Frequently Asked Questions
What is your policy around musical instruments?
They are allowed, but need written approval
by management.
Can I make any alterations to my unit?
Please inquire before making any alterations to
your unit.
What is the standard length of a lease with Vive LLC / JEMS Corp?
We offer 11 month leases.
How long does it take to hear back about my application?
It takes us 24-72 hours to process your
rental application.
Do I need to have
renter’s insurance?
We do not require renter’s insurance,
but we highly recommend it.
What about guests?
Guests cannot reside more than two
consecutive weeks in your unit without
notifying us.
Do you allow smoking in units?
No, all of our units and properties are
non-smoking. Please note that you cannot
smoke within 50 feet of any building, patio,
window or door.
What is your policy around noise?
No loud music or excessive noise after
10pm or before 7am on weekdays and between 11pm and 8am on weekends.
Do I need to pay for utilities?
Water and sewage is paid for by
us, Vive LLC or JEMS Corp; internet, gas
and electric is paid for by you, the tenant.
What happens after my application
is approved?
If you are approved, you have 24 hours to confirm your move in date and interest. Once the lease is sent to you, you have 48 hours to sign your lease.
Failure to comply with this timeline means we will offer the unit to the next approved applicant.
Who do I contact to pay for my
power / gas service?
Power:
PGE
503.228.6322
Cascade Commons, Cedar Flats, Terrace Court,
Ivy Tree, Stanford, Forrest View, Rosegate
Raymond Apartments, Bretnor, Westover
1.888.221.7070
The Clairmont, Elysium, Hawthorne Court,
Alberta Crossing, Regal Manor, Taylor Place
Gas:
NW Natural
1.800.422.4012
Bretnor, Astoria Apartments, Elysium,
Taylor Place, Elysium, Forrest View,
Raymond Apartments, Rosegate NW
What are the policies around
trash / recycling / compost?
Please break down cardboard boxes and be respectful of the trash areas. Do not leave
large and oversized items, such as furniture,
in the trash areas. Please notify management to dispose of furniture. Please dispose of trash, recycling or
compost (only offered at Cascade Commons)
in the correct receptacles.
Who do I contact for repairs?
What if it’s an emergency?
Please make non-emergency repair or
maintenance requests through your
tenant portal. For emergencies please
contact Kevin at 971.386.9562 or
Mark at 503.479.5026
and then make a request on your
tenant portal.
What is the move in deposit?
Security Deposit for a 1 & 2 bedroom is $1000.
Upon move out, and after accounting for
damages, you will receive the remainder
of your security deposit 25-30 days from move out. There is, also,
a pet deposit of $100 per pet that must be
paid upon move in.
Do I need a parking permit? Do I
need to worry about being towed? What happens if I am towed?
For properties with off street parking, with the exception of a parking garage, we provide
one free parking permit per unit. Please note that some properties have less parking spaces than
units. Additional parking permits are $25 per car
per month. Any cars parked in our off street
parking lots will be towed if they do not have a parking permit. If you are towed please call
Elite Towing.
503.724.5305
Do you allow pets? What about pet rent? Do you have any breed or
size restrictions?
We allow for up to two cats and one dog per unit.
Our pet rent is $25 a month per pet. Please note
that you must receive approval to keep a pet in
your unit. For pets other than cats or dogs please contact us about specific pet rent rates. While
pet rent and a pet deposit does not apply to assistance animals, we must be aware of their presence in the unit and must receive proper documentation of their status.
We accept cats and dogs that are 50lbs and
smaller. For other types of animals
please inquire.
How do I pay rent?
The easiest way to pay rent is through your
tenant portal. You can also mail us a check or
money order made out to
Vive LLC
Forrest View, Terrace Court
or
JEMS Corp
The Bretnor, Cascade Commons, Cedar Flats,
The Clairmont, Ivy Tree, Regal Manor, Raymond
Rosegate NW, Hawthorne Court, Taylor Place
The Stanford, Westover
to
PO Box 86441
Portland, OR 97286
Some buildings have a secure lockbox for rent deposits. If you are unsure if your building has a dropbox site, please contact us.
Is there anything I should be aware of with move in or out?
Please do not block elevators or stairs at any
time, nor parking. Moving should be done during
the day and not between 10pm-8am. Any
damage done to the building during moving is
the responsibility of the tenant. All boxes must
be flattened for recycling. It is your responsibility
to dispose of all unwanted items. Any large items, such as furniture, placed in or near the trash / recycling areas or left in your unit upon moving out will incur a fee charged to you. Filling trash /
recycling with unwanted items will also incur a fee.
You are welcome to request a walk through for
move out, but they are not required.
We do business in accordance with Federal and State Fair Housing Laws. It is illegal to discriminate against any person because of race, color, religion, sex, handicap, familial status, national origin, marital status, source of income, sexual orientation including gender identity, domestic violence victims, or any other class protected by state or federal laws.