Rental Resources608.342.6117

rent@uwplatt.edu | http://reslife.saf.uwplatt.edu/ri

University of Wisconsin

PLATTEVILLEstudent centers

Rental Resources

UW-Platteville

Contents Moving Off Campus ..........................................................1 Three Simple Rules for Living Off Campus ....................1 Rental Search ......................................................................1 Roommates and You .........................................................2 Rental Agreement-Lease ...................................................3 Security Deposit .................................................................5 Before Your Lease is Signed ..............................................5 Once Your Lease is Signed ................................................6 Renters Insurance ..............................................................6 Welcome to Platteville .......................................................7 Rights and Responsibilities ...............................................8 Risk of Eviction ..................................................................8 Issues to Consider Before Subletting ...............................9 Off-Campus Student Conduct ........................................10 Off-Campus Safety Tips ...................................................10 Important Phone Numbers and Resources ...................11

Rental Resources assists students with off-campus housing information and concerns. Rental Resources strives to educate students about leases, rights and responsibilities of renting, roommate communication, off-campus safety tips and much more. A current list of off-campus rental property, including roommate(s) wanted and sublease listings, is available on the Rental Resources webpage. The Rental Resources coordinator acts to promote positive relations and open communication between the students and faculty/staff of the University of Wisconsin-Platteville, landlords (i.e. property owners/managers), community members and the city of Platteville. Landlords list their rental unit(s) with Rental Resources on a voluntary basis. Please note, these listings are not approved or endorsed by the University of Wisconsin‐Platteville or Rental Resources. Because of the variation in the quality of housing, it is recommended that you do not commit yourself to a rental unit without seeing it first. Rental Resources is part of the UW‐Platteville Department of Student Centers and is located in the Pioneer Involvement Center in the Markee Pioneer Student Center.

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Moving Off Campus If you are eligible and considering living off campus, it is best to make your decision by late fall. In January, the Housing Office holds the room sign-up process for students wishing to return to the residence halls for the following year. As a returning student, it is important that you begin your search for off-campus housing as soon as you make the decision to live off campus. Most landlords in Platteville begin signing leases in the fall of the previous year. However some do begin this process later. Each fall and/or spring, Rental Resources sponsors an annual housing fair inviting landlords to share information about rental units while talking to students about what is available. When you move off campus, you become a member of the Platteville community and are responsible for your own safety. Keep this in mind when searching for a place to live. Living off campus is very different than living in a residence hall. Each has advantages and disadvantages and students need to take these into consideration before taking the plunge in moving off-campus.

Three Simple Rules for Living Off Campus1. Start a rental file and make sure you get EVERYTHING in writing.2. A contract is a contract – follow the rules and be responsible.3. Communicate with your landlord, roommate(s) and neighbor(s) – they can be great references for you.

Rental Search Once you have decided to move off campus, you will want to start looking for a place to live. Visit the Rental Resources webpage to see a listing of available property in and around Platteville. There will be many questions you will need to answer before you decide which rental property is best for you.

Distance from campus? You will want to decide how far you want to live from campus. Location is an important factor for many students. You should know whether you want to walk or drive to campus. If you need to drive to campus, you will need to find parking on the street(s) or obtain a student parking pass. Information on this can be found online at www.uwplatt.edu/police/permits.html.

What is included with the rental unit? Some rental units include utilities while others leave you responsible for part or all of the expenses. We have created a Budget Summary Worksheet on the Rental Resources webpage to help you consider all expenses when living off campus.

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Available on the Rental Resources webpage.

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Once you decide on rental conditions, you’ll want to start contacting landlords and start filling out your Housing Checklist. Have your calendar in hand and setup rental unit showings with prospective landlords. When visiting rental units, talk with current tenants, ask questions such as:

•Doesthelandlordrespondquicklywhenrepair problems are reported? •Whathappensifyoupaytherentlate? •Isthelandlordprofessionalandpleasant? •Istherepropernoticegivenbeforethelandlord enters the unit? •Isthelandlordeasytogetaholdof? •Dotheappliancesworkproperly? (furnace, water, heater, stove, refrigerator, etc.)

It is customary for landlords to check the background of prospective tenants. It is just as important for tenants to check out the landlord. You can research a landlord on theRental Resources webpage under Wisconsin Circuit Court.

Roommates and You Living with roommates can be a challenge, even if they are your best friends. Do not assume that a best friend will make a great roommate. After you have signed a lease you may discover that you have different ideas about cleaning, visitors, parties, bills or other issues which could become major problems. By then your only options will be to negotiate some compromises, sublet or wait until the lease ends. To prevent roommate conflicts, you should discuss the issues described with all prospective roommates and sign the Roommate Agreement on the Rental Resources webpage. Since roommates who sign one rental agreement are “jointly and severally liable” under that agreement, it is a good idea to spell out some basic rules in a roommate agreement. “Joint and severally liability” means that any or all roommates can be held responsible when any roommate fails to meet obligations under that rental contract, such as not paying rent, violating a lease clause or damaging the apartment. The roommate agreement should establish each roommate’s obligation to the others. All roommates should sign, date and keep one copy of the agreement in their own personal file.

Available on the Rental Resources webpage.

Rental Agreement-Lease A lease, rental agreement and/or any other contract you sign with a landlord is a binding legal document. By signing it you are bound to the terms and conditions presented in it so it is important to follow this information before and after your lease is signed.

Before a rental agreement is made, the landlord must supply the tenant with important information (Agriculture Trade and Consumer Protection ATCP Ch. 134.04). This information includes:

1. Name of the person who collects and receives rent 2. Name of the person responsible for management and maintenance of the property 3. Name and address of owners or their agents 4. Party responsible for payment of utility bills, including heat, water and electricity– if the tenant pays the utilities and they are not metered separately for different apartments and common areas, the landlord must disclose to the tenant how the charges will be assessed among the individual units

The landlord is also required to disclose any existing code violations that affect the dwelling unit or common areas. They must also notify the tenant of certain conditions if they exist in the apartment and if the landlord knows of them on the basis of a reasonable inspection. The conditions include:

1. Inadequate plumbing and sewage or a lack of hot or cold water 2. Heating facilities that are unsafe or incapable of heating to at least 67 degrees F (19 degrees C) throughout the year 3. No electricity or unsafe electrical system 4. Structural conditions which could be hazardous to the health and safety of the tenant

A lease, rental agreement and/or any other contract you sign can be for a specific period of time such as month-to-month, six months, nine months or 12 months. Whatever type of rental agreement you have, make sure you understand it and agree with it before signing it or paying a security deposit.

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If you have a written lease, read it carefully and ask questions. A lawyer or tenant organization can always provide you with help in interpreting the lease. No rental agreement may:

1. Allow a landlord to evict a tenant by any means other than a court-ordered eviction process. 2. Require the tenant to pay rent of future months if the tenant has violated the lease and is evicted. The landlord must try to make up for lost rent by trying to find new tenants and can only charge the original tenant with one month’s rent at a time as it comes due if the apartment remains un-rented. 3. Require a tenant to pay attorney’s fees and other costs in a legal dispute arising under the rental agreement, except as is allowed under statutes. 4. Release the landlord from liability for property damage and personal injury caused by their own negligent acts or omissions. 5. Make a tenant liable for personal injuries or property damage arising from causes beyond their control (natural disasters or vandalism by someone other than a tenant’s guests). 6. Include a provision without the tenants’ agreement that releases the landlord from duty to provide the apartment in a habitable condition or to maintain it during the tenancy. 7. Permit the landlord to “confess judgment” for the tenant. Confession of judgment is where the landlord is authorized by a lease clause to go to court as the tenant’s representative and admit the tenant’s guilt in any dispute with the landlord without providing a chance for the tenant to defend themselves.

Co-tenant Liability Under most leases, the tenants are “jointly and severally liable” for all of the terms and conditions of the lease. This means that all of the tenants, no matter how many, can each be held legally responsible for all the actions of any and all other tenants on the lease. On the lease, the term “tenant” does not refer to any particular person, but to the singular collective entity of all people listed on the contract. Tenants often misunderstand or do not realize the full implication of this co-liability for all tenants until it is too late. Since all tenants can be held responsible for the actions of any individual who, for example, fails to pay rent, leaves early or damages the landlord’s property, it is a good idea to carefully choose reliable roommates and sign a roommate agreement.

Promise to Repair If the landlord promises to clean or repair any part of the premises or the furnishings before the tenant moves in, the landlord is required to make these promises in writing with a date for completion of the repairs, and a copy of this must be given to the tenant (ATCP Ch. 132.07). The landlord must then make the repairs by the specified date unless conditions beyond the landlord’s control interfere. In that case, the landlord must notify the tenant of the delay and set a new date for the completion of the repairs or cleaning.

Security Deposit A security deposit is defined as “all the

money” a tenant pays to a landlord before signing a lease, including any prepaid rent above one month’s rent. Security deposits are kept as a guarantee the tenant will pay the rent and not damage the property.

How much can a landlord charge? State laws place no limit to the amount a

landlord can charge for a security deposit.

When is the security deposit returned? The landlord has 21 days from the end of your

lease to send you the full security deposit or an itemized list of the deductions.

What might the landlord deduct for? The landlord can deduct for the following: •Unpaidrent •Unpaidutilitiesowedundertherentalagreementorforwhichthelandlordbecomes responsible •Damagescausedbythetenantortheirguestthatgobeyond“normalwearandtear” •Theonlytimealandlordcanlegallychargeforcarpetcleaningiswhenyoudamage or abuse the carpet beyond normal wear and tear. According to the Department of Agriculture, Trade and Consumer Protection, landlords CANNOT charge for routine carpet cleaning. What if it’s been longer than 21 days? If the landlord does not return your security deposit or an itemized list of the deductions within 21 days after you have moved out you can sue the landlord for double the amount of deposit plus court cost and reasonable attorney fees (Wis. Stat.100.20(5)).

Before Your Lease is Signed • Look at multiple rental units, a minimum of three is recommended. • Complete your Housing Checklist and decide which rental unit is best for you. • Make sure all agreements are in writing. • Fill out a Condition Report. • Review the lease before signing it and make sure you get a copy for your records. • If a security deposit is required, you have seven days from the first rental date to inspect the premises and notify the landlord of any defects so that they will not unfairly charge you. You may want to take pictures the day you move in for proof at the end of your lease. In addition, before accepting your security deposit, the landlord must notify you that you have the right to request a list of damages charged to the previous tenant. • Keep ALL copies in a file.

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Available on the Rental Resources webpage.

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Once Your Lease is Signed Once the lease is signed, there are still things that need to be done to prepare you to move off campus. The following sections contain information and contacts for services around the community that you will need.

UtilitiesElectric Companies •Alliant Energy (www.alliantenergy.com) 1.800.862.6261 •Belmont Electric and Water Utility 608.762.5142 •Scenic Rivers Energy Cooperative 1.800.236.2141 •Wisconsin Power Lancaster 608.723.2827

Gas Service •Charter Fuels (www.charterfuels.com) 1.800.416.4215 or 608.348.7757 •Ferrellgas (ferrellgas.com) 888.437.6642 •New Horizons (newhorizonsco-op.com) 1.800.321.2128

Telephone/Internet •CenturyLink (www.centurylink.com) 1.800.201.4102 •Mhtc (mhtc.net) •TDS (tdstelecom.com/brodhead) 1.800.610.5910 •U.S. Cellular (www.uscellular.com) •Verizon Wireless (www.verizonwireless.com)

Renter’s Insurance A landlord’s insurance does not cover your personal property while you are renting from them. It is a good idea to check into renter’s insurance when moving off campus. If possible, it is recommended to insure your personal property by adding on to your family’s home owner’s policy. If this is not an option for you, you may want to check insurance agencies who may offer renter’s insurance. This is a low-cost insurance costing around $100 per year.

Welcome to Platteville! Now that you will be living in Platteville, it is important that we all work together to develop a strong community that believes in being a good neighbor and spreading goodwill among our diverse population. Please keep in mind that this diverse community consists of professional people, elderly people, students and families with children. Please work with us to help preserve the qualities that make our neighborhoods attractive to all residents. We encourage you to become a contributing citizen, not just a temporary resident. Neighbors in college towns must share responsibility for keeping the neighborhood clean and safe. Introduce yourself to neighbors, have respect for your neighbors and become familiar with these simple guidelines taken from the city of Platteville guidelines.•Thelandlordisrequiredtohaveavalidrentallicenseforallresidentialrentalunitsin Platteville. •Dwellingunitsmaybeoccupiedbynomorethanfour(4)unrelatedpersons,orless depending on unit type, and the size and number of bedrooms. Violations of occupancy limitations can result in citations given to the tenant and/or landlord for each day the limitations are exceeded. •CityCoderequiresthatalldwellingunitsbeprovidedandmaintainedwithsmokeand carbon monoxide detectors in good working condition. The landlord is responsible for ensuring the smoke and carbon monoxide detectors are installed in the required locations and are functioning properly at the time the unit is first occupied by the tenant. The City Code requires the tenant to ensure that each smoke and carbon monoxide detector installed in the unit remains functional and is not disabled. •Basements,atticsandotherroomscannotbeusedassleepingroomsiftheydonot comply with requirements for lighting, ventilation, emergency egress, adequate square footage and other codes.•Garbage,rubbishorrefusematerialsmaynotaccumulateontheproperty.Junkedor abandoned vehicles may not sit on the property. Furniture not intended for outdoor use may not be kept outside or on an open porch or patio. Failure to maintain the outside premises may result in citations.•Thecitycodeprovidesthatgarbagereceptaclescanbebrought to the curb after 3 p.m. the day before pickup and must be out of the front yard by 5:30 p.m. on the day following collection. •Parkingonthegrassoracrossapublicsidewalkisnot permitted and violations may result in citations being issued. Between Nov. 15 and April 1, parking on the street will be alternate side only. •Citycoderequiresthatsnowmustberemovedfrompublic sidewalks within 36 hours of a snowfall. •Citycodeprovidesthatlawns/grass/weedscannotexceed eight (8) inches in height. •Burninggarbage,leaves,rubbish,refuseortrashofanykindis not allowed within the city limits. Recreational fires are permitted with specific requirements.•Thecityhasregulationsconcerningnoiseanddisorderly conduct. It is recommended that outside noise ends at 10 p.m. weekdays and at midnight on weekends. Violations can result in the issuance of citation(s). Further information regarding city of Platteville rental information can be found on the Rental Resources webpage.

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Rights and ResponsibilitiesTenant•Knowthetermsoftheleaseandfollowthem•Payrentontime•Maintaintheapartment;keepitinaclean,properand

sanitary condition•Notifythelandlordassoonaspossiblewhenarepairis

needed and get the repair date in writing•Repairorpayfortherepairofdamagesforwhichyouare

responsible•Beagoodneighbor

Landlord •Responsibleformakinganyrepairsthatarenecessarytocomplywithlocalhousing codes and to keep the premises safe •Hastherighttoinspect,repairandshowthepremisesatreasonabletimes •Exceptforemergencysituations,thelandlordmayenteronlyaftera12-houradvance notice unless you allow entry on shorter notice •Supplyreasonablehotwatertemperatureofatleast67degreesFahrenheitatalltimes as well as heat when cool outside •Makesureallelectrical,plumbing,sanitation,ventilationandotherappliances supplied (including fire codes and carbon monoxide codes) are in safe working order

Risk of Eviction An eviction is a process landlords may begin when they believe a tenant has seriously vio lated the lease and they want the tenant to fix the problem or leave the apartment. The process usually begins with a notice giving the tenant at least five days to remedy a violation. The process may eventually end up in small claims court with a judge deciding whether the tenant stays (the case is settled by agreement or thrown out) or whether the tenant will be removed from the apartment. It is important to remember that in Wisconsin a tenant can only be evicted by a judge. Five-day Notice This written notice from the landlord gives the tenant five days to pay rent or move out within the five days. If the tenant pays, the tenancy continues. 14-day Notice This written notice specifies that the tenancy has ended because the tenant failed to pay the rent, broke the agreement or damaged the property. This notice does not offer the option of paying the rent and staying in the building. If the landlord wants you to leave the property for violations of the rental agreement, a 14-day notice to vacate the property is usually given.

Issues to Consider Before Subletting If you sublet, you will still be on the lease, even though you will no longer be living in the apartment. If the person you sublet to does not pay the rent or damages the apartment, you will be financially responsible. Although subletting can be risky, you may want to sublet if you wish to return to the same apartment after time away or have a specific friend or relative who wants to move in.

Landlord Permission Tenants with year-to-year leases can sublet without the landlord’s permission unless the lease says otherwise. Check your lease.

Landlord Sublet Procedures Some landlords have specific procedures which you must follow for sublet permission. Some landlords require that you advertise, show the apartment and forward interested parties to them for approval. Some landlords are willing to show the apartments. Some landlords demand “ sublet fees” as well as the actual cost of ads. If a flat fee is required, ask in writing for itemized fees, so you know the actual and reasonable costs. Flat fees over $100 may be illegal.

Roommate Permission If you have roommates, finding an acceptable sublessee may become an issue with them. All parties on the lease MUST agree to any major changes, including adding new tenants. Make sure that your roommates meet the potential sublessee. Remind your roommates that they are “jointly and severally” liable, so if you do not find a sublessee and do not pay the rent, the landlord may try to evict and/or collect your rent from them.

Sublet Agreements The single most important step is using a written sublet agreement. List all terms of the sublet clearly, such as the starting and ending dates, amount of rent, how rent will be paid, the security deposit arrangement and who will clean the apartment at the end of the lease or pay charges to the deposit.

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Off-Campus Student ConductUniversity of Wisconsin System – Chapter 17 This version of Chapter 17, Student Nonacademic Disciplinary Procedures became effective on Sept. 1, 2009. (www.legis.state.wi.us/rsb/code/uws/uws017.pdf) Chapter 17 provisions MAY apply to student conduct that occurs outside of university lands, ONLY when, in the judgment of the campus conduct officer or designee the conduct adversely affects a substantial university interest. When making a decision about conduct adversely affecting a substantial university interest, the campus conduct officer or designee shall consider whether the conduct meets one or more of the following conditions: a. The conduct would constitute a serious criminal offense, regardless of the existence of any criminal proceedings related to the conduct. b. The conduct indicates that the student may present a danger or threat to the safety of himself, herself or others. c. The conduct demonstrates a pattern of behavior that seriously impairs the university’s ability to fulfill its teaching, research or public service missions. Student Conduct official at UW-Platteville: 1. Dean of Students 608.342.1854 Off-Campus Safety Tips: 1. Sign up for Pioneer Alerts Emergency Text Messages at www.uwplatt.edu/police. 2. Plan ahead and go with friends to and from events and activities. 3. Lock your windows and doors before you leave or go to bed. 4. Walk with friends or a group, especially in hours of darkness. 5. Walk in well-lit areas and stick to sidewalks. 6. Be intentionally aware while walking. 7. Pay attention to your surroundings using all of your senses. That means no distractions by iPods, smartphones and headphones. 8. Plan your route and scan for available escape routes in case you need them. 9. Actively note the locations of emergency call boxes along your route. 10. Use your intuition, if a situation does not feel right, leave the area. 11. Have a fire safety plan. 12. Have a severe weather plan. (Sample of fire and tornado sirens can be found on city of Platteville website.)

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Important Phone Numbers and ResourcesName Number Web AddressAlliant Energy 1.800.ALLIANT alliantenergy.com (electricity and natural gas) Ambulance Emergency 911or 608.348.2313Centurylink (Internet) 1.800.366.8201 centurylink.comFaherty Inc. (recycling and waste) 608.348.9586Fire Dept Emergency 911 or 608.348.9741 plattevillefire.orgHospital (Southwest Health Center) 608.348.2331 southwesthealth.orgPlatteville Building 608.348.9741 ext. 2236 platteville.org Code Inspections Platteville Chamber of Commerce 608.348.8888 platteville.comPlatteville City Clerk’s Office 608.348.9741 platteville.orgPlatteville City Manager’s Office 608.348.9741 platteville.orgPlatteville Public Library 608.348.7441 plattevillepubliclibrary.orgPlatteville Police Dept Emergency 911 or 608.348.2313 platteville.orgPlatteville Post Office 608.348.2181 Platteville Water/Sewer Dept 608.348.9741 (Option #4) platteville.orgSafe Ride 608.732.7437 bartaxi.comSafe Walk 608.342.1491 uwplatt.eduShared Ride Taxi 608.348.6767 platteville.orgUW-Platteville Rental Resources 608.342.6117 reslife.saf.uwplatt.edu/ri (off-campus housing)UW-Platteville Student Health 608.342.1891 uwplatt.edu/studenthealthUW-Platteville Student Housing 608.342.1845 reslife.saf.uwplatt.edu/ housingUW-Platteville Police 608.342.1584Wisconsin Consumer Protection 1.800.422.7128 datcp.wi.govWisconsin Tenant Resource Center 608.257.0006 tenantresourcecenter.orgS.A.F.E. (Safe Actions for Everyone) Grant County Coalition Contacts: Heather Ringberg 608.778.3358 Tonia Wagner 608.348.2322

This booklet available electronically

Rental ResourcesMarkee Pioneer Student Center

1 University Plaza, Platteville, WI 53818rent@uwplatt.edu | http://reslife.saf.uwplatt.edu/ri/ | 608.342.6117