Tenant FAQs

Your rent is ALWAYS due on the first day of the month.  Your rent is late as of midnight on the first day of the month, but we give you a grace period until the 5th day of the month.  If your rent is not received in our office by 5:00pm on the 5th day of the month then your account will automatically be charged a late fee of $75 (unless your lease has another late fee provision).  This late fee amount is due with your rent payment.

Cash is NOT ACCEPTED, for security reasons. ACTIVATE YOUR ONLINE PORTAL!  You should have received an email to setup and activate your online portal, please remember to check your junk/spam mail folder if you have not received it.  You can also Email us at info@coachkerby.com to request access.  Please include your name and new address in the email.  We will email or text you with a login to your own secure tenant portal.  You will create a password and can start paying right away:

•         eCheck ($1.00) / Credit Card (Convenience Fee) - You can login to our website 4x.coachkerby.com and click on RESIDENT LOGIN and pay online as well as view your account balance.  See attached Rental Payment sheet for more details.
•      Electronic Cash Payments - We can provide you a reusable PayNearMePayslip you take to 7-Eleven or CVS Pharmacies to pay rent in cash.  There is a $3.99 transaction fee.

You should notify our accounts receivables department IMMEDIATELY by calling our office at 484-328-3282.  Failure to communicate with our office can and will typically cause you to be forwarded to the attorney’s office for an eviction.

Email a "Maintenance Request" to Del Val, or you may call 484-328-3282 and be connected to the Maintenance Department, although we prefer email/web requests.

If you have an after-hours emergency, when you call Del Val Property Management after-hours, you will be connected with an after-hours person who can dispatch a vendor.  This is for PROPERTY THREATENING EMERGENCIES ONLY, not regular maintenance calls.  Please call Del Val rather than repairing a maintenance problem yourself, as, except for specific circumstances provided for by law, you will not be allowed to deduct costs of repair from your rent.  If there is a problem, which was caused by you or your guests, such as an inappropriate item flushed down the toilet, you will be charged for the repair.

Del Val will give you a 24-hour notice to enter, unless you agree to allow Del Val’s vendor to enter your home on an as-available basis.  There is no requirement for you to be present, but you must provide access to your home, with proper notice, for purposes of repairs. There is no requirement for Del Val to give you notice if there is a suspected emergency, such as a burst pipe.

Security deposits are NOT to be used instead of payment of rent, since the purpose of a security deposit is to pay for any damage caused by the tenant or their guests.  If you do not pay any rent, including the last month you are in the unit, you will be subject to eviction proceedings.  You are entitled to an accounting of your security deposit as well as the appropriate refund, within 30 days of your moving out of the unit.

You can call a locksmith at your own expense or can call the office during business hours to pick up a spare key at an extra charge.

This is a very common situation and there are 2 ways to address it.  1) You can replace your current roommate with a new one: This new roommate will need to fill out a complete application, send in their most recent month of paystubs and 2 forms of ID to be screened.  In the case they are approved a change is made.  2) You want to keep the unit by yourself: You will need to send in your most recent month of paystubs showing that you can afford that unit by yourself.  If approved, then your roommate will be removed from the lease.  In both cases the security deposit is handling between the roommates as the office won’t release any deposit unless all roommates move out.

As part of the lease agreement, renovations made by a tenant are only permissible with written approval by Del Val.  You may, of course, hang paintings of your choice on the wall, provided you repair the holes upon vacating the unit.  This rule against renovation without permission applies to all renovations, including changing your carpeting or other flooring, installation of built in appliances, etc.  Please do not affix a satellite dish or other antenna to the roof, without acquiring permission first, as you will be charged for any damages to the roofing.

Most of our units are not pet friendly so your first step will be to call the office and find out if the building is pet friendly. The office will inform you right away if this is possible or not.

You should contact the office and the new occupant will need to fill out an application and send in 2 forms of ID and their most recent month of pay stubs. If approved, then they will be added to the lease.

If it’s a one-year lease you are responsible for the duration of the lease.  Your first step is to inform the office; we’ll start advertising your unit to try to get a suitable replacement. Once we find a tenant you will be responsible for the rent of the unit until the date the new tenant moves in and of the entire administrative fee incur in the rental of the unit.

We have prepared a short video on how you can pay your rent/fees within our software. If you have not logged into our software called Buildium, please let us know so we can assist you.