.
  • Fertilization: $25-50/property, or by bid for larger properties.
  • Garden Tilling:  $75 for most gardens.
  • Cleaning Rain gutters:  Billed at $35/hour, 1 hour minimum.
  • Pruning/large branches fallen:  Tree and shrub pruning should be done by an trained professional to avoid damage to valuable vegetative life and structures.  Billed at $35/hour, 1 hour minimum.  Dump run fee/time may apply.  3rd party billing for larger jobs at their bill plus 10%.
  • Edging: Billed at $35/hour, 1 hour minimum.
  • Weeding:  Billed at $35/hour or 3rd party bill plus 10%.
  • Move-out:  Tenants are required to maintain their landscape in a visually appealing, manageable and safe condition, as per the Landscape Policy, while occupying a property.  Should any property, upon move-out, be in neglected condition, then Catalyst will take any and all steps necessary, at our discretion, to bring the landscape to a level Catalyst deems acceptable.  The Tenant, as the responsible party, will be billed accordingly.  In extreme cases, this could involve the costly process of dead lawn removal and replacement with sod, so that the property is in show-able condition for advertising. 
  • Snow removal:  When applicable (Multi-family units) 3rd party bill plus 10%
  • During Occupancy:  Catalyst will perform regular inspections during the year.  Should we find a property in neglected condition, the Tenant will be given a verbal and/or written notice.  Should the Tenant fail to respond immediately to such a notice, then Catalyst will begin work on the property to bring landscaping to an acceptable level, as per Catalyst's discretion.  Any and all fees necessary for such action will be billed to the Tenant as the responsible party.
  • Vacancy:  Catalyst will bill Owner for rental and personnel time in order to maintain landscape in an acceptable show-able condition.

 

   

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