Tenant Handbook Your Guide to a Smooth Tenancy
About Westerra
Founded in 1999, Westerra Real Estate Group has been a trusted presence in the Magic Valley area, offering comprehensive real estate services with a focus on integrity, community, and collaboration. As a locally owned and operated brokerage, we pride ourselves on our deep roots within the community and our commitment to serving its diverse real estate needs. With 35 active agents, Westerra Real Estate Group boasts a team of seasoned professionals who excel in all areas of real estate, including residential, agricultural, and commercial properties. Our agents are among the highest producing in the region, consistently delivering exceptional results for our clients. We attribute our success to our unwavering dedication to our values and our collaborative approach to business. At Westerra Real Estate Group, our values are more than just words—they are the guiding principles that shape every aspect of our operations. Compassion, integrity, community, and authenticity are at the forefront of everything we do. We believe in treating every client with the utmost respect and empathy, ensuring that their needs are always prioritized. One of the hallmarks of our brokerage is our commitment to teamwork and mutual support. Unlike traditional brokerages where agents may compete against each other, at Westerra, we believe in collaboration over competition. Our agents work together as a cohesive unit, pooling their expertise and resources to provide unparalleled service to our clients. Whether it's a large-scale commercial project or a first-time home purchase, our team is always ready to lend a helping hand. In addition to our exceptional client service, Westerra Real Estate Group has consistently ranked among the top 5 selling brokerages in the Western Magic Valley Realtor's MLS for several consecutive years. This recognition is a testament to our track record of excellence and our unwavering commitment to delivering results. Whether you're buying, selling, or investing in real estate, you can trust Westerra Real Estate Group to provide you with the highest level of service and expertise. Contact us today to experience the Westerra difference firsthand.
Welcome to your new home and thank you for choosing Westerra Property Management (WPM). We are committed to providing you with a comfortable, well-maintained home and positive rental experience. At Westerra, our values, Integrity, Compassion, Community, and Quality of Life, are at the heart of everything we do. We see our tenants as partners in keeping homes maintained, enjoyable, and comfortable. This expanded handbook includes detailed checklists, helpful tips, and resources to ensure that tenants, landlords, and homes are protected. Core Principles & Shared Responsibilities We build every relationship on Integrity, Compassion, Community, and Quality of Life. This handbook reflects a partnership. Clear expectations keep homes safe and protect both tenants and owners. WPM Commits To: Maintain habitable homes and act promptly on qualified repair requests. Treat all residents fairly and consistently in compliance with fair housing laws. Provide clear communication on policies, inspections, and any changes affecting tenancy. Tenants Commit To: Pay rent on time and communicate early if issues arise. Care for the home as if it were your own; report issues quickly to prevent damage. Follow community rules, respect neighbors, and comply with handbook and lease.
Welcome! We’re excited to have you in our community!
Communication Standards & Tenant Portal Use the tenant portal for routine requests, uploads (insurance, receipts), and payments. For emergencies, call the office or emergency line. Response-Time Targets (Typical): Emergencies: immediate dispatch. Urgent (e.g., loss of heat/AC, major appliance failure): within 24 hours. Routine maintenance: 2–5 business days depending on vendor availability.
Key Policies to Remember Rent: Due on the 1st of each month; considered late after 5 days. Renter’s Insurance: Proof of insurance is required. Pets: Must be pre-approved in writing. Smoking/Vaping: Strictly prohibited. Subletting: Not allowed. Guest Stays: Guests staying over 5 days require prior approval. Entry & Access Policy WPM respects your privacy. Except in emergencies, we provide reasonable advance notice before entering your home for inspections, maintenance, or showings. Emergency situations like active water leaks, fire, or suspected gas leaks may require immediate entry without prior notice. Fair Housing, Reasonable Accommodations & Assistance Animals WPM complies fully with all fair housing laws. We consider requests for reasonable accommodations or modifications related to disabilities. Assistance animals (service animals and emotional support animals) are not pets, and fees do not apply. Request Process: Submit a written accommodation request to WPM. Provide documentation if the need is not obvious. Coordinate approved modifications with WPM. Terms for restoring the property will be provided in writing. Alterations, Décor & Satellite Dishes Written approval is required for any permanent change, including painting, mounting large TVs, installing fixtures, or adding satellite dishes. If approved, tenants agree to: Use proper fasteners and avoid damaging plumbing or wiring in walls. Patch and paint walls to a professional standard before move-out (unless otherwise agreed). Place satellite dishes in approved locations only and remove at move-out.
General Policies Keep our community safe and enjoyable.
General Policies (Continued) Parking, Vehicles & Storage Park in designated spaces only. Do not block driveways, sidewalks, fire lanes, or neighboring properties. No inoperable or unregistered vehicles allowed. Repair and clean any vehicle leaks immediately. Use garage for parking; street parking only as a last resort and must follow all laws. Store trash cans behind fencing or inside the garage except on pickup days. Visitors & Guest Policy WPM welcomes your family and friends as guests, but clear rules help protect all parties. Tenants remain responsible for guest behavior and compliance with this handbook. Guest Stays: Short visits (under 5 consecutive nights) require no notice. Stays over 5 consecutive nights, or totaling more than 14 nights in a calendar year, require prior written WPM approval. Individuals staying over 14 nights in a year or receiving mail may be considered tenants and must be added to the lease. Tenant Responsibilities: Ensure guests comply with all policies (smoking, noise, parking, etc.). Tenants are accountable for any guest-caused damages. Smoke, Vape, and Drug-Free Housing Policy No Smoking/Vaping: Inside the home, garage, or within 20 feet of doors, windows, patios, and shared areas: cigarettes, cigars, pipes, e-cigarettes, vape, hookah, and similar devices. Scented Candles/Incense: May never be used inside the premises. Marijuana: Illegal under Idaho law and strictly prohibited on the property. Medical perscription requests must be submitted before use on or around the premises. Costs for smoke/vape remediation may be charged to tenants; violations can result in lease enforcement or eviction. Tenant Responsibilities: Keep all areas smoke- and vape-free and ensure guests follow these rules. Prevent smoke/vapor from entering neighboring units or common spaces.
EMERGENCY CONTACTS (TWIN FALLS) Key contacts for everyday peace of mind. Police / Fire / Medical Emergency: 911 Non-Emergency Police: (208) 735-4357 Fire Department (non-emergency): (208) 736-2275 Medical & Crisis Support Emergency Medical Services: (208) 736-2162 Voices Against Violence (24-hr): (208) 733-0100 NON-EMERGENCY CONTACTS City Services City Hall: 203 Main Ave E, Twin Falls, ID 83301 Police Department: 321 2nd Ave E, Twin Falls, ID 83301 Phone: (208) 735-4357 Fire Department: 345 2nd Ave E, Twin Falls, ID 83301 Phone: (208) 736-2275 Utilities & Public Works Water Department: (208) 736-2275 Streets Department: (208) 736-2226 PROPERTY MANAGEMENT During Business Hours Office Phone: 208-994-7368 (Call or Text) Email: Rent@RentMagicValley.com Office Address: 205 Shoshone St N STE. 101, Twin Falls, ID 83301 After Hours / Emergency Maintenance Emergency Line: 208-837-0180 (Call or Text) Maintenance Requests: Submit via portal or text after-hours line
Emergencies & After-Hours Contacts (Continued) Emergencies are situations that threaten safety or cause immediate damage to the property. Examples of Emergencies Burst pipe flooding the home Gas smell - Electrical sparks No heat in the winter Examples of Non-Emergencies Dripping faucet Burnt-out light bulb Appliance not working but no danger Tip: Call WPM during business hours whenever possible to avoid unnecessary service fees (or submit a non-emergency maintenance request on the portal). Move-In Guide Helping you feel at home from day one. What to Expect on Move-In Day Receive your keys, garage remotes, mailbox information. Tour with a WPM team member to identify thermostat, shut-off valves, breaker panel. Receive your Tenant Handbook, Unit Essentials Packet, HOA Rules, and Move-In Checklist. Complete a Move-In Condition Report with photos. You have 72 hours to report any missed issues. Day One New Tenant Checklist Set up applicable utilities in your name within 2 days of move in. Provide proof of renter’s insurance. Set up your tenant portal login. Return Move-in Checklist
Living in a Community A good neighbor helps everyone enjoy a safe, happy community. Your Role in Our Community Quiet Hours: Keep noise to a minimum to respect those around you. Pets: Supervise pets and promptly clean up after them. Parking: Use only your assigned or designated spaces. Trash: Dispose of waste properly and store bins behind fencing or in the garage. HOA Rules: Follow all applicable homeowners association guidelines. Timely Rent: Pay rent on schedule to keep your account in good standing. Home Care: Treat your home with care to maintain its condition and value. Considerate Neighbor: Foster a peaceful and respectful environment for everyone. Communication: Report maintenance issues or concerns promptly so they can be addressed quickly. Caring for Your Home Heating & Cooling Ensure HVAC filters are replaced every 3 months to save money, energy, and prevents breakdowns. Tip: Mark the replacement date on the filter box to keep track. Plumbing Only flush toilet paper. Avoid wipes, hygiene products, grease, and food scraps. These cause clogs that may be billed to tenants. Tip: Use a drain strainer in kitchen sinks and tubs to prevent buildup. Appliances Keep appliances clean and use them correctly. Clean dryer lint trap after every load. Tip: Check your dryer vent hose monthly to prevent fires. Yard & Exterior Tenants are responsible for lawn care, trimming shrubs, and snow removal. Tip: Mow grass weekly during growing season and shovel sidewalks within 24 hours to prevent city fines. We will maintain the sprinklers and have them turned on in the spring and blown out in the fall.
Pest Prevention & Bed Bug Protocol Cleanliness and prompt reporting: the best defenses against pests. Store food properly and dispose of trash regularly. If you suspect bed bugs: Report to WPM immediately—do not attempt DIY chemical treatments. Do not move infested items through common areas without sealing them. Follow all preparation instructions provided by licensed pest professionals. Move-Out Procedures & Security Deposits Proper preparation at move-out helps ensure you receive your full security deposit. Move-Out Checklist (Complete Checklist Included Below) Clean all surfaces thoroughly. Repair nail holes and minor wall damage. Professionally clean carpets and provide a receipt. Tidy the yard and remove all debris. Return keys, remotes, and mailbox keys. Schedule a final walkthrough with WPM. Security Deposits: Your security deposit is not your last month’s rent. It covers cleaning and damages beyond normal wear and tear. Normal Wear: Small nail holes, faded paint, light carpet traffic. Damages: Broken blinds, stained carpets, large holes in walls. Items left behind will be disposed of at your cost. Per Idaho law, deposit reconciliation will be mailed within 30 days of move-out. Notes & Resources At Westerra Property Management, we truly value our tenants and aim to make your home a place of comfort, safety, and enjoyment. This handbook is designed to guide you in caring for your home, protecting your security deposit, and making day-to-day life easier, while keeping communication open and clear.
Administrative Fees & Violations (Complete Per Property/Lease) To ensure consistency and transparency, the following fees may apply where permitted by law and your lease. Complete the blanks for your specific property and attach any addenda as needed. Late fee (after day 5): $10.00 per day Returned payment fee: $25 Lockout service (during hours/after hours): $50 Missed vendor appointment (no-show/no access): $50 Filter replacement due to neglect: dependent on filter size and any additional maintenance caused by not replacing. Unauthorized pet/violation fee: $500 Smoking/vaping remediation: Dependent on damage. Idaho Law Quick Reference (Informational — Not Legal Advice) These highlights are provided to increase clarity and transparency. Always refer to your lease and applicable law. Security Deposits (Idaho Code § 6-321) - Return within 21 days of move-out if no longer period is stated in the lease; never more than 30 days total. - If any amount is withheld, provide an itemized written statement of deductions. Eviction Notices (Idaho Code § 6-303) - Nonpayment or certain lease violations may proceed after a 3-day notice to pay/comply or vacate. - Month-to-month terminations typically require 30-days notice (see your lease and local rules). Entry for Repairs/Inspections - Idaho law does not specify a fixed notice period for landlord entry. Best practice is reasonable advance notice (commonly 24 hours) except in emergencies. Smoke & CO Alarms - Follow local code and manufacturer guidance. Combination smoke/CO alarms are commonly acceptable when compliant. Do not disable alarms, report malfunctions immediately. Marijuana & Controlled Substances - Marijuana remains illegal in Idaho. Possession, use, cultivation, or distribution is prohibited and violates this lease and WPM policy.
Frequently Asked Questions Q: What if my rent is late? A: Late fees apply after the 5-day grace period. Repeated late payments may result in eviction. Q: What if I lose my keys? A: Contact WPM immediately. Rekeying costs are your responsibility. Q: Can I paint or decorate? A: Any changes to the home require written approval from WPM. Q: Who handles lawn care? A: Unless otherwise noted in your lease, tenants handle all landscaping. Q: Can I sublease or Airbnb my rental? A: No. Subletting or short-term rentals are strictly prohibited. Q: Do I need renter’s insurance? A: Yes. Proof of coverage must be provided before move-in. Q: What if something breaks? A: Report it immediately. If it’s normal wear and tear, WPM will handle repairs. Q: How long can a guest stay without being added to the lease? A: Guests are welcome for short visits up to 5 consecutive nights. If someone stays longer than 5 nights in a row or more than 14 nights in a year, WPM must approve it in writing. At that point, they may need to be added to the lease as a tenant. Q: What happens if I let someone move in without approval? A: Allowing an unapproved resident to stay beyond the guest policy is a lease violation. You may be charged additional rent, fees, or face termination of your lease. Q: Are tenants responsible for their guests? A: Yes. Tenants are fully responsible for their guests’ actions, damages, and compliance with all WPM rules, including smoking, parking, and quiet hours. Q: Can my guest receive mail at my address? A: If a guest begins receiving mail, it may indicate they are living at the property, and WPM will require them to be listed on the lease.
Routine Home Care Checklist Keep your home in great shape and your deposit safe. General ☐ Ensure HVAC filters are replaced every 1–3 months. ☐ Flush toilets with toilet paper only (no wipes, personal hygiene, grease, or scraps). ☐ Clean dryer lint trap after every load. ☐ Check dryer vent hose monthly. ☐ Mow lawn weekly during growing season and trim shrubs and remove weeds as needed. ☐ Remove snow/ice from walkways in winter. ☐ Seal trash and remove it regularly. ☐ Report any pest infestations immediately. Trees and Shrubs Proper care of trees and shrubs keeps your landscaping healthy and your property looking great. ☐ Protect: Avoid hitting trunks or stems when mowing or using a weed whacker. ☐ Water: Keep newly planted trees and shrubs watered; ☐ Mulch: Apply 2–3 inches around the base, keeping mulch away from the trunk. ☐ Prune: Remove dead or overgrown branches as needed. ☐ Weed & Fertilize: Keep the area clear of weeds and fertilize as recommended. ☐ Pests & Disease: Check regularly and report any issues. Moisture, Mold & Mildew Prevention Mold is most often caused by excess moisture and a lack of ventilation. Tenants must take reasonable steps to prevent moisture buildup. ☐ Run bathroom fans during and for 20 minutes after showers. Please squeegee after use. ☐ Use kitchen exhaust fans while cooking; wipe condensation from windowsills. ☐ Heat the home to a minimum of 55°F in winter to prevent condensation and frozen pipes. ☐ Promptly report any leaks, roof drips, or plumbing backups to WPM. ☐ Keep furniture a few inches away from exterior walls to allow airflow.
Routine Home Care Checklist Continued Safety, Alarms, and Routine Inspections Tenants must test smoke and carbon monoxide (CO) alarms monthly and replace batteries as needed. Do not remove, disable, or cover alarms. Notify WPM immediately if any alarm malfunctions. ☐ Test smoke and CO alarms (monthly). ☐ Vacuum smoke detector covers to remove dust (quarterly). ☐ Ensure HVAC filters are replaced every 1–3 months. ☐ Clean dryer lint filter after each load; inspect vent hose monthly. ☐ Verify fire extinguisher is accessible and charged (if provided). WPM may conduct routine, pre-scheduled safety inspections. Except in emergencies, entry will follow lease terms and reasonable notice. Winterization & Water Emergency Guide Take these steps to prevent frozen pipes and water damage: ☐ Maintain indoor temperature at or above 55°F during freezing weather. ☐ Open cabinet doors under sinks on exterior walls during cold snaps. ☐ Allow a slow drip on faucets when temperatures are below 15°F. ☐ Disconnect Garden hoses from exterior spigots before the first freeze. ☐ Know the main water shut-off location; turn off water immediately if a pipe bursts. ☐ Contact management for sprinkler maintence and blowouts. Appliances & Equipment Quick Guides Use and maintain as intended. Report faults immediately to prevent damage. ☐ Refrigerator: keep coils clear; do not overload doors or shelves. ☐ Dishwasher: run hot water first; use dishwasher detergent only. ☐ Range/Oven: use drip pans; avoid foil that blocks vents. ☐ Washer: do not overload; clean washer filter/trap per manufacturer. ☐ Dryer: clean lint filter every load; inspect vent hose monthly.
Move-Out Checklist Please follow this checklist to help us return your deposit quickly. Before Move-Out ☐ Provide written notice of move-out per lease requirements. Utilities must remain active through the final day of occupancy. ☐ All rent, late fees, and outstanding balances must be paid in full. ☐ Schedule final inspection with management. Cleaning & Property Condition ☐ Sweep, vacuum, and mop all flooring; carpets professionally cleaned (receipt required). ☐ Remove all nails/screws, adhesive hooks, decals, and residue. Patch/paint holes ☐ Clean interior and exterior windows, tracks, and sills. ☐ Dust and clean blinds, drapes, and replace damaged coverings. ☐ Clean and sanitize kitchen appliances: refrigerator (defrost, leave plugged in), freezer, stove/oven, hood/vent filters, microwave, dishwasher. ☐ Ensure all appliances have been thoroughly cleaned. ☐ Wipe down cabinets, drawers, shelves, baseboards, and interior doors. ☐ Deep clean bathrooms: tubs/showers, grout, sinks, toilets, mirrors, counters, fixtures. ☐ Clean laundry machines; empty lint traps; wipe down washer seals/trays. ☐ Ensure all light fixtures work; replace missing bulbs, outlet/light switch plates, including appliances. ☐ Replace HVAC filter and ensure vents are clean. ☐ Clean ceiling fans and air registers/vents. ☐ Yard/exterior: mow lawn, clean patios/decks/garages/sheds. ☐ Fireplace (if applicable): clean firebox and remove ashes. Plumbing & Appliances ☐ Run disposal with cleaner; ensure no blockages. ☐ Clean inside sink drains and remove food debris. ☐ Clean water dispenser and ice bins (if applicable).
Move-Out Checklist Continued Odor & Pet-Related Cleanup ☐ Treat pet odors, stains, and hair throughout home, yard, and garage. ☐ Repair pet-related damage to doors, fencing, trim, or landscaping. General Home Maintenance ☐ Check for and replace damaged weather-stripping. ☐ Repair/replace damaged door stoppers. ☐ Ensure screens are installed and undamaged. On Move-Out Day ☐ Remove all personal belongings and dispose of all trash. ☐ Written notice of move-out per lease requirements. Utilities must remain active through occupancy. ☐ All rent, late fees, and outstanding balances paid in full. ☐ Proof of professional carpet cleaning and receipt ☐ Inspection Completed by WPM & Tenant ☐ Return all keys, garage remotes, and mailbox keys to management. ☐ Provide a forwarding address for security deposit reconciliation. ☐ Windows and doors are locked ☐ Ensure all appliances have been thoroughly cleaned. Important Notes ☐ Any items left behind will be considered abandoned and removed at the tenant’s expense. ☐ Fees for trash removal, carpet cleaning, and repairs beyond normal wear-and-tear may be deducted from the security deposit.
Please Return within 7 days
HVAC Filter
Dryer Vent
Visible Plumbing
Interior Condition
Exterior Condition
Yard & Fencing
Overall Condition
Recommended Action
Item
Move-In (Issued)
Move-Out (Returned)
House Keys
Garage Remotes
Mailbox Keys
Tenant Name (Print): ________________________________________________________ Signature: _____________________________________________________________________ Date: ______________ Tenant Name (Print): ________________________________________________________ Signature: _____________________________________________________________________ Date: ______________ WPM Manager/Agent: _______________________________________________________ Date: ______________
By signing below, I acknowledge receipt of the items listed above.I understand it is my responsibility to ensure the safekeeping and proper use of these items.I also understand I may be charged a fee for the replacement of any lost or damaged keys or garage door openers.
Key Tracking Keys in hand, positive vibes on lock.
Acknowledgment of Tenant Handbook By signing below, I/we acknowledge receipt and agreement of the WPM Tenant Guidebook policies. Important Reminders Tenants must report issues not documented during move-in within 72 hours. All repair requests submitted through WPM maintenance system. Tenants responsible for ongoing care per lease (yard, filters, bulbs, etc.). Renters Insurance All tenants are required to obtain renters insurance before keys are released. Please provide proof of setup and record your policy numbers below for confirmation.
Provider
Account Holder
Policy Number