Move In/Move out

Move In/Move Out

Move In Guide

Security deposit & first month's rent

Your security deposit must be paid in the form of a CASHIER’S CHECK OR MONEY ORDER payable to Onyx Property Management and is due at the time the Lease is signed. 1st month’s rent is due at time of move in. Future rental payments may be paid online through your Resident Portal (preferred) or by personal check, cashier’s check or money order. 


Renter's insurance

Renter's Insurance is required on all of our properties at a minimum coverage of $100,000.

*Some properties differ on this coverage requirement.


Residents are required to provide us proof of insurance prior to move in. If none is provided from an outside carrier, residents will automatically be signed up for our Liability to Landlord Program which is $10.50 per month plus a $3.00 Administration fee. These charges will be reflected monthly on the Resident Portal. 


Rent payment

Rent is due and payable on the 1st of each month and charges will apply for late payments per your lease agreement. Our preferred method of payment is through our online portal. Click on the Resident Portal tab in the Tenants drop down menu. We also accept personal checks, cashier's checks and money orders. 


Bill payments

Please remember to always include your rental street address and unit on the face of the check for prompt & proper credit. Your bank can provide information on timing of automatic recurring payments, it is your responsibility to ensure they arrive by your rent due date.


Utilities

Utilities need to be put into the leaseholder name and account number provided to us prior to handing over possession of the property. Most units are responsible for gas and electric. Single family homes are responsible for water and sewer. Trash in the City of San Diego is covered by the city.


SDGE: (800) 411-7343

City of San Diego Water Dept.: (619) 515-3500

Sweetwater Water Authority: (619) 420-1413

Otay Water District: (619) 670-2222

City of Escondido: (760) 839-4682


Maintenance requests

Your property manager will be your main contact person for all issues that arise as long as you reside at the property. We request that all maintenance requests be presented in writing or submitted directly via the Resident Portal. 


Move Out Guide


Please take a moment to review these detailed instructions. Failure to comply with these instructions may result in deductions to your security deposit, and possibly additional charges in excess of that amount. Please contact our office with any questions.


Notice needs to be provided in writing to our office through your tenant portal or by email to assistantpm@onyxpropertymanager.com. Please include your full address, desired move out date and if everyone will be vacating the home. Once received, you will be provided with move out paperwork with move out instructions. If your lease is expiring soon or you’re on a month-to-month lease, you can provide notice at any time, but most leases do require 30 days advance notice before moving out. You’ll be responsible for rent during the period covered by the notice. You may request a pre-move out inspection prior to move out with your property manager. 


If your lease is not expiring soon and you wish to break your lease, please contact our office at 858-273-8800 and your property manager will explain your options.


When you submit your notice to vacate, you will need to provide the following:

  • Your intended move out date
  • Your forwarding address (for after you move)


On move out day, you will need to:

  • Make sure you have paid all outstanding balances on your account.
  • Stop any auto-payments you may have set up.
  • Cancel any utilities in your name.
  • Leave your home in the condition you received it (as verified by your original move-in inspection report), less any standard wear-and-tear.
  • Keys must be turned into our office unless prearranged with the property manager. You will be charged rent until you turn in your keys at our office. 



Close out final payments

You will be advised of any remaining rent due or prorates. If you have an auto-pay set up through your Resident Portal, please adjust the payment amount to the appropriate prorated rent provided before the processing date. Any overpayments will be refunded with your security deposit. If you have an auto-pay set up to process before the 1st of the month, and you are moving out on the last day of the month, you will also need to log into your portal and cancel the auto-pay before it is processed. 


Transferring utilities

As per your lease agreement, the resident is responsible for the utilities until the lease ends. Please contact your utility providers to do a final meter reading as of your last day of tenancy and make sure when you vacate that all outstanding balances are paid in full. Please leave all utilities in your name through the end of your lease term, regardless of whether you move out sooner. The cancellation date should be the last day of your lease term unless you receive approval from us to cancel earlier. Power should be transferred out of your name, not disconnected.


Potential damage charges

General cleaning, carpet cleaning, and touch-up painting are common deductions from your security deposit. Damages to walls, blinds, screens, appliances or fixtures are examples of deductions that may also occur. 


Please do not fill small holes in your walls with spackle or try to touch up the paint. Often this makes the situation worse and requires us to fully repaint the walls (at resident's expense). If walls need to be painted or touched up and holes filled in, we will do so upon move out and charge you for the cost.


Cleaning checklist

Careful attention and meticulous cleaning of the following items will ensure the prompt return of your deposit. Cleaning can be tiresome. Please consider hiring a professional cleaner if you feel that you will not have the energy or time to properly clean the property. Dirt is not considered ordinary wear and tear under any circumstances.


Carpet

All carpet must be professionally cleaned and stains treated, with receipt given to us before the last day of the lease term (no Rug Doctor/self-cleaning is allowed). If you have a pet on the property, you are required to have the carpets treated for pet stains and odors regardless of the carpet condition. In addition, the home must be professionally treated for fleas by a pest control company. This is important and if it is not done, we will have to resend a professional which will be billed out of your security deposit return.


General items

  • Replace all burned out light bulbs and batteries on smoke/CO detectors (This will avoid a labor and bulb/battery charge).
  • Repair damage caused to the property (e.g. torn screens, broken windows, clogged drains, etc.).
  • Absolutely no garbage is to be left at the property. Do not leave a trash can full, or trash stacked on the curb. Make arrangements to have trash picked up before you discontinue service. If you don’t, we will have to send a hauling company to remove it at your expense.
  • Remove all personal items from the property.
  • Remove all marks from walls.
  • Dust all blinds/window coverings/ceiling fans.
  • Dust all window sills/tracks, baseboards, light fixtures, and fans.
  • Clean all floors including under all appliances.
  • Clean fireplace debris.
  • Remove cobwebs from ceiling, windows, corners, behind doors and on chandeliers/light fixtures.


Kitchen

  • Wipe down walls, backsplashes, and cabinetry.
  • Sweep and mop floor.
  • Clean sink and drain.
  • Clean outside and inside of the oven (replace drip pans if needed).
  • Clean stovetop, control panel, and dials.
  • Clean microwave inside and out.
  • Clean outside of the dishwasher.
  • Wash all countertops.
  • Clean outside and inside of refrigerator including freezer and top.
  • Remove all refrigerator/freezer racks, shelves, and drawers, and thoroughly clean all surfaces, then replace racks.
  • Clean all cupboards and drawers inside and out.
  • Wash stove hood, remove and wash filter and clean light.


Bathrooms

  • Clean bathtub and/or shower including fixtures.
  • Clean sink and faucet fixtures.
  • Clean all tile and grout.
  • Mirrors, medicine chest, cabinets, drawers should be cleaned and all items removed.
  • Clean and sanitize the toilet.
  • Wash or mop floor.


Bedrooms

  • Remove all items including hangers.
  • Vacuum carpets, including edges or mop.
  • Clean windows, sills/tracks, and blinds or window coverings.


Garage

  • Remove all personal items.
  • Sweep floor.
  • Remove any auto fluid stains with appropriate cleaner.


Yard

  • Weed appropriate planting areas and remove dead leaves and debris.
  • Mow lawn and edge.
  • Trim hedges and shrubs.
  • Sweep walks, decks and patios.
  • Remove all pet waste and repair related damage.
  • Remove all personal items from sheds/outbuildings, if applicable.


Pre-Inspection

You have the right to a pre-inspection upon your request. If you schedule a pre-inspection, please have your copy of the original Move In/Move Out Itemized Inspection form provided to you at move in.


Clean and rent-ready

The premises should be clean and in “rent ready” condition for the new resident, with the only discrepancies being those which are stated on your original Move In/Move Out Itemized Statement. If a Move In/Move Out Itemized Statement was not used, the apartment will be considered as received in clean “rent ready” condition when you first took possession of the premises.


Keys and forwarding address

All house keys, mail box keys, garage remotes, parking passes, entry fobs, etc, to the property, need to be dropped off at the office before 5:00 PM on the last day of your lease term and before 3:00 PM if it falls on a Friday. If your lease date ends on a weekend, you may drop them off first thing Monday morning. Returning keys constitutes vacating the property and allows us to begin processing your security deposit. If you fail to return your keys you still have possession and will be charged a daily rental rate until keys are turned in. If you surrender keys and leave the home early, you are still obligated to pay rent through the end of the lease and/or period covered by the notice to vacate. Please provide your forwarding address with your move out paperwork.


Security deposit disposition

After termination of the lease agreement, your manager will do a thorough inspection of your property. Security deposit dispositions will not be determined and the unit is not considered vacant until all keys are returned to our office and all of your possessions are removed from the premises. The amount you receive back depends on how well you take care of the unit and the final condition upon vacating. Please review and complete the terms referenced in the Tenant Move Out Checklist provided to you in your move out packet. A check and an itemized statement notifying you of any charges deducted from the deposit will be mailed out to the forwarding address provided within 21 days from when you vacate the property and the lease is terminated. Security deposit return will be made out to all leaseholders on an individual check unless confirmed in writing by all leaseholders otherwise.


Charges to a resident will vary, but may include:


  • Unpaid rent, late fees, HOA related charges
  • Cleaning
  • Carpet cleaning 
  • Carpet Replacement
  • Trash hauling 
  • Landscaping 
  • Painting 
  • Wall repair 
  • Repair and maintenance 


*Note that this list is not comprehensive, and you may be charged for other items. *

Showing My Property Prior to Move Out

In general, we do not show properties while a resident is still living in the home. There may be exceptional cases where the property owner would like to show the property while the resident is still living there. If this is the case, we will contact you to discuss the situation prior to moving forward. Please note that Onyx reserves the right to place a lockbox and a sign outside of the property prior to the expiration of the lease.


Final departure

We will expect keys no later than the move out date by 5:00 PM on the last day or your lease term and before 3:00 PM if it falls on a Friday. If your lease date ends on a weekend, you may drop them off first thing Monday morning. Any days held over after the stated move out date will be charged a daily rate based on your current monthly rent using a 30 Day month proration. Your security deposit is not to be used for rent payment per the terms of your lease.

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