text: Comcast / Xfinity Internet Access for University Pines Apartment Complexapwallace2018-09-02T18:59:19+00:00
  Comcast / Xfinity Internet Access for University Pines Apartment Complex
  Please see the attached instructions for setting up internet access for the University Pines apartments. If you have setup issues that can not be resolved by contacting Comcast / Xfinity, please go the on-site office during normal business hours.
  PDF with Comcast / Xfinity Internet Access for University Pines Apartments
  Privacy Policy / Confidential Informationapwallace2018-01-16T00:26:59+00:00
  Privacy Policy / Confidential Information
  Effective Date: 01/01/2018
  This privacy notice discloses the privacy practices for www.zabace.com. This privacy notice applies solely to information collected by this website, except where stated otherwise. It will notify you of the following:
  What information we collect;
  With whom it is shared;
  How it can be corrected;
  How it is secured;
  How policy changes will be communicated; and
  How to address concerns over misuse of personal data.
  Information Collection, Use, and Sharing
  We are the sole owners of the information collected on this site. We only have access to/collect information that you voluntarily give us via email, web forms, or other direct contact from you. We will not sell or rent this information to anyone.
  We will use your information to respond to you, regarding the reason you contacted us. We will not share your information with any third party outside of our organization, other than as necessary to fulfill your request.
  Unless you ask us not to, we may contact you via email in the future to tell you about our services or changes to this privacy policy.
  Your Access to and Control Over Information
  You may opt out of any future contacts from us at any time. You can do the following at any time by contacting us via the email address or phone number provided on our website:
  See what data we have about you, if any.
  Change/correct any data we have about you.
  Express any concern you have about our use of your data.
  Security
  We take precautions to protect your information. When you submit sensitive information via the website, your information is protected both online and offline.
  Wherever we collect sensitive information (such as rental application data), that information is encrypted and transmitted to us in a secure way. You can verify this by looking for a closed lock icon at the bottom of your web browser, or looking for “https” at the beginning of the address of the web page.
  While we use encryption to protect sensitive information transmitted online, we also protect your information offline. Only employees who need the information to perform a specific job (e.g, billing or customer service) are granted access to personally identifiable information. The computers/servers on which we store personally identifiable information are kept in a secure environment but provided us to a third-party company specializing in the storage of encrypted data for property managers.
  Notification of Changes
  In the event that material changes are made to this document, you will be notified via email.
  Cookies
  We and our software providers use “cookies” on this site. A cookie is a piece of data stored on a site visitor’s hard drive to help us improve your access to our site and identify repeat visitors to our site. For instance, when we use a cookie to identify you, you would not have to log in a password more than once, thereby saving time while on our site. Cookies can also enable us to track and target the interests of our users to enhance their experience on our site. Usage of a cookie is in no way linked to any personally identifiable information on our site.
  Some of our business partners may use cookies on our site or sites you are routed to (e.g., property management accounting software). However, we have no access to or control over these cookies.
  We partner with another party to provide specific services required by our business such as credit check and rental payment receiving companies. When the user signs up for these services, we will share names, or other contact information that is necessary for the third party to provide these services. These parties are not allowed to use personally identifiable information except for the purpose of providing these services.
  Links
  This web site contains links to other sites. Please be aware that we are not responsible for the content or privacy practices of such other sites. We encourage our users to be aware when they leave our site and to read the privacy statements of any other site that collects personally identifiable information.
  If you feel that we are not abiding by this privacy policy, you should contact us immediately via telephone at 530-757-2818 or via email at accounting@zabace.com
  What if I need to get a hold of the tenants?apwallace2017-05-18T16:48:18+00:00
  What if I need to get a hold of the tenants?
  The tenant contact info and access instruction are attached at the bottom of your work order. For more information, see your list of open work orders here.
  Who will I be in contact with for each job?apwallace2017-05-10T13:27:24+00:00
  Who will I be in contact with for each job?
  At the top of your work order, you will see who is coordinating the work under “Managed By”. This is the Account Manager for the property and your main point of contact for the job.
  How do I update my insurance and business license information?apwallace2017-05-02T05:03:09+00:00
  How do I update my insurance and business license information?
  To update your insurance and/or business license information you can either email a copy of your insurance and/or business license to support@zabace.com or drop off a copy at our office.
  Our office is located at 1777 Oak Ave. Suite A, Davis, CA 95616.
  How does payment work? When will the payment go through?apwallace2017-05-02T05:08:30+00:00
  How does payment work? When will the payment go through?
  We pay our vendors on the 10th of every month. Checks can either be picked up at the office or mailed to you, just let us know! Please be sure we receive your invoices by the 5th of every month to allow time for processing.
  What does it take to become a Zabace Vendor?apwallace2017-05-02T04:59:13+00:00
  What does it take to become a Zabace Vendor?
  We are always open to working with new vendors. If you are interested in becoming a Zabace vendor, we’d love to meet you. Stop by our office to introduce yourself and bring a business card with you!
  How can I submit my bid or invoice?apwallace2017-05-11T12:59:22+00:00
  How can I submit my bid or invoice?
  Bids and invoices should be submitted directly to the Work Order or emailed to accounting@zabace.com. Click here to look up your current list of open Work Orders.
  How can I find my list of open Work Orders?apwallace2017-05-11T12:57:53+00:00
  How can I find my list of open Work Orders?
  Enter your email address here to gain access to your list of current open Work Orders.
  Is it one lease or separate leases for each room?apwallace2017-05-02T17:51:33+00:00
  Is it one lease or separate leases for each room?
  Our leases are joint and severally liable, meaning that all parties named on the Lease are equally responsible for all terms of the Lease for that property. In rare cases, we do rent properties with separate leases for each room, however, this is made clear in the listing for the property.
  Can I have pets? Can I get one in the middle of my lease?apwallace2017-05-02T18:24:02+00:00
  Can I have pets? Can I get one in the middle of my lease?
  We manage properties for many different property owners, with different requirements for their properties. Because every one of our properties is unique, there is no uniform pet policy. Many owners do allow one small dog, with references. If you require a pet friendly property, please inquire about this at your initial point of contact with the account manager for that property.
  Current tenants, please contact your account manager to inquire about adding a pet to the Lease for your property.
  What is a cosigner? Will they be on my lease?apwallace2017-05-02T18:25:29+00:00
  What is a cosigner? Will they be on my lease?
  A cosigner, or guarantor, guarantees that if the tenant cannot complete the rent payment that he or she will be financially responsible for that amount. The cosigner will be named on the lease but is not permitted to live on the property.
  Do I need to provide proof of income?apwallace2017-05-02T18:26:58+00:00
  Do I need to provide proof of income?
  We require all prospective tenants to provide some type of proof of income in order to be considered for a property. Proof of income can be provided in the form of your last three paycheck stubs, financial aid package letter, employment letter, tax returns, etc.
  Will the cosigner have any application fees?apwallace2018-01-15T23:50:14+00:00
  Will the cosigner have any application fees?
  We require all applicants, including cosigners, to pay an application fee due to the costs we incur.
  Is there an application fee? Is it per person?apwallace2018-01-15T23:50:39+00:00
  Is there an application fee? Is it per person?
  We require each applicant to pay an application fee of $45.00. All individuals applying for a property will each need to submit their own application.
  How do I submit a rental application?apwallace2019-07-22T23:16:00+00:00
  How do I submit a rental application?
  If there is a property you are interested in, you can apply online. Simply find the property on our Listings page and click Apply Now. There is a $45.00 application fee and each applicant must submit their own application.
  We will also require a holding deposit of $250.00 prior to processing your application that will be applied towards your security deposit. If for some reason your application is not accepted, the $250 holding deposit will be returned.
  Please contact the account manager for the property with questions.
  What is the difference between a holding deposit and a security deposit?apwallace2017-05-10T20:07:50+00:00
  What is the difference between a holding deposit and a security deposit?
  A holding deposit shows that a prospect is interested in, and would like to be considered for, a property. While submitting a holding deposit does not guarantee the property to the prospect, it demonstrates that the prospect would like to move forward in the application process. Generally, Account Managers will not begin to process a prospect’s application until he or she has received their holding deposit.
  How much is the holding deposit?apwallace2017-05-10T14:13:02+00:00
  How much is the holding deposit?
  We require a standard holding deposit in the amount of $250 in order to move forward with processing applications for a property. If you are not approved for a property, the holding deposit will be returned to you.
  In the event that we receive multiple holding deposits for the same property, all applications are processed and presented to the owner for a final decision. If you are not selected, the holding deposit will be returned to you. If you are selected and a Lease has been signed, the holding deposit will be applied to the security deposit.
  In the event that you are approved and a Lease is written and sent to you to sign, but you back out, the holding deposit will not be refunded.
  Holding deposits must be in the form of a cashier’s check, money order, or personal check. We do not accept cash.
  What is your late rent policy?apwallace2017-05-10T14:15:10+00:00
  What is your late rent policy?
  Rent payments are due on the first of every month and is considered late after 5 pm on the 3rd of the month and will be subject to a late fee of 6% of your monthly rent, per the terms of your Lease.
  If I cannot go on a tour, can my friend go on my behalf?apwallace2017-05-10T13:22:45+00:00
  If I cannot go on a tour, can my friend go on my behalf?
  It is preferable that each prospective tenant attend his or her leasing appointment. We are happy to accommodate this option if you are not in the area, but we ask that you communicate this with the Account Manager in advance.
  How can I schedule a tour?apwallace2017-03-17T20:45:29+00:00
  How can I schedule a tour?
  Online! To scroll through our current listings click on the link below:
  Current Listings
  See a property you like? Click on the rental and schedule a showing.
  What if some of my roommates choose not to renew?apwallace2017-05-10T20:08:24+00:00
  What if some of my roommates choose not to renew?
  If you would like to renew your lease, but your roommates do not wish to do so, in most cases, it is possible to sign a Lease Extension or a new Lease with new roommates. However, because each property and lease is unique, it is important to contact the property’s Account Manager to discuss further details. They will be more than happy to coordinate the process with you.
  Can I renew my lease for another year?apwallace2017-05-10T20:11:21+00:00
  Can I renew my lease for another year?
  Typically yes, however, we manage properties for many different owners and, occasionally properties go on the market for sale, or the owners have other plans with the property. We inquire about renewal at the beginning of the year to discuss your intentions with them.
  How do I pay for PG&E?apwallace2017-05-10T20:12:48+00:00
  How do I pay for PG&E?
  Tenants will need to setup an account in their own name through PG&E and payments will be made directly to PG&E.
  What utilities are included in my rent?apwallace2017-05-10T20:18:38+00:00
  What utilities are included in my rent?
  If any utilities are included in your rent, it will be made clear on page 2 of your Lease under item 9. Typically, utilities are not included and WSG (water, sewage, and garbage) will be charged separately. At the end of each month, a PDF of the bill, as well as the current monthly charges, will be posted the tenant’s ledger which can be viewed through his or her online portal.
  Please note that PG&E will need to be set up in your own name and paid directly to PG&E.
  Why did I not get my full security deposit back?apwallace2017-05-10T20:21:35+00:00
  Why did I not get my full security deposit back?
  Our team works very hard to communicate to our tenants in advance of what they will need to do prior to move-out. By doing so, the tenants have the opportunity to maximize the amount of Security Deposit that is returned to them. Nearly 80% of our tenants get at least 80% of their deposits back, 50% of our tenants get 100% of their deposits back.
  All tenants receive an itemized disposition of any withholdings, as well as copies of any bills charged to the tenants.
  When should I expect to get my security deposit back?apwallace2017-05-10T20:22:15+00:00
  When should I expect to get my security deposit back?
  The Security Deposit will be returned within 21 days after the Lease ends.
  How do I sublease my room?apwallace2017-05-10T20:25:35+00:00
  How do I sublease my room?
  We generally do not allow subleases. If you wish to Assign your Lease to another person (have someone assume your Lease), please contact your property’s Account Manager and they will provide you with the necessary paperwork. The new tenant(s) that you would like to take over your Lease will need to apply on our website and be approved, before any paperwork can be signed.
  How often will I be contacted by your company?apwallace2017-05-10T20:29:37+00:00
  How often will I be contacted by your company?
  Generally, we contact our owners only when needed. At a minimum, we will reach out to you for lease extensions, larger repairs and monthly accounting statements. If more contact is necessary, it will be dependent upon each situation. Regardless, we encourage owners to contact our office if they would like to speak with their Account Manager or another team member.
  Will I ever need to speak directly with my tenants?apwallace2017-03-17T20:35:23+00:00
  Will I ever need to speak directly with my tenants?
  Typically, owners are not required to speak with tenants. If owners would like to speak with tenants, we are happy to facilitate communication between both parties.
  What will my property rent for? Can this change in the future?apwallace2017-03-17T20:34:36+00:00
  What will my property rent for? Can this change in the future?
  Rental rates are dependent on each property’s location, condition, size and availability. Because each property is unique, our team takes the time to complete a thorough inspection of the property in order to determine the best rate. At the beginning of each year, our accounting department does an annual market assessment to give owners insight into the property’s future value.
  When will I receive rent payments?apwallace2017-09-11T18:46:17+00:00
  When will I receive rent payments?
  Our team works diligently to deliver payments in a timely manner. Please see below for a timeline summary of our monthly payment calendar:
  1st: Rent is due for all tenants
  3rd-5th: All rent should be collected from tenants
  6th-9th: Bills are processed and payments for vendors are completed
  10th, 11th, 12th: Owners are paid
  We do ask that our owners take weekends and holidays into consideration upon completion of each payment.
  What are your management fees?apwallace2017-05-11T06:03:28+00:00
  What are your management fees?
  Our management fees can vary depending on the property. We only charge a certain percentage of the monthly rent, we don’t charge extra for specialty services like other property management companies do. Our services include, but are not limited to, collecting rent, billing utilities to tenants, leasing, scheduling maintenance and repairs. We do not charge any additional fees for any of these services.
  Will there be more than one person handling my property?apwallace2017-05-10T20:46:09+00:00
  Will there be more than one person handling my property?
  Here at Zabace, we work as a team to provide the best property management service to our property owners. Primarily, one of our Account Managers or Account Coordinators will be assigned to a property and will serve as the owner’s direct contact for detailed questions and concerns. We encourage all of our future and current owners to check out our “People” page, which lists our team of Account Managers, as well as our other staff members. If you are unsure which Account Manager has been assigned to your property, please do not hesitate to email support@zabace.com. We are happy to help you connect with the appropriate contact as necessary.
  Can I sign up for a email list notifying me of available rentals?apwallace2018-04-17T19:55:46+00:00
  Can I sign up for a email list notifying me of available rentals?
  Yes! You can add yourself to our weekly list-serve email here.
  What is the application process?apwallace2019-07-22T23:17:59+00:00
  What is the application process?
  In order to be considered for a property, we require each adult prospect to fill out an online application. There is a non-refundable application fee of $45.00 per person. Simply find the property you are interested in, schedule a tour with an account manager, and apply within the listing for the property. View all of our Listings here.
  We will also require a holding deposit of $250.00, proof of income and a rental reference, in addition to the online application. Once we have received these, your application will be processed and you will be informed by the Account Manager for the property you are applying for whether or not you have been approved for the property. Once approved, a Lease will be written and sent to you electronically for signature. Once the lease has been signed, the holding deposit will be assigned toward the total Security Deposit for the property.
  If for some reason your application is not accepted, then the holding deposit will be returned.
  How do I schedule a showing?apwallace2017-05-10T20:52:41+00:00
  How do I schedule a showing?
  Showings can be scheduled directly online. Please visit our [Available Rentals] to view our current listings. If you see any properties you would like to view, simply click on the property and you will find a link to schedule your showing directly on that page.
  What properties do you have for rent?apwallace2017-05-18T16:51:11+00:00
  What properties do you have for rent?
  Our Current Listings can be found on our website.
  Help…I need after hours assistance!apwallace2017-05-10T20:56:47+00:00
  Help…I need after hours assistance!
  During regular business hours, our office can be reached at (530) 757-2818. If you are trying to reach someone specific, you will be prompted to enter their extension and you can leave them a voicemail directly. If you need to reach us in the evening or on a holiday, you can also dial (866) 490-9031 and your call will be taken and forwarded to the appropriate person.
  If it is an truly emergency, please call (800) 490-9031 and indicate the matter to the answering service and the Account Manager who is on call will be in contact with you.
  What is the Davis Rental Ordinance?apwallace2017-05-11T17:26:09+00:00
  What is the Davis Rental Ordinance?
  Please fill out your information in the mailing list below to receive occasional updates about the Davis Rental Ordinance that was passed by City Council in early 2017.
  Subscribe to our mailing list
  * indicates required
  Email Address *
  First Name
  Last Name
  Information regarding Fair Housing Services in Davis can be found here.
  What’s a Property Manager?apwallace2017-05-11T06:12:43+00:00
  What’s a Property Manager?
  A property manager is someone who manages all aspects of a rental property, from showing the property to prospective tenants to signing leases, to collecting rent, organizing maintenance and repairs and communicating with tenants, among other things. A property manager removes your requirement to communicate with tenants and acts as a middle entity, which often removes stressful situations between tenant and landlord. Feel free to contact us and we’d be happy to discuss our company’s services with you!
  What services do you provide?apwallace2018-04-12T16:20:11+00:00
  What services do you provide?
  We strive to offer flexible rental and property management services that fit the needs of our property owners. We work to treat and manage each property as if it were our own by providing assistance in leasing, accounting, maintenance and much more. For questions or concerns, please call (530) 757-2818 ext. 1 or you can click this link to view our blog site. We post various videos with helpful tips and assistance for property owners. You can also check out the new owner documentation pdf for help answering questions.
  How do I submit a maintenance request?apwallace2018-04-17T19:34:16+00:00
  How do I submit a maintenance request?
  Before submitting a maintenance request, we recommend that all of our tenants go here to troubleshoot their maintenance concern: Check First.
  These suggestions will save you time and will keep all systems in your house running efficiently. Failure to troubleshoot maintenance issues before submitting a request may result in a charge to your account to cover repair costs.
  Checked out both pages and still having problems? Follow this link to submit and to obtain a link to view an already submitted request: Service Request.
  How do I pay my rent?apwallace2019-03-13T02:30:33+00:00
  How do I pay my rent?
  Your rent payment can be made online at http://financials.zabace.com/tenants, can be delivered to our office, or dropped in our drop-box (see below for location and photos). Checks can be dropped in the drop-box at any time of the day, or night.
  Rent must be in the form of a personal check, cashier’s check, or money order. We do not accept cash payments under any circumstances.
  Our drop box is located on the street side (eastern side) of our office at 1777 Oak Avenue Suite A. See photos of drop-box below: