Questions

Current vacancies are on our Find a Home page. You can also call our office at 541-269-5561 to ask about available properties, or stop by our office at 375 Park Ave, Suite 1, Coos Bay, to pick up a rental list. You can also find our listings on Craigslist, Facebook and Twitter.

Contact the sales department at 541-269-5561 or email kristin@grandmgmt.com to arrange an appointment. Appointments are scheduled between 8:00 AM and 5:00 PM, Monday through Friday, on a first-come basis.

Yes. We accept Section 8 Housing Choice Vouchers and other rent assistance, and when we look at income we count the value of your assistance. At a subsidized community whose apartments already come with rent assistance, program rules decide whether a voucher can also be used there, and the office can tell you. Contact the leasing department for details by emailing alesha@grandmgmt.com or calling 541-269-5561.

Select the property you want to rent. Complete the Application for Rental and pay the screening fee with exact cash, money order or cashier's check. Email, fax or drop off copies of your identification. Our How to apply page lists what we accept; a Social Security card is not required.

GMS processes all applications on a first come, first served basis. We process applications as quickly as possible. Typically applications are processed within 24 to 48 hours, depending on how long it takes to reach all your references.

Yes. Follow the same steps above. We recommend viewing the property before applying, but we do not require it. If you would like a friend to view the property on your behalf, we are happy to accommodate you.

You will still be required to pay the security deposit when your application is approved, whether you have viewed the property or not. Security deposits, once tendered to GMS, are not refunded unless the landlord defaults, or unless you reject the rental agreement because you discover material defects relating to the home's habitability; in either case we return the deposit within five business days.

Monthly household income should equal 2.5 times the stated monthly rent. Food stamps are included in calculating monthly income. With rent assistance, such as a Section 8 voucher, the 2.5 times applies to the part of the rent you pay yourself. If an applicant does not have a verifiable source of income, or the income level is too low, we may ask for one or all of the following: a qualified co-signer, an increased security deposit, or a qualified roommate.

A co-signer will be required. The co-signer must also submit an Application for Rental, the screening fee and photo ID.

Individual cases will be reviewed. For further questions email alesha@grandmgmt.com.

As a general rule, we are more lenient on medical bills and student loans. We are strictest on past due utility bills, credit cards, auto loans, mortgages and bounced checks. We do not count rent that came due from April 1, 2020, through February 28, 2022, whether it is unpaid, in a judgment or with a collection agency, or an eviction judgment on claims from that period.

GMS defines negative credit as:

• Any negative credit history, a credit rating below 580
• Bankruptcy reported open or closed within the last ten years
• Any repossession, voluntary or involuntary, or any civil judgment in the last 3 years
• More than three non-medical collection or past due accounts
• Foreclosure within the last seven years
• Unpaid utility bills

Typically GMS requires that a bankruptcy be closed and positive credit re-established. GMS may require or allow co-signers for anyone who has filed a bankruptcy.

The security deposit must be paid within 24 hours of approval for any property. This payment holds the property for up to seven days, after which the prorated rent must be paid in full at the lease signing.

GMS typically asks only for the prorated first month's rent and deposits before move-in, not last month's rent as well. Keys are handed over once all fees are paid or special arrangements have been made.

GMS accepts personal checks from established tenants, money orders, cashier's checks or cash. We also accept payments from your debit card or bank account through our online portal.

Talk to us before the due date. In most cases, subject to owner approval, we will work with you if you come in and sign a promissory note that sets a promise-to-pay date later in the month. If you do not tell us before your rent is past due, we will issue a 72-hour notice and follow the proper procedures. Contact your manager for details.

Most GMS leases require rent by 5 PM on the 5th day of the month. Most of our subsidized properties are due by 5 PM on the 10th. Even with an agreement to pay late, a late fee is charged. Most late fees are $50.00; subsidized properties charge $10.00. Check your lease agreement to see which fees apply to you.

Yes. GMS and cable or satellite companies require written permission before installation. Contact GMS and we will provide written permission to give to your installer. The best way to ask is to email silvia@grandmgmt.com. Silvia will ask the owner and send you a letter for the installer. Allow 24 to 48 hours. A satellite dish may never be attached to a building; in most cases we ask that the provider uses a tripod system or similar.

GMS will check out a key to you, to return at no cost, during normal business hours. If you lock yourself out after hours you will need to call a locksmith, as we do not have a lockout service.

GMS wants the property you rent to feel like your home. Your lease allows a guest for no longer than 14 days in a 45 day period, so within those limits feel free to have guests. We only ask that your guest not bring a pet if you live in a no-pet property. Contact your manager with any questions.

Modifications are not allowed without prior written approval from management. Sometimes owners allow you to paint a room, if they approve of the color and you have signed a lease. You will never know unless you ask, so put your request in writing and we will ask the owner and get back to you. A good place to start is silvia@grandmgmt.com or joe@grandmgmt.com.

Preserving the property you rent is one of our main priorities. If you notice something we have not addressed, or something damages the property, such as a storm, please tell us. We want the home safe and livable for you and protected for the owner. Email kristin@grandmgmt.com or joe@grandmgmt.com.

We prefer maintenance requests in writing. Fill out a maintenance request on our website, or come to the office to fill one out. We can also mail or email you a form. You can email our maintenance department directly at joe@grandmgmt.com.

You can also ask for an upgrade, like a ceiling fan or a screen door. Owners may provide these for long-term tenants in good standing. We value your tenancy and want to hear your suggestions: email kristin@grandmgmt.com or joe@grandmgmt.com.

Call 541-269-5561 and the automated line connects you to our on-call staff. It rings a real person's cell phone, so please save it for a true emergency. During a storm in the middle of the night, for example, a roofer cannot safely climb a roof in the dark. All other issues should be handled Monday to Friday, 8:00 AM to 5:00 PM.

GMS considers these after-hours emergencies:

• Severely leaking water heaters
• Sewage overflows
• No source of heat
• Exterior door locks that don't work
• Flood, fire or any situation that puts you or the property in immediate danger
• A necessary appliance that doesn't work, such as your refrigerator

In most cases your lease rolls over to a month-to-month tenancy. The most important thing to know: whether or not your lease has expired, you must still give a written 30-day notice. Please do not assume that GMS thinks you are moving out when your lease expires. GMS only recognizes 30-day notices in writing.

Write us a letter saying you intend to move, or we can send you a 30-day notice form. Give the date your tenancy will end; for a month-to-month tenancy it must be at least 30 days after we receive your notice. This is the one case where GMS does not prefer email, because we need an original signature to know it is really you. We are happy to email you the form, but please do not email the notice back. Mail it, drop it off, or use the night drop if we are closed. All 30-day notices take effect on the date GMS actually receives them.

GMS expects the property left in move-in condition. Our move-out instructions will help with cleaning; we mail them when we receive your 30-day notice. We can also meet you at the property for a pre-move-out inspection and answer any questions then. Forward your mail through usps.com or at your local post office.

Do not leave your keys in your home. GMS does not assume you are out because your notice names a move-out day; many people take an extra day. GMS only recognizes that you have vacated when your keys are returned to our office, or left in our drop box with a note if we are closed. Put the keys and a note with your name and forwarding address in a sealed envelope.

Please take your complaint to the manager of your property first, by calling, emailing or submitting a written complaint to the on-site office. If you feel your issue is not being properly addressed, you can email the owner at kristin@grandmgmt.com. Feel free to contact our office any time with concerns or questions.