Applicant & Tenant FAQ

If the property is listed on our website, it’s still available. We promptly remove our listings once the property is rented.  It can take a few days for it to be removed from the syndicated sites, so it is always better to check our site directly.

We show our homes daily.  We are available 7 days a week.  Please see our office hours at the bottom of the page.  We do in-person showings so that we can answer all your questions on the spot. 

We highly encourage you to view the rental home, or if you are not able to view it personally, have someone see it for you.  We want to make sure that it meets your needs and expectations.  However, if it is impossible for you to personally inspect the home, you may still apply.  If your application is approved, you will be required to sign a lease and submit a deposit to secure the home.  Should you change your mind, you are still responsible for paying the rent under the lease terms until we can rent the home to another party.

The Highlands, Sierra Vista, and  Beatrice Snodgrass Apartments plus the Sierra Verde Cottages are adjoining properties.  However, each is a distinct community with unique signage. One rental office serves all the communities.  Access to the Highlands Apartment common areas and pools is made available to residents of all four communities.  You can view a site map here.

At least one person who will be living in the unit must be 55 years of age or older. That person will be known as the “qualifying senior.” Secondary residents (those who will live with the qualifying senior) must be Qualified Permanent Residents as defined by Civil Code Section 51.3  You can read about the Sierra Vista Apartment Community 55+ Housing Age Restriction Policy here.

Apply on our website, www.HighLandsLaMesa.com directly on the listing section of your desired home.  You can also obtain a paper application from our office.  For more information click on How to Apply.  

Common reasons to be declined:  Incomplete application, evictions, collections from landlords, poor credit history, insufficient income, unsatisfactory references, non-discharged bankruptcies, unqualified occupants, pets (no aggressive breeds allowed) or proposed move-in dates too far in future, can be reasons for a declined application.  We encourage you to check out our Rental Criteria in advance of applying.

Different homes may have different policies, so it is important to check the lease terms. For homes where pets are allowed, there is an additional refundable deposit of $500 per pet. We use Petscreening, a third-party app, to screen and keep track of our furry residents. Aggressive pet breeds are restricted. For more information, go to our Pet Policy page.

Every resident age 18 or older must complete an application package.

In some cases, we can accept that you do not have a rental reference if you have good credit and/or have a verifiable source of income.

We process applications as quickly as possible, usually 1-2 days from submission of your completed application and payment of the application fee.  Submitting a complete application is the best way to help the process go smoothly.  Priority is given to applications that are submitted with requested documentation. 

The full month’s rent and your security deposit are due upon the lease signing. You will find the required deposit for the home you choose on the available homes listing page.   

It varies depending on the property you are moving into.  You will find the information under the Lease Terms section on the rental ad, or you can inquire with our property manager.   If the utilities are to be paid for by the resident, we ask that you provide us with the proof that they have been moved into your name before we turn over the keys.  

If the home you are interested in is already available for move-in, you can take up residence as soon as the paperwork is completed and the deposit and rent are paid.  If the residence is still occupied, we will need a few days to take care of minor maintenance and/or cleaning after the tenant vacates.  In all other cases, we will keep you informed as soon as we have the residence move-in ready for you.

You will pay an entire month of rent when you first move in. If you move in after the first, the prorated amount of that month’s rent will be due on the first of the following month.  That means you will only pay for the days you had possession in your first month. Your rental/lease agreement will disclose the amount of your rent proration.

● Approved application

● Funds (rent and security deposit) paid in full

● Executed rental agreement, including addenda

● Proof of renters insurance

● If the resident is responsible for utilities, proof of transfer of service into the resident(s) name is required

Most apartment complexes only have insurance that covers the damage to the actual dwelling, which leaves everything of yours—electronics, furniture, clothes, whatever—vulnerable.  So, to protect your belongings in case of fire, theft, or damage, you need your own renter’s policy.  You also need liability coverage for damages caused by negligence.  For instance, if you accidentally leave the kitchen sink on and it overflows and floods your apartment, you would be responsible for that damage.  Contact the insurance company that provides your auto insurance—most will give you great discounts if you bundle both policies.  We ask our residents to purchase and maintain a policy of Renter’s Insurance with a minimum limit of liability of $100,000 for the entire duration of the tenancy. 

• You will be assigned a tenant portal prior to move-in.  On the tenant portal, you can set up your preferred method of payment, e-check (free) or credit card.  Your rent can be automatically deducted on the first of each month. You can log in to your account at any time as well to update your preferences.  
• You can pay your rent in cash at a local 7-Eleven or Ace Cash Express. We can provide you with a unique and reusable payslip with a barcode to use when making cash payments at participating locations. It links directly to your resident ledger.  This option eliminates the need to purchase and deliver money orders, plus, it’s marked paid the day you submit the payment, even if it is after hours. The cost to make electronic cash payments is $3.99 for up to $1,500.00 in cash. 
• You may also drop your check in any of the drop boxes on the property, or drop off the check at the manager's office onsite at 8627 Lemon Ave. #13, La Mesa, CA  91941.
• We do not accept payment in cash at the office or at any of our properties.

You will have access to our state-of-the-art platform where you will be able to make and manage requests. We encourage you to make all non-emergency maintenance requests through your resident portal.  Emergency requests, such as fire or flood, should be made by phone.  You can also contact the manager when you feel like speaking to a real person. 

We take digital photographs of the exterior and interior of the property and upload them to the property files along with a checklist and notes about the condition  You sign the report and we make a copy of it available through your tenant portal.  Please let us know about additional items that you want to be listed on the move-in condition report.  After seven days we will assume you agree with the report.

Life happens.  We understand that.  If you must break your lease, you should contact us both in writing (letter or email) and via telephone as soon as possible.   The fee to break your lease is 25% of one month’s rent.  This fee is waived after 10 months from the original lease date, and for military families with orders to transfer.  You are also responsible for rent until a new tenant is placed, or until the term of your lease expires, whichever occurs first.  We will make best efforts to locate a new resident as quickly as possible.  Once we are able to secure a replacement resident and start collecting their rent, you are released from your obligation. 

While there is no rule, we do an annual market survey of rents in the immediate area of your residence comparing rents on similar properties.  Sometimes an increase is warranted. Sometimes it is not.  You will receive a written notice at least 30 days prior to the increase taking effect.

Deposits are required in the event there is damage to the home beyond normal wear and tear.  It is our goal to refund as much or all of your deposit.  A move-out checklist will be provided to help that happen.  You will receive your security deposit refund within 21 days of moving out of your home.  Any repair costs for damages in excess of ordinary wear and tear, cleaning fees, unpaid rent, charges for unpaid utility bills, etc., will be deducted from your deposit. If deductions are made, you will receive an itemized statement detailing how the deposit was applied.  It is important to provide us with a forwarding address as soon as you give notice.  

At Associated Investors and Developers LLC, we care about our relationship with you; we want happy customers.  We are as happy as you are when we can return a full security deposit.  All we ask is that you do your part:  Leave the unit in clean, good condition, and don’t leave unpaid bills.