• We manage all our homes through the Innago Property Managing platform. You can make online lease payments, view your lease paperwork, submit your proof of Insurance, submit maintenance requests, and much more via your Tenant Portal.

• If you have not created your account with Innago during the application process, to set up a tenant account now please contact us, so we can send you an email invitation from the Innago system. The invite will include a link that will allow you to create your online account. From then, you'll log in to your Tenant Portal using your email address and the password you set. You can also download Innago app on both Google Play, and Apple.

• A separate non-refundable application processing fee together with a separate application will need to be submitted for each applicant. In the process of online application via the link we emailed you, you will be prompted to make payments after submitting your information for processing in TransUnion Credit Agency. If verification fails, please make sure you have submitted the correct information. You may need to proceed with manual verification, you will be sent an email with steps, and your Application ID.

• The Property Management platform we use for all online payments (including all payments throughout your lease term, and any lease extensions) charges additional third-party surcharge fees per transaction. Fees are based on the type of payment used. Please refer to FAQs for more information.

• The Application Processing Fee - NON-REFUNDABLE $60 to be submitted with each individual application through the application link we emailed you. Payable only by credit card due to TransUnion requirements, a 2.99% credit card processing fee applies in addition to the $60 Application Processing Fee. Please contact our office before requesting the online application link and starting your application if you prefer to pay this fee through Zelle. The Application Processing Fee payment through Zelle must be submitted before we email you the link to start your application.

• The Administrative Fee - a NON-REFUNDABLE Administrative Fee of $175.00 due within 24 hours of your application approval and before the Residential Lease Agreement is sent to you for signature. Only one Administrative Fee is due per the Lease Agreement. Payable online via ACH transaction, Credit Card, or Zelle. Payment processing fees are based on the type of payment used. Please refer to FAQs for more information.

• Applicable Deposits (Security Deposit, Pet Deposit, etc.) - payable online via ACH transaction, Credit Card, or Zelle within 24 hours of your application approval and before the Residential Lease Agreement is sent to you for signature. Payment processing fees are based on the type of payment used. Please refer to FAQs for more information.

• Move-In Funds (Pro-rated rent, First full month rent, pet rent, etc.) - payable online via ACH transaction, Credit Card, or Zelle within 24 hours of signing the Residential Lease Agreement. If choosing Zelle, please verify with your bank Zelle limit per transaction. We do not accept partial payments. Payment processing fees are based on the type of payment used. Please refer to FAQs for more information.

• The property will not be considered “Leased” and the Residential Lease Agreement will not be executed until ALL required deposit(s) and move-in funds have been received.

• If you have not created your account with Innago Property Management Platform during the application process, you need to do it now, as you are required to make all your payments under the Residential Lease Agreement online through the Tenant Portal.

• You will need to link your bank account to make ACH payments. You may also pay your rent through the Tenant Portal using a Credit Card. Innago uses highly secure encryptions, for more details, visit their website.

• An additional convenience fee of $2.00 per ACH transaction will be charged with each ACH payment. Credit Card fees apply for payments with Credit Card.

• We do not accept partial payments.

• Per the provisions of your lease, your monthly lease payments are due on or before the 1st day of each month. We employ Zero Tolerance Policy for late rent payments, no exceptions.

• If your rent payment is not received by 11:59 p.m. on the 2nd day of the month, a late charge will be automatically assessed. Late charges are calculated as 12% of the monthly rent as a late fee. Check your lease for applicable late fees.

• Please note, that the system will not allow you to pay your next invoice until the current invoice and the associated late fees are fully paid.

• Failed payments, weekends, and holidays do not delay or excuse the tenant’s obligation to pay rent on time. 

• Tenant understands the rent is due on or before the first day of each month, initiating the payment on Tenant’s portal does not qualify as a day of payment, payment must be actually received, processed, and posted to our trust account, by the end of the first day of each month to be considered on time and avoid any Lease Violation Notices, Notice fees, late fees, ect., and that bank processing times, weekends, holidays, returned payments, inability to login to Tenant’s Portal, etc., does not negate the requirement to pay rent on time nor does it extend the time for payment.

• Our properties are managed through the Innago Property Management platform. If a payment is declined, both landlords and tenants are immediately notified by email. It can take up to 3 business days for a bank to send a notification that a payment was not honored. Per the provisions of your lease, your monthly lease payments are due on or before the 1st day of each month. Payments in the process cannot be guaranteed until the day funds arrive in a landlord's account.

• Banks deny payments most often due to insufficient funds (NSF). Other reasons may include a stopped payment or a closed bank account. Credit Card payments may also be declined out of fraud concerns by the card provider or because of a mismatch of CVV or billing zip code.

• Failed payments are almost always due to some issue between the tenant and their bank. The best first step to confirm the reason for a failed payment is for the tenant to contact their bank to find out why.

• After a failed payment, the tenant can re-schedule the payment from within their Tenant Portal. Innago will not automatically attempt to retry the payment.

• There is no fee or penalty assessed to the landlord in the event of a failed payment. A $40 Failed Payment fee will be added to the tenant's next payment to cover the banking penalties incurred.

• Payment failures can also result in late fees. Scheduling your monthly rent payment well in advance is recommended to avoid late fees in case of payment failures.

• Failure to pay your rent and/or late fees will leave us no option but to deliver a “Notice to Pay or Quit”, which is an eviction notice demanding that you pay immediately or move. This is a legal step we must take to protect the owner’s rights and will cost you an additional $100.

• You can submit Maintenance/Repair Requests through your Tenant Portal on our Innago property managing platform.

• After you log in to your Tenant Portal, navigate to the "Maintenance" tab on the left. Here you can select a category, upload files/images, and write a description for your request. You can also view the status of your request, and in the comment section, you may add additional information, view any comments we might have left, or respond in case we asked clarifying questions regarding your request.

• In case of emergency, please call 911, then 817-809-6266, and then submit a written maintenance request. You must always submit a written maintenance request through your Tenant Portal, in case of routine maintenance, and in an emergency.

Unless otherwise specified in your Residential Lease Agreement, Tenant will pay all connection fees, service fees, usage fees, and all other costs and fees for all utilities to the Property. Before signing this lease, the Tenants should determine if all necessary utilities are available to the Property and are adequate for the Tenants' use.

All utility accounts must be transferred into the residents’ name as of the date of possession. We will have canceled all utility services by your lease commencement date.
 

• Water
  Water will be provided by the city in which you reside. Visit your city’s website for more information.

• Electric
  Oncor delivers electricity to many individual providers. You have the option to choose your energy company. Visit the net to compare the best Texas electricity rates and plans.

• Atmos (Gas)
  1-888-286-6700, www.atmosenergy.com

• Under the Texas Property Code – your new home will be rekeyed within 7 days of the Residential Lease commencement date.

• Tenants are prohibited from adding, changing, or in any way altering locks installed in the doors of rental properties without the consent of the management.

• If the Tenant needs a lock changed after it was re-keyed at move-in, please contact us, as it must be done by our approved locksmith only and will be a charge to the Tenant. If granted permission to change your locks, the Tenant must provide 2 sets of keys to the Owner and/or the Owner’s agent(s) on the same day the change is made. Failure to do so will result in a $75 administrative charge to Tenant’s account, in addition to the cost of re-keying the locks again.  There is a charge of $60.00 if the Tenant needs Owner and/or Owner’s agent(s) to provide an additional copy of the key for the house.

Each property owner is allowed to set their own pet policy. Though most Echo Real Estate Services properties do allow a pet, please see the property listing to determine if the home you’re interested in allows pets. This Pet Policy is not an agreement to allow you to have a pet. A Pet Agreement must be in place before you bring a pet on the property, including if you decide to get a pet after your lease starts.

• Most properties have restrictions on the number of pets and/or the size of the pet. Please check with the property listing for specific details.

• Provide a picture of your pet and vaccination records.

• A pet deposit will be charged for each pet. The amount of the deposit is $500 for pets under 35lbs (with pet size exception granted deposit will vary between $750-$1500 per pet over size limit). There will also be a monthly pet fee of $25 (monthly pet fee if pet size exception is granted is $40 per pet per month for pets between 35-50lbs, $55 per pet per month for pets between 50-80lbs).

• No pets over 35 pounds, exception might be requested (no guarantees).

• No pets under 12 months old (exception might be requested with required additional pet deposit of $1,000 per pet under 12 months).

• No exotic pets, no exceptions.

• Breeds with a disposition for aggressive behavior are generally prohibited.

• Proof of health and vaccinations for each pet, provided by the licensed vet.

• All applications with an Emotional Support Animal(s) or Service Animal(s) must provide a photo of the animal(s) and relevant documentation, dated within the previous 12 months, from medical professionals regarding said animal(s).

• Assistance Animal(s) (i.e. service/emotional/support/etc.) accommodation requests are not subject to pet deposits or pet fees.

• All pets must be licensed following all applicable governmental provisions, have shots required by statute, and be spayed or neutered. Please be prepared to show documentation.

• The Landlord may request verification through PetScreening.com for each of the applicants' pets or service/companion animals prior to final application approval.

• Pet screenings are $20 for the first pet and $15 for additional pets.

• Service/companion animal registration is free.

Each tenant shall secure a renter’s insurance policy against personal property losses and liability claims. Said policy should be sufficient to cover all personal property and at least $300,000 per occurrence for any potential liability claims.

All Tenant(s) are required to provide proof of insurance (declaration page) to the Landlord at least five business days prior to the commencement date of the Lease Agreement.

Tenant(s) agrees to maintain renter’s insurance for the entirety of the lease term, any extensions or renewals, and any subsequent tenancies at will or at sufferance. Tenant(s) shall provide Landlord with proof of renewal at least five business days prior to expiration of the term of the policy. Failure to obtain or provide proof of insurance as required herein shall be considered a material breach for which the tenancy may be terminated.

Tenant(s) with canceled, lapsed, or lack of insurance shall be considered in default of the lease and the Landlord shall have the right to charge a NON-Compliance Fee of $100 per month as additional rent, in any month during which Tenant(s) allows the coverage to lapse, expire or cannot provide proof of coverage, in addition to any other remedies under the Lease Agreement. FEE IS NON-REFUNDABLE NOR PRORATEABLE.

Failure to Maintain Insurance: You are in violation of the lease agreement if coverage is not in place during the entire term of the lease agreement and/or any lease extensions or renewals hereafter.

Landlord reserves the right to set limits on the thermostat. The thermostat is to be connected to the tenant's Wi-Fi at all times.

AIR FILTER REPLACEMENT AND/OR MAINTENANCE RESPONSIBILITY

It is imperative for the longevity and operation of the system that the air filter be regularly checked and replaced. All HVAC filters must be replaced in the first week of every January, April, July, and October during the initial term of the Residential Lease, and any Residential Lease extensions, more frequently if necessary, must be the correct size, and installed in the correct position for the proper airflow.

The Landlord reserves the right to regularly inspect the air filter without notice to determine whether the air filter has been replaced or cleaned, and if it is dirty, purchase a new one at the tenant's expense, and replace it, charging a trip fee according to the lease agreement.

Check for the location of the A/C filter at move-in. If there is not a new A/C filter in place, please, contact the office.

We require the use of a pleated filter of the correct size unless there is a permanent filter in the unit. A clean filter prevents serious damage to the motor, compressor, and other parts of the AC/Heating unit. Failure to perform this service affects the efficiency of the A/C and heating units, which requires the unit to work harder. This reduces the operating life and causes an increase in the electric bill.

Any cleaning required or damage done to the AC/Heating unit caused by failure to perform mandatory changes of the filter will constitute the tenant’s neglect and will be charged to the tenant.

We recommend changing the filter when rent is submitted for payment. Buy several at one time to have them on hand when it is time to change.

If the property has an A/C system with a drain line that has an opening in it, pour a cup of bleach or vinegar down the drain tube every month. In most cases, this prevents the drain line from clogging up with algae and flooding the property.

Anytime you see the secondary drain line dripping water or water drips from inside the unit, it indicates that the primary drain is clogged and needs to be serviced. If this is not corrected, it may cause serious water damage. DO NOT operate the unit until the clogged drain line is cleared as the unit will produce water and damage to the property may occur.

Please report any water drips to the office so we can have the A/C checked.

Please refer to your HVAC Maintenance and Extreme Weather Addendum for more details.

No window air conditioning or heating units are allowed in any window unless there is an emergency with the main system being down. Window screens are NOT to be removed by the tenant.

No residential HVAC system is designed to cool a structure down more than 20 degrees below the highest temperature during heat; heat shall be maintained at a minimum of 62 degrees in colder weather, even if a tenant is away.

Do not switch your thermostat quickly from COOL to HEAT or from HEAT to COOL. First, switch the unit to off and wait until it stops running, then switch to heat or cool. Failure to do so may cause permanent damage to your unit and could result in a charge to you for repair and/or replacement.

In hot weather, set the selector switch to “COOL” and set the fan switch to “AUTO”. Set the controls between 75 and 80 degrees to provide maximum cooling. Setting them lower will not cool the home any faster.

The A/C will only function efficiently when all doors and windows are closed. Keep your window coverings closed during the day, keep the A/C filter clean, and keep return air grills clear of furniture and boxes to allow unobstructed delivery of cool air to your home.

Do not store anything on or around your air conditioning unit. This could impair circulation, resulting in higher electric bills, and cause permanent damage to the unit.

• Manage your cooling expectations – most residential cooling systems in our climate are not designed to cool a structure down more than 20 degrees from the outside temperature. If your system is set to 68 degrees on a 90+ degree day, it’s not a realistic set point to maintain and can harm your system – especially if it's older with less capacity to operate on higher temperature days. Running it hard one or two days a year is acceptable, but when temperatures are expected to exceed 90+ degrees for extended days on end, setting your thermostat too low will push your system to work on overdrive too long and cause system failure. Any damage caused by improper use of the system will constitute the tenant’s neglect and will be fully charged to the tenant.

• If your system is older than 10+ years, its capacity is lower than a newer, well-maintained system, and running it hard during a heat wave may likely cause it to fail. If you are concerned about this, the best recommendation is to get supplementary cooling (e.g. portable units, fans, etc.) or temporarily relocate yourself and your pets to a motel, hotel, or cooler climate.

• Turning the temperature down on your thermostat doesn’t make it cool faster; it just makes the system work harder which could lead to failure during a heat wave.

• Don’t turn your system on and off – during a heat wave, it’s better to run your AC / Heat Pump at a steady high degree while you are out running errands or at work and let it maintain this temperature instead of turning it off while you are gone and then turning it back on again when the home interior exceeds 80+ degrees.

• Make sure your outdoor unit has adequate airflow – remove stored items/debris and trim shrubs and high grass growing around it – cut it back so there are at least 2-3 feet of space around it. Your system can’t operate well with restricted airflow. Spray the outside part of the HVAC unit with a water hose to wash off any dirt, leaves, or bug carcasses that may be blocking airflow. You can also use a large cleaning brush to sweep debris from the grates.

• Close your blinds/curtains to help insulate your home – this can help lower your indoor temperature.

• Use ceiling fans and portable fans to help circulate the air and provide additional comfort.

• Avoid using heat-generating appliances during the heat of the day (e.g. ovens, stoves, dishwashers, dryers). These appliances make your home cooling system work harder.

• Check and replace (or clean if it’s a ductless system) your system filters more often than required – this will help your system breathe and operate easier. NOTE: your system has to breathe through the filter and if it’s dirty or clogged, it makes the system run harder – which can lead to premature failure. 

• Closing off unused areas (and air vents) during the hottest part of the day will help concentrate the cool air and make the home more enjoyable and efficient.

• Don’t allow the air conditioner to run nonstop to keep up with the heat, it may cause the evaporator coil to freeze over. Very important: Do not use your air conditioner on the cool setting if you suspect it is frozen over. This can ruin the compressor (an important component), leading to expensive repairs. Turn the whole unit off until the ice melts.

It is extremely important that you stay abreast of cold weather reports throughout the winter. Any extended period of below-freezing could cause unprotected water pipes to freeze and burst.

In the event of severe, freezing weather:

• Heat must be maintained at a minimum of 62 degrees Fahrenheit to protect the property.

• Exterior faucets and exposed water lines must be adequately protected by wrapping, insulating, or covering. Disconnect the hose from the outdoor faucet and turn off the interior basement shut-off to the faucet if there is one.

• Allow inside and outside faucets to slowly drip. Drip both HOT and COLD water.

• Open cabinet doors to expose plumbing fixtures so that these spaces will be heated.

• If the Tenant is going to be away from the property for the day or an extended period of time it is very important that he or she does not turn the heat off. Please leave the thermostat at 62 degrees minimum.

These precautions are essential in order to avoid substantial damage to the property from broken pipes, etc. If you have negligently failed to take these precautions, you will be liable for damages to the property.

Safer use of space heaters:

• Avoid using an extension cord. If you absolutely must use an extension cord, do not use one rated at less than 1875 watts.

• Do not use a heater in a wet or moist location. Do not touch the heater if you are wet.

• Keep combustible materials such as bedding, curtains, paper, clothes, etc. away from the heater.

• Do not overload the electric circuit. Do not use a heater on the same circuit as other appliances.

• A cooking stove is not meant to be used as a space heater. There are risks of fire, carbon monoxide poisoning, and damaging the stove.

• Do not use kerosene heaters in or near the house.

Smoke detectors and fire extinguishers:

• Check your smoke detector for proper operation at least once a week. Replace the battery as needed. Do not disconnect or remove the battery.

• If you feel necessary, purchase a fire extinguisher, and periodically check your fire extinguisher to make sure that it is charged.

Gas service:

• If you have an emergency involving natural gas, call 911 and 800-959-5325.

• Immediately notify the Landlord/Landlord’s representative if your gas is to be disconnected.

Furnace, shut-offs for utilities:

• Check to make sure you know where the main shut-offs are for gas, electricity, and water.

• Most furnaces have an electric switch near them, similar to a regular light switch. Do not accidentally turn this off, as a forced air gas furnace will not operate when power to it is shut off.

Most leases in Texas are written for initial fixed terms, usually 12 months. Renewal periods are also written for a fixed number of months. During these fixed terms, the tenant has agreed to remain in the property and pay rent through a certain date, and the landlord is obligated and required to allow the tenant to remain for that period of time. The only exception is a month-to-month lease which can be terminated with a 30-day notice by either party.

Some life circumstances can cause a tenant to contact us and ask, “What happens if I can’t finish my lease term”? This is called Early Termination and is covered by paragraphs 27 and 28 of the Texas Association of Realtors Residential Lease Agreement.

So, what happens if it’s October, your lease doesn’t end until the following May 31st, but life circumstances are forcing an early departure from your rental home?

Perhaps you’ve lost your old job and already found a new one, but the new job requires relocation to another city. Sometimes tenants divorce and neither can afford the rent alone, so both have to move. Sometimes tenants are under no financial distress but elect to buy a new home and terminate early, and simply include the early termination costs in the overall financial decision to buy the new home.

Paragraph 27 covers Default, whereby a tenant simply moves out and stops paying rent. We call this a “skip” and it results in legal action, damage to the tenant’s credit report, and ultimately the account being placed for collection. In the event the tenant buys a house, our attorney will sue, then after obtaining judgment, we place a lien on the property. In other words, the worst financial and credit consequences possible are realized, and the price is paid for years to come.

Paragraph 28 provides a graceful exit from the lease. Most tenants want to avoid damaged credit, ruined rental history and collection, a judgment, and a lien on their new home, so we more commonly operate under Paragraph 28, which involves locating a replacement tenant to take over the occupancy of the home and allows the tenant to depart on good terms. Below, we will outline how this works:

When you want to move early and wish to do so in a way that follows the lease agreement and avoids negative consequences, all the costs of your decision to terminate early must be absorbed and paid by you, not the property owner.

This is a simple concept for most to understand. The owner of your rental has no obligation or desire to subsidize your moving costs by absorbing lost rent and other turnover expenses created by your early departure, so all of the financial consequences of your decision to leave early belong to you.

Frequently Asked Questions:

Q: Can I wait until you find a tenant to provide notice?

A: No, we won’t initiate any efforts to locate a replacement tenant until/unless we have written notice to vacate with a move-out date and payment of your reletting fee. Understand that we don’t even have the legal right to promise the property to a new tenant if we haven’t received written notice from you, so your status is either one of 100% staying, or 100% leaving – there is no “maybe” or in between status that can be accommodated. We can’t market a property without a defined availability date for move-in.

Q: I don’t want to pay the reletting fee. Do I really have to, or can I pay it later?

A: You already agreed to pay it when you signed your lease. You are simply keeping an agreement you already made. It must be paid upfront, as agreed in the lease.

Q: If I know someone who wants to rent the house, can I refer them to you?

A: Yes, of course. They must submit an application and qualify the same as any tenant. You may not “market” the house though once we begin marketing efforts. You can tell your friends and co-workers about it and try to help find a tenant, but you can’t, for example, put your own sign in the yard.

Q: Why should I have to keep paying rent after I move out?

A: That’s the agreement you made when signing the lease. Failure to pay rent will represent a default of the lease. Continuing to pay rent allows us to keep sending the owner her monthly proceeds and it keeps you in compliance with your lease agreement and in good standing, which is the goal of paragraph 28 of your lease agreement.

Q: How long will it take to find a new tenant?

A: We normally locate a new tenant within 30 to 60 days, sometimes sooner. But it could also take longer depending on the time of year, market conditions, how well the house shows, and other variables.

Q: What if I only have 2 months remaining on my lease? Can I avoid the Early Termination fees?

A: Yes, if you have less than 3 months remaining on your lease, you’re probably better off finishing your lease or paying out your remaining rent in full rather than terminating early. When a tenant pays the final month of a lease term and also notifies us in writing they will be departing by a date sooner than the last day of the lease, we will market the property as available on the earlier date. You will still have to maintain utilities and yard care per your lease agreement through the final day of the lease, but if a new tenant is located and moves in prior to the end of your lease term, you’ll receive a rent rebate and will have successfully completed your lease term without having to pay a reletting fee. If you have more than 3 months remaining on your lease term, you’re probably better off paying the reletting fee and letting us find a replacement tenant.

For the steps to take if you have to terminate your Residential Lease Agreement early, please refer to the Early Termination of the Texas Lease Addendum you signed with your lease paperwork.