FAQ & Policies - Your questions answered

What is included in the property rent?

What is a Utility Allowance?

Each property’s rental rate is based on many factors, but one of the most important of these is utility usage. A Utility Allowance is the maximum amount budgeted for all utilities in an ABODES unit. The allowance is established by gathering average expenditures for the utilities and services and setting a specific cap amount for each rental unit.

If the utility expenses are more significant than the utility allowance, this may result in an additional cost for you. Each rental unit has a calculated allowance that is stated in your lease. If you exceed the monthly amount, then you will need to pay for the extra charges. The overage will be invoiced along with billing information supporting the additional expense.

So please be careful with your utility usage. Shut off all lights when not in use and when you leave the unit. Adjust the thermostat accordingly if you will be away for a while. Make sure your windows are shut when using AC/heat and not letting heat out (or cold in). Not only will these steps help you stay within the unit’s allowance, but you’ll also be doing Mother Earth a big favor!

What are the features and amenities of our properties?

All of our properties are unique and have their distinctive architectural features and amenities. No two units necessarily come with the same amenities, but you can be sure that the residence will come with everything you need to make your stay very comfortable.

Interior Features: Coffee maker, fully equipped kitchens, high-speed wireless internet, basic cable channels, heat and central air, washer and dryer either in the unit or nearby in the building.

Furnishings: Flat screen television, wholly furnished with distinctive furniture and decorations, housewares, microwave, and much, much more.

A complete list can be provided for each unit upon request.

How is ABODES different from Airbnb/VRBO/Booking.com or vacation rental websites?

All properties are professionally managed. Sometimes when renting from individuals or smaller companies, getting new keys when you’re locked out or getting the Wi-Fi reset, can be burdensome. We’ve designed our response effort to help you with timely repairs and service.

We can provide showings, when possible. If you’re available and in town (or have someone who can look on your behalf) we can show you the property ahead of time – usually with 24-hour notice to the currently renting guest.

No shared living. We get this question based on the creation of the shared economy, but all of our rentals are for your exclusive use.

What time is check-in/out?

Check-in time is between the hours of 5 PM and 8 PM. Checkout time is 10 AM. Special arrangements may be made, but are not guaranteed.

What are the check-in procedures?

Check-in procedures vary according to which property is being rented. Information will be provided before your arrival.

What other services do you offer?

Daily and weekly housekeeping services are available for an additional charge.

I'm expecting a large shipment while I'm living in one of your properties. Is there anything special I need to do?

If you are renting in a larger building (i.e., with a front desk and freight elevator), your shipment will need to be coordinated, scheduled, and approved by the building. Please let us know, and we will make sure it’s all taken care of for you. If you are renting in a smaller building or one of our homes or condos, you may need to contact us to make arrangements. In any case, we’re here for you! Just call.

Are properties professionally cleaned between each rental?

All of our properties are professionally cleaned after each guest’s departure, including turning over all linens and towels. Plus, we conduct a quality control check to make sure the property meets ABODES’ standards and has everything you need for a comfortable stay.

Are pets allowed?

In some units, pets are allowed. However, there are specific requirements. If approved, special arrangements will need to be made at the time of booking. There will be an additional $75 per month for the pet, and in all cases, an additional $1000 security deposit will be required. Dogs must weigh less than 35 lbs and must be housebroken; certain breeds may not be accepted. Only one pet will be allowed in any unit. Owners must supply, before arrival, records from a registered veterinarian that the pet is up-to-date on all its shots. At all times, the pet must be leashed, and the owner is responsible for picking up after it. Pets that do not get along with other animals or people will not be accepted.

Owners will have to complete a pet addendum as part of the application process.

Do you charge taxes?

Bookings that are less than 29 days are subject to a 6% Monroe County Occupancy Tax and will be added to all invoices. Anything beyond 30 days is not subject to taxes.

Do you require a security deposit?

Yes, there is a $2,000- $3,000 security deposit required at the time of booking depending upon the unit. Security deposits are returned provided that there are no damages to the property beyond normal wear and tear.

For those units that allow pets, there is an additional $1,000 security deposit added to the bill and shown separately.

What other charges are there when making a reservation?

Depending on the unit there can be a daily or monthly parking fee. Fees range from $65-$90/month (non-prorated).

Regular cleaning service is available; please inquire about pricing.

What are accepted forms of payment?

ABODES prefers ACH payments through our portal but also accepts personal or certified checks, and wire transfers. Credit card fees will be passed on to the client at the time of the transaction. Fee amounts are determined by the selected payment services vendor and not ABODES. In the case of wire transfers, the client will be responsible for all wire transaction fees.

How do I make a reservation?

All reservations begin through the website. After you have had time to review the properties and have decided on one, you can book online or call the office with any questions you may have. A reservation is only considered confirmed when a payment is received for a short-term booking or a lease, for stays longer than 29 days, has been signed and the initial payment including any fees has been received.

If assistance is required, do not hesitate to call us at 585.298.4466 or drop us an email at info@abodesps.com

FAQ About ABODES Owner’s Rental Program

I own a property and want to rent through your company. What are the steps involved?

We would be happy to discuss our property management services with you to evaluate your property for our corporate housing program. Please contact us at 585-298-4466, or send an email to info@abodesps.com.

Why should I choose Abodes Property Services?

We have several important facets:

• We visit, vet, and inspect each property before adding it to our inventory.
• We cater to business travelers although many other types of professionals and families have rented from us. In all cases, we understand the need for service and convenience when coming to Rochester to work.
• We have been providing furnished accommodations in the Rochester area since 2007. We are the ONLY local business solely dedicated to furnished rentals aside from the occasional landlord or owner who chooses to rent similarly.
• No two units are alike and neither are the varied tastes of renters. We pride ourselves on our diverse portfolio of residences.

Do I have to furnish my property to be able to rent it through your company?

Yes. Great interior design and style are very important to ABODES and our guests. Properties, where attention to detail of the interior and exterior of the property makes it much easier to rent and will generate higher rental rates. ABODES offers color consultation, interior design, and staging services that will help meet our interior design standards, but the task and cost of furnishing the property is the owner’s responsibility.

Can I cancel the contract at any moment?

Yes. Since we do not make money unless you are making money then concluding the business arrangement is reasonably straightforward. We require a 30-day notification. Additionally, if there are any active contracts at the time, ABODES expects that those reservations be respected and commissions dispersed to ABODES.

Who is responsible for damages?

Each guest who makes a booking pays a security deposit to cover any damages. ABODES takes a full inventory of each residence when we receive it and has photographs shot to assess the condition of the residence and its contents if money needs to be held back from the deposit for damages.

Do you guarantee a minimum rental return?

No. ABODES will only generate income once the property is receiving bookings so we are highly motivated to maximize your occupancy. ABODES has an average occupancy rate of 75% for each of our properties.

How can you guarantee that my property won't be rented without my knowledge?

ABODES will manage the entire process from the moment we take over your unit until we have checked out guests to make sure every part of the process is done the right way (marketing, accounting, reservation, payments, cleaning, maintenance, and customer service).