Resident Handbook
Contact
- Office Hours: 8 am – 5pm
- Primary Number 813-625-9595 (call or text)
- Resident Portal: Resident Portal
- Email: [email protected]
- Emergency Maintenance Line: 813-625-9595 Option 9.
Payments
- Payment should be made on the Resident Portal.
- Payments are considered late if not submitted by end of day on the 1st of the month.
- Using a credit card for rent payments is discouraged and will incure processing fees.
- If there are any expectations of not being able to pay on-time, communication is key!
Maintenance Request
Make all maintenance requests on the Resident Portal! Maintenance requests that are communicated via text, email, phone or any other channels should expect delay.All repairs and maintenance must be coordinated through RPM Blue Sky. Hiring of vendors on your own is not allowed.
- Maintenance requests are handled based on urgency, not submission order.
- Emergency requests are addressed immediately (see “What is a Emergency” below).
- Urgent but non emergency requests are typically scheduled within a few business days, depending on vendor availability and owner approval.
- Routine maintenance is usually completed within 5 to 10 business days. Some items may take longer if parts must be ordered, specialized vendors are required, or access is limited.
We will keep you informed if there are delays and appreciate your patience while we work to resolve the issue properly.
What is a Emergency?
A condition that causes injury, threatens your health, or causes serious property damage such as fire, broken gas line/leak, broken water line or flooding, no air conditioning during extreme heat, no heat (interior temperature falls below 60 degrees Fahrenheit), or a lockout.
Loss of air conditioning is considered an emergency when the system is not operational and interior temperatures reach 85 degrees Fahrenheit or higher.
To Report a Emergency, call 813-625-9595 option 9. The phone will ring to our office first and then to our 24hr call center if our office does not answer.
Changes to Occupancy or Animals
- Any and all changes to occupancy of people or animals must be “processed” through RPM Blue Sky.
- Every occupant over 18 must complete a application. Notify RPM Blue Sky if there are any adds or changes to residents.
Front Door
- To Open: To open front door with code, enter code.
- To Lock: Make sure the door is closed and press lock.
- Batteries: The door will warn of a low battery. Uses 4 AA.
- Door code will be sent via email or provided in another way.
HVAC Filters
• Using and changing air filters is a nessesary and required bi-monthly maintenance task for your health and the to ensure optimal and long life of the HVAC equipment.
• Filters must be changed every 2 months. 1 filter per 2 months is provided as part of the Resident Benefits Package. If based on usage or desire, you would like to change more frequently or use a higher Merv value (max of Merv 13), you can purchase additional filters.\
Use of Disposal
A garbage disposal is a helpful kitchen tool, but improper use can lead to clogs, damage, and costly repairs. Clogs due to inproperty use of disposal and draining will be charged to tenant. Follow these guidelines to keep it running smoothly.
- Run Cold Water – Always use **cold water** while running the disposal to solidify grease and prevent clogs.
- Cut Large Items – Break up large food scraps into smaller pieces before putting them in the disposal.
- Gradual Feeding – Feed waste **slowly** into the disposal rather than dumping large amounts at once.
- Keep It Clean – Flush with **dish soap and cold water** after use to reduce buildup. \
- Grind Citrus Peels – Occasionally grind lemon or orange peels to help freshen the disposal.
Do NOT Put These Items in the Disposal
- Grease, Oil, or Fat – Can solidify and cause major clogs.
- Fibrous Foods – Celery, corn husks, onion skins, and artichokes can wrap around the blades.
- Hard Items – Bones, fruit pits, seafood shells, and popcorn kernels can dull or damage the blades.
- Starches – Pasta, rice, and potato peels expand with water and cause blockages.
- Non-Food Items – Plastic, metal, glass, paper, and cleaning wipes should never go in the disposal.
- Coffee Grounds – Can accumulate in pipes and create sludge buildup
Additional Tips
- Never use hot water – when running the disposal; it can cause grease to liquefy and later solidify in the pipes.
- Always run water – for a few seconds before and after using the disposal to flush debris.
- If the disposal jams – turn it off, unplug it, and use the reset button or an Allen wrench (inserted into the bottom hole) to free the blades.
Water Turn Off
Please take the time to learn how to turn off the water at each point of water entry such as toilets, sinks and washer and dryer outlets. The water main at the house is usually on the front or side of the house. Please take the time to know where it is and how to turn it off.
Water Softener
If your home has a water softener:
- Use of the water softener is required.
- A water softener provides water that has much less minerals and “hardness.” Soft water helps keep pipes free of minerals, makes the dishwasher work much better, enables reduced amounts of soap to be used and has a nice feel.
- The softener will regenerate weekly or as needed overnight.
- Check the drain on occasion to be sure the drain tube is still directed into the drain or exterior drain area.
- Check the salt container every few months to see if more salt is needed. It can be purchased at most stores including Walmart, Home Depot, Publix and Lowes.
Fire Alarms
- Batteries should be replaced annually and the system should be tested periodically.
- Refrigerator Water Filter: It will need to be replaced as the refrigerator alerts or approximately every 6 months.
Lawn and Landscape Maintenance
Unless otherwise stated in your lease, tenants are responsible for maintaining the lawn, landscaping, and outdoor areas in a clean and presentable condition.
Tenant Responsibilities
- Regular Mowing – Grass should be mowed to a reasonable height, typically every 1–2 weeks, depending on the season.
- Weed Control – Remove weeds from flower beds, walkways, and driveways as needed.
- Watering – Maintain the health of the lawn and plants by following local watering restrictions.
- Leaf & Debris Removal – Keep the yard free of excess leaves, branches, and trash.
- Edging & Trimming – Keep bushes, hedges, and small trees trimmed so they do not become overgrown.
- Fertilizing, bug and weed control – It is recommended to hire a lawn service to manage the fertilizer, bug and weed control. If your home has St. Augustine grass, it must be managed well or it will die and/or be overrun with weeds. Most homeowners are not able to keep up with the needs of St Augustine grass and thus it is common to hire a service that specializes in management of St. Augustine. More information about St. Augustine can be found Univeristy of Florida IFAS. If you decide to manage it yourself, here are a few helps.
- Hiring a company. There are numerous companies that have this service such as Keepers of the Green.
What the Tenant May Not Do
- Remove or plant trees/shrubs without written permission.
- Install permanent landscaping features without authorization
What RPM Blue Sky Covers (if applicable)
- Tree trimming for trees that present a safety hazard
- Lawn maintenance if included in HOA services or covered by the lease agreement
Recommended Vendor
**Failure to maintain the yard may result in a violation notice and/or charges for professional lawn care services.**
PEST CONTROL
Unless otherwise noted in your lease agreement, **pest control is the tenant’s responsibility** and must be properly maintained throughout the lease term. A pest-free home is essential for health, safety, and property upkeep.
Tenant Responsibilities
- Professional Pest Control Required – Tenants must schedule and pay for professional pest control services **at least once per quarter** to prevent and address infestations. Failure to do so may result in fines or charges for remediation.
- Routine Prevention – Tenants must keep the home clean, dispose of trash regularly, and store food in sealed containers to prevent pest issues.
- Immediate Action – Any signs of roaches, ants, rodents, or other pests must be addressed immediately by a licensed pest control professional. Delaying treatment may lead to property damage and additional costs.
- Exterior Prevention – Tenants must keep doors and windows properly sealed, eliminate standing water, and remove debris around the property to reduce pest risks.
What RPM Blue Sky Covers
- Pre-Move-In Pest Inspection** – The property is inspected and treated for pests before a new lease begins. Tenants must report any pest issues within **7 days of move-in** for resolution.
- Structural Pest Issues** – Any pest problems related to the building’s structure (such as termites) will be handled by property management.
What the Tenant is Responsible for
- Hire pest control service.
- Flea and tick prevention and treatment (if a pet is present) are solely the tenant’s responsibility.\
- Pest problems due to tenant negligence (such as lack of cleanliness, food left out, or failure to report leaks) will be charged to the tenant.
**Failure to schedule professionasl pest control may result in lease violations and potential charges for remediation.**
HOA
Some of our homes are located in communities governed by a Homeowners Association (HOA). If your home is part of an HOA, you are responsible for following all HOA rules and guidelines, including those related to parking, pets, noise, trash, amenities, and exterior appearance.
HOA rules apply to all residents and guests. Please review the HOA rules carefully and reach out to us if you have any questions.
Any fines, fees, or violations issued by the HOA due to non-compliance will be the responsibility of the resident and may be charged back to your account. Repeated HOA violations may result in further action under your lease.
Sprinkler Use & Lawn Watering
Residents are responsible for watering the lawn in a way that supports healthy grass while following all local county water use guidelines. Proper watering helps maintain the appearance of the home and prevents unnecessary lawn damage.
Sprinklers should be used responsibly and maintained so water is not wasted on sidewalks, driveways, or streets. Watering should allow enough time and coverage to support a healthy lawn while staying within county guidelines.
Watering rules and restrictions are set by the county and may change throughout the year. Residents are responsible for staying informed and following the most current guidelines for their location:
- Pasco County water restrictions: https://www.pascocountyfl.net/waterrestrictions
- Hillsborough County water restrictions: https://www.hcfl.gov/waterrestrictions
- Hernando County water restrictions: https://www.hernandocounty.us/water
Any fines, violations, or issues related to improper sprinkler use or failure to follow county guidelines may be the responsibility of the resident.
Parking Rules & Guidelines
Parking rules can vary depending on the city, county, community, or Homeowners Association (HOA) where your home is located. It is the resident’s responsibility to understand and follow all applicable parking regulations
Always park in designated areas only. Do not block driveways, sidewalks, fire lanes, or access points. Follow any posted signs or community guidelines related to parking.
If your home is in a community with an HOA or local parking restrictions, you must follow those rules. These may include restrictions on:
- Overnight parking on the street
- Commercial vehicles, trailers, boats, or recreational vehicles
- Assigned parking spaces or guest parking
- Use of common area parking
Failure to follow applicable parking rules may result in fines, towing, or other enforcement actions by the city, county, or HOA. The resident is responsible for any fines or charges related to parking violations.
For local and community parking rules and regulations, please check the appropriate resource for your location or contact management.
