What does it mean to have an individual lease?
Individual leasing means that each person is only responsible for their portion of the common areas and their bedroom. If your roommate ends up not coming back for the spring semester, you’re not responsible for their payment.
What is included in the rent?
Orchard Trails rent includes: Electric with a monthly $30 cap, water/sewer with a monthly $5 cap, and gas with a monthly $5 cap. A $60 utility administration fee is charged once per lease term to set up the resident’s account. Our units are fully furnished, and include property-wide wireless high-speed internet, cable TV, in-unit washer & dryer, and 24-hour access to all of Orchard Trails’ amenities! Plus, a wonderful staff that is there to help you anytime you need them.
Do you have a roommate matching system?
Yes, we offer a roommate matching system. If you don’t have anyone in mind that you would like to live with, let us match you up with someone! The Roommate Matching preferences which you will fill out with your application let us know more about what you’re looking for in a roommate. Then, we spend weeks in the summer figuring out the best match for you based on that information.
When is my rent due?
Rent is due in twelve equal installments, due the 1st of each month, starting in August and ending in July the following year. If the installment payment has not been received by the 15th of the month, a late fee equal to 4% of one monthly installment is assessed.
How do I pay my rent?
We accept payment via check, certified funds, or through the online system and mobile application.
Do you allow pets?
We do not currently allow pets at Orchard Trails unless they qualify as assistance or emotional support animals. To qualify, we require a note from a medical professional, vaccination records as well as the name and a photo of the animal.
Is there insurance coverage in the event of a fire, theft or natural causes? Does my lease provide coverage for my belongings?
Orchard Trails does not provide property and/or rental insurance to the residents. We highly recommend getting renter’s insurance for this reason. It is generally inexpensive and will cover your personal belongings if something were to happen.
What if I need to break my lease or don't return for the spring semester?
The only time that a lease may be cancelled is in writing within 72 hours of signing the lease, otherwise, Orchard Trails’ lease is binding and cannot be broken. If you cannot live at Orchard Trails after signing your lease, you will need to relet.
What is reletting?
Reletting is the process by which a person can completely take over the remainder of your lease agreement. The relettor must complete all lease paperwork and pass background checks/screenings to qualify. A reletting fee of 85% of one month’s rent will be charged to the tenant upon successful reletting of lease agreement. The tenant is solely responsible for finding their replacement.
What if I need maintenance in my bedroom or apartment?
You can call us, stop by the office or submit a service request through our Resident Portal on our website!
What furniture is provided?
Each bedroom at Orchard Trails comes furnished with a full-sized bed and mattress, nightstand, desk and chair, 2-drawer dresser and wardrobe. The common area is furnished with a sofa, armchair, side table, coffee table, entertainment center as well as a kitchen island with four stools. The unit is fully-appointed with energy-efficient stainless steel appliances, including refrigerator, range, microwave, dishwasher as well as an in-unit washer and dryer.
How do I receive mail and packages?
Your mail will be delivered to your apartment’s mailbox located on the Orchard Trails property, directly across from the Clubhouse. Any packages that are too large to fit inside of your designated mailbox or that require a signature will be delivered to the leasing office and received by office staff. Any packages received by staff are then logged into our system and placed in our secured package room. Residents are then notified that they have received a package and can come pick it up.
What do I need to bring to my new apartment?
We suggest that you bring:
- Bedding for a full-size bed
- Floor or bedside lamp, the bedrooms do not have overhead lighting
- Shower curtain
- Decorations to make your new apartment feel like home!
What kinds of events do you have at Orchard Trails?
Orchard Trails has in-person resident events such as pizza parties and resident cookouts. We also host online virtual events like gameshows and grocery bingo. Not only is there free food at our in-person events, but it’s also a great way to meet people and win fun prizes!
Are leases for families with children available?
Yes. The property’s policy is included here for family occupants with a child(ren) under the age of eighteen (18) who is domiciled with (i) at least one parent, legal guardian, or another person having legal custody of the child under the age of eighteen, or (ii) the designee of such parent or other person having such custody, with written permission of such parent or other person. For family households with children, all household members age eighteen (18) or older must: (A) complete an application, and (B) sign the lease as a Resident. For family households with children under the age of eighteen (18), at least two (2) people will be permitted to occupy a single bedroom. If a family household with children under the age of eighteen (18) requires additional occupancy per bedroom, additional occupants may be allowed on a case-by-case basis based on factors including, but not limited to, the size of the bedroom(s) and unit, age of the children, configuration of the unit, any physical limitations of the property, and local occupancy codes. If the child occupant reaches eighteen (18) years of age during the term of the lease, the lease will be allowed to complete its term, but renewal will only be offered in compliance with the occupancy policy as stated. Child occupants who are under twenty-four (24) months at the time the lease is signed will not be counted under the occupancy policy for purposes of maximum occupancy but will be counted for subsequent leases if they reach the age of twenty-four (24) months during the term of the lease. The Landlord has the right to lease any empty bedroom(s). Families should contact the office directly regarding the application for family households, as this process varies from individual leasing and the required forms are not all available electronically.
What if I don't have a guarantor?
No Guarantor? No Problem, Orchard Trails offers Leap as an option! Leap is a quick and easy process that fills in for a guarantor or parent co-signer. Leap's application is free online and takes around 5 minutes to complete. You will get a conditional decision within 30 minutes during normal business hours. Click here to apply or contact the office for more information.