FREQUENTLY ASKED QUESTIONS

Pheasant Run starts leasing in late September/early October. To secure a spot, you will need to come in with your group of four* and be ready to pay the $35.00 per person** application fee and $65.00 per person** reservation fee. Also, make sure you have discussed your decision with your guarantor (parent/guardian), as they will need to sign your lease as well.

*If you do not have a group of four, but know that Pheasant Run is where you want to be, we will go ahead and allow you to sign your lease at the 4-person rate. However, Pheasant Run and/or your owner reserve the right to lease any vacant bedrooms in the townhome to qualified applicants who may or may not be known to the leasing Tenant(s). Any un-leased bedrooms will be made available for occupancy to qualified applicants in accordance with all local, state and federal laws, including all applicable fair housing laws. If you are signing with a group of less than 4 students, you are required to complete as a condition of your lease, a Roommate Profile Form.This form is a critical tool used by our staff to assist us in the placement of roommates.  While we reserve the right to place a random roommate in the house, this does not negate your ability to seek out a roommate(s) prior to placement occurring.  There are many sources for you to seek out roommates and we encourage you to do so.

The per-person rental rates advertised are based upon four-person occupancy. Please contact the Pheasant Run office for more info.

**Based on 2012/2013 rates.

If you have a roommate(s) who wants to live with you, but is abroad or is not in the area at the time of lease signing, we may require fax numbers, email addresses, and guarantor information to help us complete the application process.

We do! We keep an ongoing list in the office of people who are looking for housing, and we have created a new feature on our website where you can post listings. We also encourage our residents to use the JMU Off Campus Life bulletin board. JMU also holds a few “Roommate Mixers” throughout the school year, where several of our incomplete groups in the past have found roommates.

Yes & No!

Yes; if you have never rented anywhere else, you MUST have a guarantor (parent/guardian) co-sign the lease with you. We typically mail all leases for a group at the same time and send a letter to the guarantor stating that they have 15 days to return your signed lease with their signature and the balance of the security deposit.

No, if you meet ALL of the following requirements:

1. Minimum of six months satisfactory rental history
2. Proof that your monthly income is three times the amount of the required rent
3. Minimum of one year’s employment history
4. Satisfactory credit history
5. Satisfactory criminal history

A guarantor must be a parent, stepparent, relative, or legal guardian over the age of 25 that meets the same guidelines as those who must qualify on their own (see #4). The individual must also reside in the United States.

Yes. Pheasant Run offers a limited number of short term leases. Please contact a marketing specialist with your specific needs.

Yes, you may sublease your room, but certain requirements must be met. You must also gain approval from your landlord and your roommates prior to subleasing your room. Please contact our office to discuss your circumstances and find out more information about requirements.

Pheasant Run leases are one-year contracts with no early termination clauses. In order to be released from your obligation, you will need to find a replacement tenant. You will also need to meet certain requirements and must gain approval from your landlord and roommates prior to re-assigning your lease. Please contact our office to discuss your circumstances.

We clean and paint the townhomes every time all four tenants in a unit move out. We then clean the entire house and repaint everything. If at least one person is staying, we clean and paint all vacated bedrooms and will touch up as needed in common areas. Professional carpet cleaning is also done in all vacated areas.

No, a furnished home only includes furniture; everything else is up to you. Please refer to our Move-In Musts for a detailed list of ideas for move-in necessities!

All of our townhomes, whether furnished or unfurnished, have all major kitchen appliances. This includes a refrigerator, microwave, oven, dishwasher, and full-sized washer and dryer.

You do not have to worry about any lawn care or snow removal. We do ask that you keep your yard clear of trash, and if you have outdoor furniture, that you keep it on your deck/patio so that the lawn service can more easily mow.

We are on the bus route, with a direct route to JMU. The bus shelter is right beside the Pheasant Run Rental Office in the cul-de-sac.

We do not suggest painting the interior of your townhome. If you choose to paint, please be aware that your non-refundable cleaning and redecorating fee does not cover a color change for any wall(s). Therefore, in order to not be charged, the wall(s) must be painted back to DuShell White and must be up to contractor standards before you move out. DuShell White paint can be purchased from Sherwin Williams.

Yes, Pheasant Run is a pet friendly community, offering conditional approval for pets in most of our townhomes. Pets are permitted only with prior written permission from your landlord. A pet agreement must be in place prior to the pet being housed in the townhome and all roommates must agree in writing to allow a pet in the home as well. Once the pet agreement is in place a non-refundable pet fee of $150.00 is due and the pet owner shall be responsible for an additional $30.00 monthly rent. If at any time the pet owner violates the policies of the lease or pet agreement, pet approval may be revoked and the pet shall be removed immediately from the premises.

No, we do not allow temporary or visiting pets. If you are caught with a visiting pet, you could be subject to fines and/or lease termination.

In the state of Virginia, we have 45 days from your lease expiration date to refund security deposits. Most are mailed by early September.

Your non-refundable cleaning and redecorating fee covers normal wear and tear. We shouldn’t have to come in and do a major overhaul in any townhome, so before you leave, you must make sure your home is in good shape. In terms of cleaning, with the number of townhomes we turn over each summer, our cleaning staff should not have to spend more than one to two hours in any given townhome. If we find trash, personal items, or anything that requires extra time for removal, you will be charged for the time the removal takes. If we find excessive trash, you will be charged $25-50 per trash bag removed.

Check-in starts on August 12th at 12 noon. You can check in then at the tent located in the parking lot next to the model. After August 14th, check-in is at our main office, located at 321 Pheasant Run Circle. All balances must be paid in full at the time of check-in or keys will not be distributed.

We will send out statements prior to move-in showing any unpaid balances you may have. In order to receive your keys on move-in day, you will need to be at a zero balance. Your first month’s rent is due on August 1st; please make sure this is paid on time!

Your rent is due at the first of each month, with a five-day grace period. Any payments made after the fifth of the month will incur a $25 late fee.

No, you will not need to move your things out if you are renewing your lease at Pheasant Run.

Pheasant Run has enough parking spaces for each home to have four vehicles on the property. In addition to your front-door parking, we also have three designated visitor’s lots.

We provide free parking passes each year. However, if you lose your pass, there is a $15 charge for a new one.

Yes, you will. We have temporary passes in the office for situations like these. Please stop by our office to pick one up.

Yes, just come in with your Driver’s License and Registration to fill out the paperwork and we will be glad to issue a pass to you.

Come in as soon as you realize you are missing your permit and get a new one. You will be charged $15 for a new pass.

We do not issue guest passes. Your guests need to park in one of the three visitor’s lots provided. If you know you have company coming, the best thing to do is park your car in a visitor’s spot, and then move it back to a non-visitor’s space once your guests have arrived and parked in the space you saved for them.