Do you charge an application fee?
No — there is no application fee to apply.

How do applications work for roommates?
All applications are individual. Each tenant applies on their own.

How long are your leases?
Lease lengths vary by unit. Most of our leases begin in August, and have options for 10-12 months.

When does the lease cycle start?
Most leases begin in August, in line with the academic year.

How can I pay rent?
Rent can be paid conveniently online through our tenant portal. We accept ACH bank transfers, debit, and credit payments.

Are utilities included?
It depends on the unit — some include certain utilities, others are tenant-paid. We'll go over exactly what's included for any specific unit.

Who handles maintenance?
We have an in-house maintenance team; repairs are handled directly by us, not outside contractors.

How quickly are maintenance issues addressed?
Routine requests are typically handled within 24 hours. For emergencies, we respond as soon as possible, always within 4 hours.

What counts as an emergency?
Emergencies include serious issues like major water leaks or loss of heat. Routine items include things like trash, snow removal, and lawn care.

Do you allow pets?
We do not allow pets at this time.

What is your smoking policy?
Our units are non-smoking.

Is subletting allowed?
Yes, subletting is permitted.

Are there quiet hours?
Yes — quiet hours are 10:00 PM to 7:30 AM, in accordance with Ithaca City noise ordinances.

How do I schedule a tour?
Tours are by appointment. The easiest way to reach us is by text at 607-227-2536. We're available Monday–Friday, 8 AM–4 PM.

What's the best way to get in touch?
Text is the fastest way to reach us. Send us a message with the unit you're interested in, and we'll get back to you.

What's the move-out process?
When moving out, we ask that you close all windows, clean the unit, remove all belongings, unplug the refrigerator, and leave the unit door open. Security deposits will be returned promptly after unit inspection.