What are you looking for in a tenant? Our rentals are urban core historic houses on blocks of owners. We seek responsible individuals with excellent credit*, the ability to pay the rent* and written and vocalized commitment to be good neighbors. Our tenants understand the enormous importance of curb appeal, safety and maintenance. For 22 years we’ve rented our properties. Most (but not all) of our tenants stay between 3 and 8 years. Our house is almost always the last rental before they buy.
How can apply? Rentapplication* also used by RE/MAX, Century21, Coldwell Banker, Berkshire Hathaway and Realtor.com. Well supported. An end to end. Simple and easy. You can complete it on your phone (see the Application page for more details).
Where can I find the public school catchment? Don't trust any site or any one but the school district. Call them. A kindergarten spot is NOT guaranteed for all catchment children. The application is not the same at all schools.
I'd like to rent a house with three friends. Phila Code states "no more than three unrelated adults may live in one unit without rooming house zoning." That zoning doesn't exist in our neighborhoods. Violating the zoning invalidates our licenses and everyone's insurance. We do not have rooming house licenses. (That license is rare in Philadelphia.)
Do you have a lot of turnover? Most tenants stay three or four years, leaving when buying.
Do you allow instruments? Our houses are historic row houses primarily on tiny blocks. You'd be surprised how loud a any instrument can be in the house next door or on the street. We do not allow any instruments to be played at the premises.
How do I pay the rent and first/last/security? Venmo!
Do you accept animals?One fur baby pet is potentially allowable. NO DOGS. EXOTICS (including birds), BUNNIES OR FARM ANIMALS. Animals which currently live with you only. Neither pet deposits nor pet rent are currently charged. We adhere to all animal laws, our insurance company's restrictions and use the Philadelphia Women's Humane Society* pet tenancy model. Even if visiting a pet must qualify, be an ADULT, house broken, spayed/neutered, trained, indoor and socialized standard domestic animal suited for urban living named in the lease. (We've had severe damage numerous times.)
How long are your leases? 12 months if the lease inception is May or June. If not it’s whenever the lease begins it will end in May/June. Most of our tenants renew their leases for at least three years. Month-to-month is not an option.
Will you negotiate rent or your policies? No. Please don't ask.
How does maintenance work? By Philadelphia Code tenants renting houses have more responsibilities than those renting apartments. The Code assigns house tenants snow and ice removal, testing all detectors monthly and maintaining the pest-free condition of the house. Every month our tenants also have a shortlist of tasks (which takes about 15 minutes) such as running a sanitizing cycle for the dishwasher and washer. We spend about an hour doing basic maintenance in each house: enzyme clean the drains (toothpaste and shaving cream clog pipes), cleaning faucet filters and shower heads, changing/cleaning HVAC filters---see STEVE below :-)---, cleaning/sharpening the garbage disposal, cleaning refrigerator vents and resetting the electrical panel. Twice a year the HVAC and roofs are professionally maintained. Twice a year the range filters, thermostat and CO2 detector batteries are changed and outside faucets seasonally adjusted, window channels cleaned, locks maintained and gardens trimmed, composted and mulched..
How do I care for the house? Easy. It’s all spelled out in a house manual, and we do onboarding. Cleaning is water for most things. After all you wouldn’t use dish detergent to clean your car! (It will strip off the wax coating and permanently damage the paint just like using vinegar on grouted tile or granite. It destroys the surface.)
Any unanswered questions? Just let us know.
*more about this on the Application page
Keeping it clean. It’s important to wipe the mini split filters twice a month. It just takes a few minutes.
Furniture that will fit
Furniture like the above (which is ours) will fit upstairs in any house, The sofa is IKEA Karlstad with contemporary legs from Amazon, it easily breaks down. Think flat pack, scale and size: AllModern (especially the Meyers sofa which dis/assembles in 5 minutes w/o tools), Ikea, West Elm, Urban Outfitters, Wayfair, Target, CB2, Burrow, and you might be amazed what you can find on Amazon!
Below are examples of furniture currently on 2nd and 3rd floors of a house with trinity stairs. Any furniture moving in or out of our houses must go through the front door and up the stairs. Removing windows, doors or hauling over a deck has been disastrous and is no longer permitted. (We even lost an entire deck!) A platform bed with a foam mattress like Tuft and Needle is great. A boxspring can always be a problem.
IKEA double platform bed on the 3rd floor of the Pennsport 1106 S Bodine
The Oster OGHS0793 is the perfect smell kitchen microwave. This one is in our tiny kitchen. 17.8” w x 13.7d and available at Target $64.99.
Thanks for reading the details! "Pinball is fun" is the keyword on the appointment form :-)
Lovely Rentals. PO Box 63558 Philadelphia, PA 19147 email@example.com