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Renters FAQs

Answers to your common questions

  • What do we do with the move-in Premises & Inventory Documentation report?

    This report was completed by a “walk through coordinator”. This report simply documents the condition of the property at the time you take possession. You get 3 days to add anything we might have missed. Just send back the Additions, Changes, Deletions page only.
  • What if we have a work order right away?

    This happens on occasion. If your work order is a non-emergency, simply log into your PropertyWare portal and submit.
  • When is rent due?

    Rent is due on the 1st of each month. (If your lease started other than the 1st, your second month’s rent will be pro-rated & due on the day of the month you moved in. Ex: if you moved in April 15th, your May pro-rated rent would be due May 15th. However the 3rd month’s rent and all others are due on the 1st and late on the 2nd.)
  • What if I moved in on the 10th of the month? Is my rent always due on the 10th?

    Rent is due on the 1st of each month. If you move in on any day other than the 1st day of the month; you will pay a full month’s rent on the day your lease starts. The 2nd month you will pay a pro-rated rent amount. The 3rd month and from then on your rent will always be due on the 1st and late on the 2nd.
  • Is there a grace period?

    Advantage Homes has no a grace period. This simply means your rent is late as of the 2nd. The late fee is 5% of your rent if paid on or before the 5th of the month. After the 5th day; an ADDITIONAL $5.00 per day is added on.
  • How can I make my rental payment?

    Advantage Homes offers several means of making your rental payment:

    • On-Line PropertyWare tenant portal
      • Using checking routing and account information
      • Automatic monthly direct debit
      • One-time at your request direct debit
    • One-time at your request paypal
      • Using credit or debit card information
      • Additional paypal fees apply
      • Requires Advantage Homes emailing you a paypal invoice
    • Hand-deliver to our office or drop box outside the office
    • Mail (please mail a week ahead in case the delivery is slow.  Rent is considered paid when we receive it, not when postmarked.)
  • How do I submit a maintenance request?

    Maintenance involved in renting a home is very different from an apartment.  There is no repair person that works for Advantage Homes, LLC.  Work orders are sent to an independent contractor that charges a fee for any service call.  This fee is paid by the Owner of your home unless it is something that could have been maintained by you.  Advantage Homes manages hundreds of single family homes throughout Kansas City both on the Kansas and Missouri sides.  For us to act swiftly and efficiently we prefer you follow these steps:
    Submit a maintenance request from your Propertyware tenant portal on all work orders (if you have not received a response from Advantage Homes or a vendor within 3 business days, please contact our office)

    • if the work order is standard, NON-emergency, Advantage Homes must take several steps to follow each Owners selected maintenance package:
      • some homes may have warranty programs in place
      • some work order may require estimates
      • some may require owner authorization
    •  if the work order is an EMERGENCY;
      • during business hours call our office, 913-894-5133 and ask for maintenance.
      • after business hours call our office, 913-894-5133, skip the message and
        dial ext 108.

    You will reach a voice mail that will be forwarded to a vendor.
    Please CLEARLY, calmly, & slowly state:
    • address & name
    • phone # (please repeat twice, so we can understand it)
    • exactly what the problem is, in what room, & how severe.

    PLEASE keep your phone with you so a vendor can contact you.  No vendor will come to your home without speaking with you first.
    • what constitutes as an emergency:
      • Presents a danger to people and/or the property
      • Fire
      • No heat when temperatures inside are below 32 degrees
      • Commode not functioning (when only one in a unit)
      • Flooding
      • Broken pipes

    With regard to Heating and Cooling, please refer to your Lease Contract, HVAC addendum:

    HVAC Work Order Addendum

    The following terms are an integral part of the lease.

    Heating and Air Conditioning units are expensive equipment in your rental home.
    To keep your units running well and to avoid any unnecessary expense to You, or to the Owner of your home;
    You are required to keep the equipment clean, refer to paragraph 8 of your lease.

    • Renter is required to Change your furnace filter monthly.  (Failure to keep your furnace filter clean can cost YOU an expensive service call and repair.)
    • Renter is required to keep debris such as leaves, weeds, cotton-wood cotton, etc away from your exterior condenser.  (Failure to keep your condenser free of debris can cost YOU an expensive service call and repair.)
    • Renter is required to keep furnace and water heater area free of boxes and clutter. Flammable materials must be stored a minimum of 2 ft away.

    If your furnace or air conditioner will not come on, Renters agree to complete the following tasks before calling in a work order;
    • Make certain your thermostat is set to “heat” in winter and “cool” in summer. Set fan to “auto”.
    • Change the batteries in your thermostat (if it is digital).
    • Open your breaker box and make sure all breakers are switched to “on”.
    • Change your furnace filter, if it is dirty.
    •  Renters understand and agree that if furnace or air conditioner will not work after completing the above mentioned steps, a work order may be submitted to AHLLC.
    • Renters understand and agree that if work order is submitted after 6:00 PM, AHLLC’s vendor will be contacted the following day (UNLESS the temperature is below 30° in winter or above 90° in summer).
    • Renters understand and agree the assigned vendor company may not be able to call immediately, but will schedule the work order at their earliest opportunity.
    • Renters understand and agree that if parts must be ordered, the repair will take place at a later date.
  • What standard maintenance items are my obligations as a Renter?

    (Most of your questions can be answered from paragraphs 7, 8, & 9 of your lease)

    • replacing the furnace filter (monthly)
    • replacing batteries in thermostats, alarms and security systems
    • replacing burnt out light bulbs
    • keeping yard mowed and watered
    • weeding & maintaining flower beds
    • trimming shrubbery
    • removing fallen branches
    • clearing sidewalk and paved areas of snow and ice
    • keeping fireplace free of ashes and debris
    • disposing of trash and garbage & not storing flammable items near furnace or water heater
    • keeping the property clean and free of debris
    • pest control
    • removing exterior water hoses in cold weather
    • tightening loose hardware (hinges, door knobs, toilet seats, towel bars, toilet paper holders, etc)
    • lock changes (see above)
  • Do I need to purchase Renters insurance?

    Advantage Homes highly recommends obtaining Renters insurance; but it is not mandatory (in most cases).  The Landlord’s insurance only covers the structure of the Property and does not include the renter’s possessions or hotel stays due to disaster, which is why we HIGHLY suggest all renters obtain insurance.

  • What if I would like to change the locks?

    Per your lease agreement, you are allowed to change the locks/garage key pad code; however you must provide a copy of any key and/or code to Advantage Homes.
  • If Advantage Homes has a key, do I need to worry about someone coming in my home?

    No one will enter your home without an appointment (except in the case of emergency).
  • What if I get locked out of my home?

    Advantage Homes does keep a copy of each key at our office. Therefore you can first try reaching our office to see if you may stop by, pick up the key, and make a new copy for yourself. Our office is open Mon – Fri,9:00 – 4:00. We are not open on the weekends. The original key must be returned to our office within 24 hours. If you are unable to reach our office you will need to contact a lock-smith at your expense.
  • What happens if I unintentionally break a window, get something stuck in my garbage disposal, or damage the property?

    Advantage Homes understands that accidents happen. Unfortunately (just as if you owned the home) if you caused any damage, you must pay for the repairs. We are happy to refer you to any of our preferred vendors, just call or email our office.
  • May I paint, decorate or make other changes to the Property?

    Any changes to the Property require the Owners prior approval in WRITING.  The best way to ensure all parties are in agreement is to request an addendum to your lease contract. Should an Owner agree to an addendum regarding interior painting of a Property it will always require the painting be performed by a professional, at Renter’s expense.  Advantage Homes will need a paint # code prior to completing an addendum and will need a copy of the receipt upon completion. When hanging pictures in your home we recommend using picture hangers rather than nails (can be purchased at hardware stores); these are tiny nails that go into a U shaped hook.  Although they make a small hole they are designed to hold heavy weight.  NEVER use nails, anchors, paint or perform changes to the property without prior, written approval.

  • May we install additional cable outlets?

    You may have addition outlets installed professionally at your expense. Most cable companies will require a letter from Advantage Homes prior to having the jacks installed. This letter will direct the installation technician that no holes may be drilled in the siding or flooring.
  • May we install/use satellite dish service?

    You may have a satellite dish installed professionally at your expense.  Most satellite companies will require a letter from Advantage Homes prior to having the satellite dish installed.  This letter will direct the installation technician that no holes may be drilled into the roof or siding.  The dish must be installed on a pole; also the dish cannot be visible from the street (therefore not in the front yard).

  • Can I add a pet to my lease?

    Each home is individually owned.  This means that Advantage Homes cannot approve a pet on the Owners behalf.  If you want to add a pet to the lease we must first obtain the Owner’s permission via an amendment to your lease.  This amendment will need to include the breed, age, & weight of the expected pet.  There is no guarantee a pet will be allowed.

  • Is it alright to pet-sit my friend’s dog?

    No, only pets listed on your lease may occupy the property
  • Where can I store my recreational and/or non-operational vehicles?

    All boats, RV’s, motorcycles, trailers, etc must be stored in your garage or carport area. You must also abide by HOA regulations where applicable. Unfortunately you cannot leave your recreational/non-operational vehicle in your driveway or on the street. Therefore you may be required to rent an additional storage unit at your expense.
  • Can we add a swing set or other children’s’ toys?

    In most cases, yes. However please contact our office to receive prior approval in the form of an addendum to be signed by all parties. Swing sets are allowed but must be removed & grass restored when your lease ends. Trampolines and above-ground pools are NEVER allowed.
  • My lease ending date is approaching, we love our house, can we renew?

    Most Owners are happy to renew their Renters lease agreement. Depending on current market conditions and updates to Advantage Homes’ lease agreement some terms of your lease agreement may change during the renewal process, but any changes will be in writing and signed by all parties. Advantage Homes will always complete an annual walk-through inspection with photos of the property.
  • My lease is ending soon how do I provide proper notice?

    A few months before your lease ending date Advantage Homes will contact you to see if you would like to renew your lease; if so, see above. However if you have decided you will be moving, you must provide a written notice 30-60 days on or before rent paying day. The owner or owner’s agent may at that time start showing the home for sale or lease at that time.
  • When will I receive my security deposit refund?

    Advantage Homes contracts a walk-through-coordinator to conduct a move-out inspection. Inspections are performed Monday-Friday 9-3, by appointment with the coordinator. The inspection is then turned into Advantage Homes for review by the owner. The owner has up to 30 days to determine if there are any damages. They may use this time for repairs and/or cleaning. Within this time frame a security deposit disposition letter will be mailed to you along with applicable refund.
    Advantage Homes would like for each tenant to receive a full security deposit refund. For this reason, once you have provided your written notice to vacate, we send out a detailed checklist for you to complete in order to receive back your deposits.
  • What happens if I need to terminate my lease early?

    Your ratified, legally binding lease contract has a start date and an end date.  If for ANY reason you may need to end the lease prior to the binding end date you need to notify Advantage Homes as soon as possible.  Again, each home is individually owned and therefore the termination terms must be agreed upon by the Owner.
    In most cases, if the owner allows you to terminate early; you will be responsible for reimbursement of all commission fees in which the Owner incurred for your lease contract as well as continuing to abide by all terms of your lease agreement including all remaining rental payments until a new occupant takes possession.

  • My home is uninhabitable!

    Most landlord-tenant relationships go smoothly. However, problems sometimes do arise. This discussion is designed to help understand the KS & MO Residential Landlord & Tenant Acts to help alleviate possible issues and problems in the landlord-tenant relationship.

    Repairs And Habitability

    A rental dwelling must be fit to live in; that is, it must be habitable. In legal terms, “habitable” means that the rental dwelling is fit for occupation by human beings and that it substantially complies with state and local building and health codes that materially affect tenants’ health and safety.

    Residential Landlord & Tenant Acts makes landlords and tenants each responsible for certain kinds of repairs, although landlords ultimately are legally responsible for assuring that their rental dwellings are habitable.

    Landlord’s responsibility for repairs
    Before renting a rental dwelling to a tenant, a landlord must make the rental dwelling fit to live in, or habitable. Additionally, while the rental dwelling is being rented, the landlord must repair problems that make the rental unit unfit to live in, or uninhabitable.

    The landlord has this duty to repair because of an implied warranty of habitability. Under the implied warranty of habitability, the landlord is legally responsible for repairing conditions that seriously affect the rental dwelling’s habitability.   That is, the landlord must repair substantial defects in the rental dwelling and substantial failures to comply with state and local building and health codes. However, the landlord is not responsible under the implied warranty of habitability for repairing damages that were caused by the tenant or the tenant’s family, guests, or pets.

    Generally, the landlord also must do maintenance work which is necessary to keep the rental dwelling liveable.  Whether the landlord or the tenant is responsible for making less serious repairs is usually determined by therental agreement.

    Tenant’s responsibility for repairs
    Tenants are required by law to take reasonable care of their rental dwellings, as well as common areas such as steps and sidewalks. Tenants must act to keep those areas clean and undamaged. Tenants also are responsible for repair of all damage that results from their neglect or abuse, and for repair of damage caused by anyone for whom they are responsible, such as family, guests, or pets. Tenants’ responsibilities for care and repair of therental dwelling are discussed in detail below.

    Conditions that make a rental dwelling legally uninhabitable
    There are many kinds of defects that could make a rental dwelling unlivable. The implied warranty of habitability requires landlords to maintain their rental units in a condition fit for the “occupation of human beings.”  In addition, the rental unit must “substantially comply” with building and housing code standards that materially affect tenants’ health and safety.

    A rental dwelling may be considered uninhabitable (unlivable) if it contains a lead hazard that endangers the occupants or the public, or is a substandard building because, for example, a structural hazard, inadequate sanitation, or a nuisance endangers the health, life, safety, property, or welfare of the occupants or the public.

    A rental dwelling also may be considered uninhabitable (unlivable) if it substantially lacks any of the following:
    • Effective waterproofing and weather protection of roof and exterior walls, including unbroken windows and doors.
    • Plumbing facilities in good working order, including hot and cold running water, connected to a sewage disposal system.
    • Gas facilities in good working order.
    • Heating facilities in good working order.
    • An electric system, including lighting, wiring, and equipment, in good working order.
    • Floors, stairways, and railings in good repair.

    In addition to these requirements, each rental dwelling must have all of the following:
    • A working toilet, wash basin, and bathtub or shower. The toilet and bathtub or shower must be in a room which is ventilated and allows privacy.
    • A kitchen with a sink that cannot be made of an absorbent material such as wood.
    • Natural lighting through windows or skylights. Windows in must be able to open at least halfway for ventilation, unless a fan provides mechanical ventilation.
    • Safe fire or emergency exits leading to a street or hallway.
    • Operable locks on the main entry doors and operable locking or security devices on windows.
    • Working smoke detectors in all units including multi-unit buildings, such as duplexes and apartment complexes.
    • A mail box. The mail box must be consistent with the United States Postal Service standards.
    • Ground fault circuit interrupters for swimming pools and anti-suction protections for wading pools in apartment complexes and other residential settings (but not single family residences).

    The implied warranty of habitability is not violated merely because the rental dwelling is not in perfect, aesthetically pleasing condition. Nor is the implied warranty of habitability violated if there are minor housing code violations, which, standing alone, do not affect habitability.

  • What is my Propertyware tenant portal?

    Advantage Homes utilizes a 3rd party, online management program which allows us to effectively and efficiently communicate with both Renters and the Owners of the property. You will receive an email with a username (typically your email address) and a link to create a password to log-in to your Propertyware tenant portal. Once logged in you can submit rent payments, request maintenance, upload photos with work orders, and view stored documents (copy of your lease agreement, utility company phone #’s, etc). You can start a “conversation” with our staff similar to instant messaging.
  • How much will it cost me?

    The price is right to find the best home for you. Wouldn’t you rather see what you’re spending your money on before you “buy” it? There are no up front fees to give you information or to show homes to you. Once you decide you would like to lease one of our properties there is a $49 application fee. You can find the price of an available home by looking on the listings page!
  • Where are homes available?

    What if you have not yet decided in which state you want to live? You need a company that has inventory throughout the entire metropolitan area. Advantage Homes for Lease has it covered. We have homes throughout a 5 county Kansas City area giving you lots of options.
  • What price range of homes are available?

    Our single family homes typically lease from $995- $3,500 per month. Our condos and apartments have a wide price range from $495-1295 per month. Our townhomes and duplexes usually lease from $700 – $1,700 per month.
  • What is the typical length of lease?

    Most of our leases are a minimum of one year or longer but depending upon the time of year and your needs we may be able to offer a shorter term possibility upon the owners approval.
  • Are pets accepted?

    Most of our owners accept pets with additional deposits.  Deposits for pets are subject to change depending on the owners approval.  All deposits are fully refundable at the end of the lease, provided there is no damage.  All carpets must be professionally cleaned (with receipt) to receive back the pet deposit at the end of the lease agreement.

    Approximate Fees are as follows:
    $150 each
    1-49 lbs $200 each
    50+ lbs upon owners approval & $300 each

  • How long will it take to process my application?

    It can take as little as 2 days to approve a credit application. We verify employment, rental and bank history as well as your credit score. We also check criminal and sex offender records and search for any previous evictions, bankruptcies, and foreclosures. If you are starting a new position it will help speed your application along if you furnish us a copy of your employment offer letter.
  • How can you help to make it easier to process the application?

    Make sure the application is complete. (including the following: your COMPLETE address with city, state and zip code, daytime telephone number for your landlord, copies of payroll check stubs or letter of commitment for a new job.) The fastest way for us to receive your application is for you to fax it to us. Our fax number is 913-310-0508. Along with your application, we will need a copy of the check for $49.

    Please mail your check to:
    Advantage Homes
    8650 Candelight Lane
    Suite 3
    Lenexa KS 66215

  • What if you have special circumstances you need to communicate to us?

    Please put your information in writing with your application. Verbal communication with any staff person about special circumstances will not be considered.

  • Do you paint walls and clean carpet in every property once it is vacant?

    We want our houses to be clean and to generally look freshly painted. However, our properties are not painted between every lease. If you view a property where you would like to have specific things done please be sure to include those in your lease offer. Do not make any assumptions of the work being done. Do not rely on just “telling” someone.
  • Who is responsible for the utilities?

    The majority of the properties we lease require the renter to pay all utilities. Various subdivisions include some utilities in the rent payment.
  • How much is the security deposit?

    The minimum security deposit is the equivalent of one month’s rent. Deposits for pets are subject to change depending on the owners approval.
  • What moneys will need to be paid before moving in?

    Credit processing fee of $49.00, one full month of rent, security deposit (equivilent to one month’s rent, usually), deposit for pet(s) and any short term lease fees will all have to be paid in certified or cleared funds prior to you receiving keys for the property.
  • What are your credit criteria?

    We understand that life is not always easy and your credit score may be less than perfect.    We are usually able to get your lease approved through the following credit approval process:
    Your total earnings must be approximately three to three and a half times the amount of rent.
    FICA Score 700+: You are approved with verifiable income and mortgage or rental history.
    FICA Score 550-700:  We will verify past two years of rental history to obtain adequate information.  Your rental history is very important to Advantage Homes and we will process & approve your credit application upon the information received.  If you have not rented in the recent past, we may require co-signers or last month’s rent in advance.
    FICA Score 550 or below:  Your security deposit, plus first and last month’s rent must be paid in advance in certified funds (along with the credit application fee.)  Advantage Homes for Lease will also verify your recent rental and bank history for approval.

  • What if my credit is not so great?

    Whether the application is accepted or not, any application fees paid are non-refundable. (Let’s discuss any credit problems before signing the lease.)
    Multiple leases written will be presented to the owner.  We do not approve applications on a 1st come 1st served basis.
    All approved applications are valid for up to thirty days.   If you choose to continue after 30 days, a $15 renewal fee will be charged.
    The entire first full month’s rent is due in certified funds on your move in date.  If you take possession on any date other than the 1st, your 2nd month’s rent will be pro-rated.
    Your security deposit will never be accepted as last month’s rent.

We look forward to working with you.
Click Here to view our available Homes for Lease
Call a Leasing Agent to schedule your viewing today!  913-269-6385