1. All mandatory fees (fees charge to all tenancies regardless of the tenants actions or conduct) and payment obligations charged to tenants will be clearly and conspicuously stated and disclosed as follows:

     a. Within each property listing description on the company website (www.rivpm.com)

     b. On 3rd party vacant property syndication sites, as permitted by those syndicators

     c. On page 2 of the Residential Lease Agreement.

2. All non-mandatory fees (fees which may be charged to tenancies based on the tenants action, inaction, or other conduct) shall be clearly and conspicuously stated and disclosed within the appropriate sections of the lease agreement in minimum 10 point and bold font.

Below is a list of fees which Riverside Property Management, Inc. may charge to tenants, a description of the fee, information on where and how the fee will be clearly and conspicuously disclosed to tenants during and after the leasing process, and who the fee is retained by (property manager or owner).

1. Rent:

As a third-party property management company and not owning the properties we manage, Riverside Property Management, Inc. does NOT retain the rent we receive from tenants. Rather those rents are collected on behalf of our property owners and per the terms of the tenant lease agreement. Net funds are then dispersed to the owner-clients per the terms outlined in our Property Management Agreement. Rents are paid out to owner-clients as soon as funds clear the bank of each month as part of our monthly trust accounting process.

Disclosure of rent amount:

  1. The applicable rent amount shall be clearly stated and disclosed in all direct online property advertising including rivpm.com and all online syndications as those syndication sites allow.

  2. This rent amount shall also be clearly stated and disclosed at the beginning of the rental application process and before the applicant has applied to rent a property.

  3. This rent amount shall be clearly stated on page 2 of the lease agreement.

Retention of Rent funds:

Tenant rent collected is paid out to third party owner-clients. Riverside Property Management, Inc. charges a percentage of that rent to the owner-client as part of our full-service property management offering.

2. Lease Administration and Technology Fee: 

Riverside Property Management, Inc. shall charge to all tenants a one-time Lease Administration and Technology fee of $150. The $150 shall be due at lease signing. 

The Fee is based in part on the internal costs incurred by Riverside Property Management, Inc. for lease administration, including without limitation document preparation (as scrivener), administration and supervision of the leasing and move-in process, access to technology (including the secure online tenant portal), and document storage for three years upon completion of your tenancy.

Disclosure of Lease Administration and Technology Fee:

  1. This Fee amount shall be clearly stated and disclosed in all online property advertising including rivpm.com and all online syndications as those syndication sites allow.   

  2. This Fee amount shall also be clearly stated and disclosed at the beginning of the rental application process and before the applicant has applied to rent a property. 

  3. This Fee shall be clearly stated and disclosed on page 2 of the Residential Lease Agreement.

Retention of Lease Administration and Technology Fee:

The Fee is retained by Riverside Property Management, Inc. as remuneration for operational expenses incurred in the leasing process and the day to day operation of the property and resident experience, as well as provision of certain technology, including the secure tenant online portal. This fee is disclosed to owner-clients in addendum 4 of the Residential Property Management Agreement.

3. Resident Benefit Package

Riverside Property Management, Inc. charges tenants a monthly Resident Benefit Package fee. The fee is $19.95 per month for properties with central AC and $14.95 per month for properties without central AC. This fee covers a range of valuable benefits, including:

  • Quarterly delivery of high-quality A/C and Heater filters: (For homes with central heat and/or air systems.) No more remembering when to change your filters or trips to the store! Regular filter changes improve healthy airflow and help reduce heating and AC costs.

  • Flexible rental payment options: Choose what works best for you – in-person, ACH, or check – with no additional charges.

  • Included tenant portal: Enjoy 24/7 access to our tenant portal to pay rent online, submit maintenance requests, and access electronic statements.

  • 24/7 maintenance hotline with live phone support: Reach a live person after hours for emergency maintenance concerns.

  • One-time returned payment fee forgiveness: We understand things happen. Riverside Property Management, Inc. will grant a one-time waiver of a returned ACH or check payment fee (a $25 value).

  • One-time late fee forgiveness: We know life gets busy. We will grant a one-time waiver for your late fee.

  • Free credit reporting for all rental payments: Benefit from positive credit reporting for all on-time rental payments (reported to Experian).

Disclosure of Resident Benefit Package:

  a. This Resident Benefit Package amount shall be clearly stated and disclosed in all online property advertising including rivpm.com and all online syndications as those syndication sites allow.   

  b. This Resident Benefit Package amount shall also be clearly stated and disclosed as item number 8 of the rental application process and before the applicant has applied to rent a property. 

  c. This Resident Benefit Package shall be clearly stated and disclosed on page 2 and page 36 of the Residential Lease Agreement. 

Retention of Resident Benefit Package Fee:

The Resident Benefit Package is designed to enhance the tenant experience and covers the costs associated with providing a range of services. Riverside Property Management, Inc. retains the Resident Benefit Package fee to offset these costs, which include, but are not limited to:  lease administration; property preparation; document preparation; leasing and move-in process management; quarterly filter delivery; daily property management operations; enhancing the resident experience; and providing technology, such as the secure online tenant portal.  This fee is disclosed to property owners in addendum #4 of the Residential Property Management Agreement.

1. Late Fee:

Any late fees charged to the tenant pursuant to the tenant's lease agreement shall be charged in compliance with California Civil Code Section 1671.  California law limits late fees to a reasonable amount, and generally considers 5% of the monthly rent to be reasonable.  However, Riverside Property Management, Inc. will assess late fees in accordance with applicable law and the specific terms of the lease agreement.

Disclosure of late fees:

This late fee amount shall be clearly stated and disclosed on page 4 of the Residential Lease Agreement.

Retention of Late Fee:

Any late fees collected are retained by Riverside Property Management, Inc. as renumeration for company expenses incurred in the collection and accounting process of rent due. This is disclosed to owner-clients in section 7D1ii of the Residential Property Management Agreement.

2. Other Non-mandatory Fees: 

The below listed fees may be charged to a tenant for the reasons stated below.

1. NSF returned check fee

As stated and disclosed in Section 9 of the Residential Lease Agreement:

  a. “You will pay a charge of $25.00 for each returned check.”

  b. If charged and collected, this fee is retained by Riverside Property Management, Inc. to offset bank charges and accounting expenses when processing NSF payments.

2. Pet Rent Fee

Retained by Registered Property Owner (RPO)

Although tenant security deposits are NOT a tenant fee, because it is money collected from a tenant to be held for potential damages or charges under the lease, such security deposit money is addressed below:

Tenant security deposits legally belong to the tenant and are NOT considered a fee paid from the tenant to the owner or to Riverside Property Management, Inc.

The amount of a tenant security deposit charged on a new move-in shall not exceed one month's rent.

All tenant security deposits shall be held by Riverside Property Management, Inc. in our security deposit trust account.

Disclosure of security deposit amounts:

  1. Security deposit amounts shall be clearly stated and disclosed in all online property advertising including rivpm.com and all online syndications as those syndication sites allow.   

  2. This security deposit amount shall be clearly stated on page 2 of the lease agreement.

Security Deposit Withholding:

It is the goal of Riverside Property Management, Inc. to return the full amount of a tenant’s security deposit at the conclusion of the tenancy, and ONLY withhold for items which are clearly and legally chargeable to the tenant and charged in good faith.

All tenants will be provided a move-in condition report at the time of move in and given 3 days to complete this report and note any items which are damaged or not properly functioning.

At the end of a tenancy, Riverside Property Management, Inc. will complete a security deposit disposition and return all allowable security deposit money to the tenant. This disposition process, including the inspection of the property after the tenant has moved out and the determination of what charges should be deducted from the tenant security deposit will be completed by the Property Manager assigned to the property. Generally speaking, the Property Manager will utilize key documentary support for withholdings, including without limitation: (i) the move in checklist completed by the tenant, if any, (ii) a move-out inspection survey, (iii) invoices, receipts, bids or estimates. Such documents will form the basis for security deposit withholdings.

Any retention of tenant security deposit funds shall be described and itemized on the tenant’s security deposit disposition statement and mailed to the tenant within 21 days of vacating a property, as stated in Section 1.5C of the Residential Lease Agreement.  

Tenants will NOT be charged for maintenance, repairs, cleaning, painting or other items related to ‘normal wear and tear’, as defined under Colorado statute. "Normal wear and tear" means deterioration that occurs, based upon the use for which a rental unit or mobile home space, is intended, without negligence, carelessness, accident, or abuse of the premises or equipment or chattels by the tenant or home owner or members of the tenant's or home owner's household or their invitees or guests.

Security Deposit Withholding Disputes:

Riverside Property Management, Inc. acknowledges that the determination of charges against a tenant’s security deposit may sometimes appear to be subjective based on things like the length of the tenancy, and given the before and after condition of the premises. Therefore, Riverside Property Management, Inc. will provide the tenant an opportunity to dispute any charges to their security deposit.  If a tenant disputes these charges, Riverside Property Management, Inc. will provide the tenant with a ‘security deposit dispute form’ to complete and return. All submitted dispute forms will be reviewed by Management and responded to by the Property Manager.