Tenant Handbook

For over 40 years, our family has been dedicated to providing quality, quiet, and well-maintained homes in Bloomington. We want your experience living here to be as comfortable and seamless as possible.

This handbook is designed to be your quick-reference guide for everything related to your home. From setting up your utilities to helping you utilize maintenance requests quickly and efficiently, we hope this information helps you get settled in quickly.

If you ever have a question that isn't answered here, please don't hesitate to reach out. Lisa and our maintenance team are just a phone call or email away. Settle in, get comfortable, and enjoy your new space.

Sincerely,

Bryan Rental Inc.

Welcome to your new home! To ensure your transition is as smooth as possible, please review the following procedures for scheduling your arrival and collecting your keys.

1. Scheduling Your Move-In

We begin scheduling move-in appointments on August 1st. Please contact Lisa or our office via email or phone as soon as possible after this date to secure your preferred time slot.

• One Week Notice: Per your lease agreement, you must contact our office at least one week in advance to schedule your specific move-in time.
• Availability: Appointments are scheduled on a first-come, first-served basis.
• Coordination: We know moving can be chaotic. If you are moving in with a group or roommates, please designate one contact person to coordinate with us. When you reach out to schedule, please provide:
  1. The contact person's name.
  2. A valid cell phone number for move-in day communication.

2. Key Collection

Your entire group does not need to be present at the time of the appointment.

• Designated Receiver: The contact person you identified will be responsible for meeting our agent and accepting the keys for the entire unit/house.
• Distribution: Once the keys are handed over, it is the responsibility of your group to distribute them among yourselves.

3. Utility Setup

Electricity and water should be active in your name prior to your move-in date.

• Pro-Tip: We recommend calling utility providers at least 2 weeks in advance, as their schedules fill up quickly during the August moving rush.
• Avoid Delays: We cannot release keys to a property without confirmation that utilities have been transferred.
• (See the "Utility Setup & Contacts" section for a list of local providers.)

4. Fill Out Forms

To help us prepare for your arrival, please take a moment to download and fill out the forms below. These documents are a necessary step in securing your new home with us. Once you have completed and signed them, please forward the files to Lisa. We are here to help, so feel free to reach out if you have any questions!

Making your house a home starts with the essentials. To ensure you have power and water the moment you walk through the door, services must be transferred into your name effective as of your lease start date.

1. When to Call

Please contact the providers below at least two weeks prior to your move-in date. August is the busiest month for utilities in Bloomington, and wait times can be long.

2. Essential Services

These services are mandatory for all tenants. Please note that in Bloomington, sanitation (trash) is often included on your water bill within city limits.

Electricity

• Provider: Duke Energy
• Phone: (800) 521-2232
• Website: duke-energy.com
• Note: Required for all units.

Gas

• Provider: CenterPoint Energy
• Phone: (800) 227-1376
• Website: centerpointenergy.com
• Note: Required for homes with gas heat/stoves.

Water & Sanitation

• Provider: City of Bloomington Utilities (CBU)
• Phone: (812) 349-3930
• Website: bloomington.in.gov/utilities
• Note: Ask to start service on your lease start date.

3. Internet & Cable (Optional)

Bloomington is served by several major providers. We recommend checking which providers service your specific address before signing a contract, as fiber optic availability varies by neighborhood.

• Xfinity (Comcast): (800) 934-6489
• AT&T Fiber: (800) 288-2020
• Smithville (Local Fiber): (812) 876-2211

4. Helpful Local Contacts

Keep these numbers handy for city services and non-emergency situations.

• Bloomington Parking Enforcement: (812) 349-3436
• Animal Control: (812) 349-3492
• Police (Non-Emergency): (812) 339-4477
• Fire (Non-Emergency): (812) 332-9763

Rent is due on the 1st day of each month. To accommodate different preferences, we accept several methods of payment.

1. Online Payments (Zelle)

We recommend Zelle for the fastest and most secure payment experience. You can send rent directly from your banking app. Please contact Lisa for more information.

2. Mail or In-Person

You may mail checks or drop them off at our office.

• Make Payable To: Bryan Rental, Inc.
• Mailing/Office Address: 1440 S. Liberty Drive, Bloomington, IN 47403
• Office Hours: Monday – Friday, 8:00 AM – 5:00 PM.
• Note: Please ensure your rental address is written clearly on the check.

3. Late Policy & Fees

It is important to understand that rent is considered "paid" only when the full balance is received.

• The Due Date: Rent is due on the 1st.
• Late Fees: If rent is not received by the date specified in your lease, a daily late fee (per person) may be charged until the account is paid in full.
• Returned Checks: Any check returned for insufficient funds may result in a $25.00 service charge and will be treated as late rent.

4. Avoid Unnecessary Fines: Utilities

Do not disconnect your utilities early!

• Utilities must remain active in your name through the very last day of your lease liability.
• The Fine: If utilities revert to our name before your lease ends, you may be charged the bill cost plus a $50 administrative fee.

Whether you drive, ride the bus, or bike, getting around Bloomington is part of your daily routine. Please review the following guidelines to ensure you avoid tickets, towing, or fines.

1. Residential Parking Rules

Most of our properties offer off-street parking for residents. However, space is often limited, so please be mindful of your neighbors.

• Designated Areas Only: Vehicles must be parked on paved driveways or in designated locations.
• Strict "No Lawn" Policy: Parking on grass, lawns, or dirt patches is strictly prohibited by both Bryan Rental and City of Bloomington ordinances.
  • Why? It damages the landscaping and can result in significant fines from the city, which will be passed on to the tenant.
• Do Not Block: Never park across sidewalks or block access to dumpsters. Vehicles blocking these areas are subject to immediate towing at the owner's expense.
• Car Maintenance: Washing cars on the premises is prohibited.

2. Bicycles & Personal Items

We know that conveniently being able to store personal items is important to many people, but we do have some rules regarding this matter.

• Keep it Clear: Please do not leave personal items, trash, or furniture in hallways, porches, lawns, or on sidewalks.
• Bike Storage: Bicycles may not be stored in hallways or on porches. Please utilize designated bike racks or store them inside your unit (if space permits).

3. City Street Parking (Neighborhood Permits)

Many of our homes are located in Neighborhood Parking Zones. If you or your guests plan to park on the street, you likely need a permit.

• Check the Signs: If your street has a sign indicating a "Zone" (e.g., Zone 1, Zone 4), you must have a valid permit during enforcement hours (typically Mon-Friday, 8am–5pm).
• How to Apply: You can purchase residential permits and visitor passes directly through the City of Bloomington. You will need a copy of your lease as proof of residence.
• Website: bloomington.in.gov/parking

4. Public Transit

Bloomington has an excellent transit system that connects our neighborhoods to the Indiana University campus and downtown.

• Bloomington Transit: The primary city bus system.
  • Phone: (812) 336-7433
  • Track Your Bus: bloomingtontransit.etaspot.net
• IU Campus Bus: Free service for students moving around campus.
  • Phone: (812) 855-8384

5. IU Campus Parking

If you are driving to campus, be aware that IU Parking Operations is separate from the city.

• Enforcement: IU parking is strictly enforced. Do not park in "A" or "C" lots without the specific decal.
• Contact IU Parking Operations: (812) 855-9848

Bloomington has strict zoning laws regarding who can live in a rental property. To protect yourself from potential fines and eviction, it is critical that you understand and abide by the occupancy limit for your specific unit.

1. The Rental Permit

Every rental property in the City of Bloomington is issued a specialized Rental Occupancy Permit by the Housing and Neighborhood Development (HAND) department. This permit is posted inside your unit and explicitly states the maximum number of people allowed to reside there.

2. "Unrelated Persons" vs. "Single Family"

Occupancy limits are determined by zoning. The limit refers to the maximum number of unrelated adults or a single family (as defined by city code) that can reside there.

• Important: Just because a unit has 4 bedrooms does not automatically mean 4 unrelated people can live there. Always check your specific lease.

3. Guest Policies

We want you to enjoy your home with friends, but you are responsible for maintaining a peaceful environment.

• Long-Term Guests: Long-term guests who are not on the lease can accidentally push you over the occupancy limit.
• Liability: You are jointly and severally liable for the actions of your guests. If your guest breaks something or disturbs a neighbor, you are responsible for the damages and lease violations.
• Disturbances: You must limit the number of guests to a reasonable amount and refrain from acts that unreasonably disturb your neighbors.

4. How Occupancy is Verified

City inspectors and property managers verify occupancy to ensure safety and zoning compliance. Common indicators of over-occupancy include:

• Number of Beds: Having more beds set up in the unit than the allowed occupancy.
• Vehicles: An excessive number of cars parked regularly at the property.
• Mail: Names listed on the mailbox that do not match the lease holders.

5. Compliance & Penalties

If there is a discrepancy between the legal limit and the number of people living in the unit:

• Fines: The city may issue significant fines. Tenants are responsible for paying any fines or penalties resulting from over-occupancy.
• Eviction: The landlord is authorized to remove any unauthorized persons immediately upon discovery. Failure to comply is a breach of lease and grounds for eviction.

6. Additional Resources

For more information on local renting laws, please visit:

• Bloomington Housing and Neighborhood Development (HAND)
• Tenants' and Owners' Rights and Responsibilities

Strict "No Pets" Policy To maintain the quality, cleanliness, and allergen-free environment of our residential properties, Bryan Rental enforces a strict No Pets Policy across our portfolio.

1. Zero Tolerance

• No Animals Allowed: This includes dogs, cats, birds, rabbits, reptiles, or any other animal, regardless of size or training.
• No "Visiting" Pets: Tenants are strictly prohibited from "pet-sitting" or allowing guests to bring pets onto the premises, even for a short visit. The lease explicitly forbids pets on the premises at any time by Lessee or their guests.

2. Violation Consequences

We take this policy seriously to protect our property owners and future tenants.

• The Fine: If a pet is found on the premises (belonging to you or a guest), you will be charged a fine of $100.00.
• Immediate Removal: The pet must be evicted immediately upon discovery.
• Cleaning & Restoration: In addition to the fine, you will be financially responsible for professional carpet cleaning, flea treatments, and any other repairs needed to restore the unit to its original condition.
• Lease Termination: Continued violation of this policy constitutes a breach of lease and is grounds for eviction of the tenant.

We pride ourselves on maintaining high-quality homes. Please read this section carefully to understand how to report issues and what constitutes an emergency. For most maintenance requests, please reach out to us between 8:00 AM and 5:00 PM, Monday through Friday unless you have an emergency. Emails requests will be looked into starting the following work day.

1. Immediate Danger

• Medical, Fire, or Criminal Emergency: Call 911 immediately.
• Gas Leak: If you smell gas or suspect a leak, exit the unit immediately and contact CenterPoint Energy at (800) 227-1376. Do not turn light switches on or off.

2. Defining an "Emergency"

Emergency maintenance requests are issues that threaten the safety of the residents or the structural integrity of the property. These include:

• Total loss of heat or air conditioning (especially during extreme temperatures).
• Burst plumbing, flowing water that cannot be stopped, or sewer back-up.
• Major water leaks from roofs or ceilings (e.g., during heavy rain).
• Total loss of electrical power (isolated to your unit only).
• Security breaches (e.g., broken exterior locks, broken window glass, loss of exterior security lighting).

3. Troubleshooting (Check Before You Call)

To avoid unnecessary service charges, please check the following before contacting emergency maintenance:

1. Power Loss: Check your circuit breaker box for tripped breakers. Reset them if necessary.
2. Area Outages: Contact Duke Energy (1-800-521-2232) or CenterPoint (1-800-227-1376) to see if there is a neighborhood outage.
3. Account Status: Verify that your utility bills are paid. Bryan Rental is not responsible for service disconnects due to unpaid bills.

4. Important Prevention Rules

• Cables & Internet: Do not install new phone, TV, or internet jacks/cables without express written consent. Unauthorized installation will result in a minimum damage charge of $100.00.
• Windows & AC: When using air conditioning, all windows and doors must be closed. You are responsible for any water/weather damage to furnishings caused by leaving windows open.

5. How to Request Service

For Routine Maintenance (Dripping taps, slow drains, appliance questions):

• Report Immediately: Please report leaks (faucets/toilets) immediately, as unreported leaks can drastically increase your water bill.
• Contact: Email maintenance at maintenance@bryanrental.com, Lisa at ljkamen@gmail.com, or call the office during business hours.
• Details: Be specific about the issue and include photos if possible.

For Emergency Maintenance (See definition above):

• During Office Hours: Call the Office at (812) 334-1936.
• Direct Line: Call Lisa at (812) 345-1005.
• Please state your full name, property address, phone number, and the nature of the emergency clearly.

Help us keep your appliances running smoothly. While appliance models vary from unit to unit, these general best practices will help you get the best performance and avoid common maintenance issues.

1. Garbage Disposal 101

The garbage disposal is for small food scraps only—it is not a trash can.

Best Practices:

• Cold Water Only: Always run cold water before, during, and for 15 seconds after grinding. Cold water hardens grease so it can be ground up; hot water melts it, causing clogs later.
• What to Avoid: Never put grease, oil, eggshells, coffee grounds, rice, pasta, or fibrous vegetables (like celery or corn husks) down the drain.

Troubleshooting (Try this before calling!) If your disposal stops working, it likely just needs a reset.

Problem: The disposal hums but won't grind.

• Likely Cause: The unit is jammed.
• Solution:
  1. Turn the unit OFF.
  2. Insert the self-service wrench (Allen wrench) into the hole at the very bottom center of the disposal under the sink.
  3. Twist back and forth to unjam the blades.

Problem: It makes no noise and won't start.

• Likely Cause: The overload protector has tripped.
• Solution:
  1. Turn the unit OFF.
  2. Look for the small RED BUTTON on the bottom of the disposal unit.
  3. Press the button to reset it.
  4. Try turning it on again.

Problem: It is making a loud, unusual noise.

• Likely Cause: There is a foreign object (like a utensil or bottle cap) in the chamber.
• Solution:
  1. Turn the unit OFF.
  2. Use a flashlight to look inside.
  3. Use long-handled pliers to remove the object. Never put your hands inside the disposal.

Watch Video: How to Fix a Disposal

2. Dishwasher Care

Load it right to ensure dishes actually get clean.

• Prep: Scrape off large chunks of food into the trash. You generally do not need to pre-rinse, as modern detergents work best when they have something to latch onto.
• Loading:
  • Top Rack: Cups, glasses, and plastics (to prevent melting). Place glasses securely on prongs to prevent breakage.
  • Bottom Rack: Plates, bowls, and pots. Face dirty surfaces inward toward the sprayer arm.
  • Silverware: Place handles down (except for sharp knives—handles up!).
• Detergent: Fill the main cup with detergent. If your dishes are coming out wet, ensure you have filled the Rinse Aid dispenser (e.g., Jet-Dry).
• Efficiency: Air drying saves energy, but a heat-dry cycle will prevent water spots.

Watch Video: Loading a Dishwasher

3. Washing Machine

Prevent leaks and damage to your clothes.

• Don't Overload: Clothes need room to tumble. If you pack them in too tight, they won't get clean, and the machine may become unbalanced.
• Detergent: Check your machine! If it says "HE" (High Efficiency), you must use HE detergent. Using too much soap or the wrong kind leads to buildup and leaks.
• Sorting:
  • Separate Lights (whites, pale colors) from Darks (jeans, black shirts) to prevent dye transfer.
  • Check tags for "Dry Clean Only" items.
• Temperature:
  • Hot: Bedding, towels, and whites.
  • Cold/Warm: Everyday clothes (saves energy and prevents shrinking).

Watch Video: Washer Basics

4. Clothes Dryer

Prevent fires and ensure efficiency.

• The Golden Rule: You MUST clean the lint filter before every single load. A clogged filter is a major fire hazard and prevents your clothes from drying.
• Stains: Inspect clothes before drying. Heat sets stains permanently—if it didn't come out in the wash, treat it again before drying.
• Settings:
  • Regular/Cotton: For towels, jeans, and heavy fabrics.
  • Permanent Press: For synthetic fabrics (helps prevent wrinkles).
• Finish: Remove clothes immediately when the cycle ends to reduce ironing.

Watch Video: Cleaning the Lint Trap

A few simple habits can prevent messy backups and expensive water damage. Please follow these guidelines to keep your drains flowing freely and to protect the property during cold Indiana winters.

1. The "Flushable" Myth

The #1 cause of plumbing backups in our units is "flushable" wipes.

• The Rule: The only things that should ever be flushed are human waste and toilet paper.
• Never Flush:
  • "Flushable" wipes (they do not dissolve like toilet paper).
  • Paper towels or tissues.
  • Feminine hygiene products.
  • Cotton balls or Q-tips.
• The Cost: If a plumber determines a clog was caused by these items, the tenant will be charged for the service call and all labor and material costs.

2. Battling Clogs

We highly recommend that every household purchase a toilet plunger and a sink plunger (they are different shapes!) to keep on hand.

• Report Immediately: You must report any water leaks (dripping faucets or running toilets) to the Lessor immediately.
• Why? Unreported leaks can drastically increase the water/sewer bill. If you fail to report them, you may be held responsible for the increased utility costs.
• Chemicals: Do not use harsh chemicals like Drano without asking us first, as they can damage older pipes.

3. Preventing Frozen Pipes (Winter Alert)

During the winter months, especially when temperatures drop below 20°F, pipes in exterior walls can freeze and burst.

• Heat: Never turn your heat off completely, even if you leave for winter break. Keep the thermostat set to at least 50°F.
• Drip: On extremely cold nights, leave one faucet dripping slowly (lukewarm water) to keep water moving in the pipes.
• Open: Open cabinet doors under kitchen and bathroom sinks to allows warm air to circulate around the pipes.
• Utilities: Do not terminate utilities (electric, water, gas) until your lease fully expires, even if you move out early.

We want you to feel at home, but we must protect the walls for future tenants. To maintain our properties efficiently and keep costs low, strictly prohibiting alterations to the unit is necessary.

1. The "No Nails" Policy

• Strict Prohibition: You may not use nails, tape, putty, sticky tack, or adhesive strips on the walls.
• Hooks Provided: Permanent hooks have been provided by the Lessor on the walls for your convenience. Please utilize these existing hooks for hanging items.
• The Cost: If you use nails or adhesives, you agree to pay for the cost of having the room repainted or re-papered.

2. Doors & Woodwork

• Doors: Do not put tape, stickers, or signs on any doors (inside or outside).
  • The Fine: Violating this rule will result in a minimum damage charge of $25.00.
• Woodwork: Under no circumstances should paint be applied to wood trim, cabinets, or floors. Damage to paneled walls will require the installation of new paneling at the tenant's expense.

3. Painting Policy

Tenants are strictly prohibited from painting walls, ceilings, trim, or woodwork.

• The Reason: All units are painted with a specific professional formula to allow for quick touch-ups.
• The Consequence: If you paint a room, even if you think it looks good or try to paint it back, we are often forced to prime and repaint the entire room to fix the color mismatch. You will be billed for the full cost of labor and materials.

4. Fixtures & Alterations

• No Alterations: You may not make any alterations, additions, or improvements to the premises (such as installing TV mounts or changing light fixtures) without express written consent.
• Original Condition: The unit must be returned in the exact condition it was received, minus ordinary wear and tear.

We hope you enjoyed your stay with Bryan Rental. To ensure the full return of your security deposit and a smooth departure, please follow this detailed checklist.

1. Preparation (30 Days Out)

• Forwarding Address: We cannot mail your Security Deposit Return (SDR) without a destination. You must provide your forwarding address IN WRITING via email to ljkamen@gmail.com.
  • Note: If we do not receive an address, your deposit check will be held at our office until you contact us.

2. Utilities (Do Not Disconnect Early)

• Keep Active: Utilities (electric, water, gas) must remain on and in your name until the very last day of your lease liability.
• The Fine: If you disconnect utilities early, you will be charged the cost of the bill plus a $50 administrative fee.

3. The Cleaning Checklist

Per your lease agreement, the premises must be returned in the same clean condition as when you moved in. Failure to do so will result in cleaning fees being deducted from your deposit.

Kitchen

• Stove & Oven: Clean the stove, oven, broiler pan, exhaust fan, and the pans/rims under the stove coils. Wash off any residue left by oven cleaners.
• Refrigerator: Wash thoroughly inside and out. Turn it off/unplug it and leave the doors open.
• Cabinets: Clear out all items and wash cabinets thoroughly inside and out.
• Disposal: Ensure it is free of food debris (bones, shells, etc.).

Floors, Walls & Windows

• Floors: Wash all hard floors (do not wax).
• Carpets: All carpets and rugs must be shampooed. If they are not clean after shampooing, please contact the Lessor.
• Walls & Woodwork: Wash all woodwork, especially around light switches, doorways, windows, and cooking areas.
• Windows: Wash the insides of all windows.

Bathroom

• Scrub the toilet, sink, bathtub, and shower doors/curtains. Wash the bathroom walls.

4. Final Steps

• Remove All Items: Remove all personal belongings, furniture, food, and trash from the interior and exterior (porch/lawn). If you leave furniture behind, you will be charged a disposal fee.
• Light Bulbs: Ensure there are working light bulbs in all lamps and fixtures. You will be charged for any missing or burnt-out bulbs.

5. Key Return

• The Rule: You remain in possession of the unit (and liable for rent) until the keys are returned.
• Procedure: All door and mailbox keys must be returned to the Bryan Rental office.
• Possession: The Lessor will refund the deposit only after the Lessee has surrendered possession and delivered the keys.

6. Security Deposit Return (SDR)

• Timeline: Per Indiana Law, your Security Deposit Return (SDR) will be processed and mailed within 45 days after your lease expiration.
• Deductions: Any unpaid rent, late fees, cleaning costs, or damage repairs (beyond normal wear and tear) will be deducted from this amount.