Meet Property Manager Mary Kleven
If you have been a community member for any length of time, you no doubt know Mary Kleven. With 20 years of experience as business office manager, Mary takes charge as Property Manager. Mary has expanded her position to include budgeting and delivering on a plan for continuous facility improvement. She looks to supporting the needs of all community members with careful attention to maintaining a high level of shared responsibility.
Other News
Here's to you enjoying a comfortable, safe and smoke free community
This is your home and as a shared community we want to keep it comfortable for all. Your eyes will tell you when we've missed the details that may be small or big. Your actions big or small will help contribute to the well being of of all as we practice any of these ...
Press play to meet Bradley
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Trash has a place. If you see it, maybe you can might move it home.
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For many, the night brings on celebration ... others next door want rest.
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A safe place is also a neat place. Mold likes to grow in piled clothing.
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The secret smoker may not remain secret with your help - see Brad
See something? Hear something? Drop Brad and the team a note.
IMPORTANT: Lease Renewal
KEEPING YOUR COOKIE JAR READY FOR THE FIRST OF MONTH EARNS YOU STAYING POWER
LATE PAYMENT CHARGES AND PAYMENTS EXPLAINED ... AVOIDING BUDGET SURPRISE
Important ...
SmartSuites has set rent and utility on time payments as community member priority one. WHY?
The goal is to keep rent at a reasonable level while maintaining services. When members do not make funds available on time, SmartSuites cannot make debt payments to our financial sources and utility vendors. In addition, we also incur substantial time and computer systems collections expense. As, a result we both 1) schedule late charges and 2) and limit the the form of payment acceptable to:
1) ClearNow debiting your checking account ... cost $3 monthly
2) You paying by credit card our online connection - cost: $52 charge plus credit card processing fees.
3) You paying by personal check from your personal checking account - cost: $Nothing other than usual checking account fees.
You will want to take the steps that follow if you feel you cannot make upcoming monthly on time payment of rent and utilities. These suggested steps are:
1. Review your checking account mid month and well before first of next month. Will you have total funds available?
2. Contact staff a minimum of six business days before the first of the next month if you project defaulting on rent payments. Explain your situation in detail to staff. Late charges may remain, but you may be able to protect yourself from other actions.
3. Do not block your your ClearNow account. Allow staff to notify ClearNow. Doing this might avoid ClearNow dropping you as a member and thus trigger unplanned charges and eviction proceedings.
Necessary late charges are assigned as follows
Rents are paid through a secure and protected ACH process explained below. The full monthly lease amount is due on the first of each month. A secure computer system managed by ClearNow collects funds from tenant established checking accounts ... and makes a monthly total deposit to SmartSuites. No tenant data is released.
With a funding failure, the tenant is charged as follows:
1st Time Month late charge $52. ClearNow will assign a $15 fee to be paid for checking account failure.
2nd Time Month late charges plus posted possession of property notice (eviction start)
3rd Time - Failure and late charges repeat (eviction action)
Update on making payments outside of ClearNow checking account monthly debit
Monthly rents are paid through the secure and protected ACH process explained below. The full amount is due on the first of each month. A secure computer system managed by ClearNow collects all funds from checking accounts and ClearNow makes a monthly single deposit payment to SmartSuites. No tenant data is shared.
If you are forced to work outside of the ClearNow due date, only these two form of payment are accepted to bring an account up to date:
+ Credit card payment using our official portal. Ask for access.
+ Your personal checking account check made payable to SmartSuites ... (note your suite number) left in lobby drop box.
Building a better community ... quick standards summary
These guidelines highlight resident's responsibilities in creating a safe, comfortable, friendly community here. Please contact staff with any questions.
1. Maintenance & Cleanliness
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Residents are responsible for maintaining their unit in a clean, sanitary, and pest-free condition.
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Hallways, stairways, and exits must remain clear at all times.
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Any maintenance issues or property damage must be reported online or to administration promptly.
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No alterations or installations (including painting, ceiling fans, or locks) are permitted without prior written approval from management.
2. Common Areas
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Community spaces (such as laundry rooms) must be used responsibly and in accordance with posted guidelines.
Guests must be accompanied by a resident at all times while in shared areas.
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Trash and recycling must be disposed of only in designated containers, not left on grounds.
3. Service Animals
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All service animals must be registered with administration and have current vaccinations on file. Pets are not service animals.
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Service animals must be kept on a leash in all common areas.
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Owners are responsible for immediately cleaning up all waste, both indoors and outdoors.
4. Parking
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Residents must park only in assigned spaces and have registered their vehicle plate number with administration.
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Parking in fire lanes, driveways, or blocking other vehicles is strictly prohibited.
5. Safety & Security
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Secured entry doors must not be propped open.
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Lost entry codes or lockouts must be reported to administration immediately.
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Open flames (including candles, grills, or fire pits) are prohibited inside units and on balconies unless explicitly authorized.
6. Rent & Lease Compliance
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Rent must be paid on or before the due date specified in the lease agreement.
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Residents must comply with all lease terms, including guest limits and subleasing restrictions.
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Proper notice must be provided prior to moving out, as outlined in the lease agreement.
7. Smoking Policy
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Smoking is strictly prohibited anywhere on the property. A $200 charge is noted in the lease document.
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Repeated violations will result in a notice to the vacate.
8. Quiet Hours & Noise
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Quiet hours are enforced daily from 10:00 PM to 6:00 AM.
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Noise complaints should be reported to administration promptly.
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Repeated violations may result in lease enforcement actions, up to and including termination.
Defaulting on a lease requirement may prompt Administration to take corrective action ... 1) first with a verbal meeting, 2) A second default will prompt a written statement asking for timely correction, 3) ... an added third default will begin eviction steps.
We've paperless for rent and utility payments! Read on to learn more about ACH - Automated Clearing House
C O N T E N T S important to member tenants
ACH (Automated Clearing House) FACTS:
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We proudly partner with ClearNow, our ACH processor based in Durham, North Carolina. ClearNow offers exceptional and secure service to all our registered community members.
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Your rent is collected by ClearNow directly through debiting your checking account at the beginning of each month. ClearNow will assist you in setting up ClearNow access to your checking account.
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ClearNow assigns you a late charge of $15 if you fail to provide sufficient funds early in the month. SmartSuites assigns an additional $67 late charge for the first defaulting month. The second defaulting month retains the same late charge of $52 plus the $15 ClearNow charge.
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By using the ACH system you save high credit card fees, purchasing multiple money orders or obtaining cashiers checks.
- You will receive an email receipt monthly directly from ClearNow.
- SmartSuites never sees your bank account data.
- Cost is just $3 monthly, added to your rent amount.
- There is no alternative to ACH ClearNow payment (except for first time move in expense, fees and late charges). All members must maintain a bank checking account (not a savings account) and maintain good standing with ClearNow.
- If you wish to explore an online check like service, you might check out online banks offering ACH access checking accounts.
- Using a credit card for move in or late fee charges will incur an added credit card bank processing fee.
- ACH processing by ClearNow is much less expensive at a monthly cost of just $3.
- Using any other form of payment, apart from ClearNow amount due will create an exception charge of $30 to $52 per incident.
- YOU WILL NEED TO COMPLETE THE CLEARNOW PROCESSING FORM EMAILED TO YOU FROM CLEARNOW AFTER MAKING APPLICATION. YOU MUST THEN COMPLETE THE FORM AS SOON AS POSSIBLE. CLEARNOW REQUIRES 10+ DAYS LEAD TIME FOR SET UP. YOU MUST HAVE A BANK CHECKING ACCOUNT IN PLACE TO CONNECT WITH CLEARNOW.
Need help on uploading your bank account documentation for ClearNow?
Contact SmartSuites at info@smartsuites.us. Get set up soon and avoid credit card fees, money order and check inconvenience.
