Everything you can do in your Tenant Portal

1Find a rental

Browse available units. No account needed.

Your property manager publishes available units on a public listings page. You don't need to log in, create an account, or give any personal details just to look.

Where you'll see these listings

• Directly from your property manager — a link to their listings page or to one specific unit.
• On Zillow, Trulia, and HotPads — many property managers syndicate their listings automatically. The Apply link on those sites brings you back to the same application described below.

2Apply online

A five-step form you can save and come back to.

Selecting Apply for this rental starts the application. There's a progress bar across the top so you always know where you are:

Step 1 — Start

Enter your Email address and select Start application. This creates a saved draft tied to your email, so if you close the tab or run out of time you can pick up where you left off instead of starting over.

Step 2 — Your info

The main form. Nothing is submitted to the property manager yet — this is still your private draft.

Select Save and continue when you're done. If something required is missing, the page will show you exactly which field needs attention rather than failing silently.

Adding roommates or co-applicants

If someone else will be on the lease with you, add them here with their Full legal name, Email, and Phone, then select Add co-applicant. Repeat for each person. You can remove anyone you added by mistake before submitting.

Step 3 — Documents

Upload proof of income and identity. Pick a Document type, choose your file, and select Upload document. Repeat for each file, then Continue.

• Accepted formats: PDF, JPG, or PNG.
• Maximum size: 8 MB per file.
• Commonly requested: recent pay stubs, an offer letter, or a few months of bank statements, plus a photo ID.

Uploaded files are private. Only you and the property manager you applied to can open them — no other landlord using Return Grid can see them.

Step 4 — Review & submit

A full summary of everything you entered, including co-applicants and uploaded documents. Read it over, go back and fix anything that's wrong, then select Submit application.

Step 5 — Done

You'll see Thank you for applying, plus whichever next steps apply to you:

• An application fee is required — a secure payment link to pay the fee. Your application moves forward once payment clears.
• Complete your screening — a link to the screening company to finish your background and credit check.

Keep the confirmation email. It contains the link you'll use to check your application status.

3Screening & decision

What happens after you submit, and what your rights are.

Your application status

How screening works

Screening is run by an independent screening company — commonly Checkr Tenant or TransUnion SmartMove — not by Return Grid and not by your property manager. You'll get an invitation directly from that company.

• You pay the screening company directly. Return Grid never handles that money and takes no cut of it.
• Your Social Security number goes to the screening company, not to Return Grid. It is never stored in the rental application.
• Your property manager sees a summary, not your raw credit file, unless they specifically choose to share the full report with you.
• You consented explicitly when you checked the screening consent box on your application. The date, time, and your consent are recorded.

If you're denied

You'll receive an adverse action notice in writing. This is a federal requirement under the Fair Credit Reporting Act, and it tells you:

• That information from a consumer report was part of the decision.
• Which screening company supplied that report, and how to contact them.
• That the screening company didn't make the decision and can't explain it.
• That you have the right to a free copy of your report from that company within 60 days, and the right to dispute anything inaccurate or incomplete in it.

If something in the report is wrong, dispute it directly with the screening company. Corrections there can change future applications.

4Your lease & e-signature

Reviewing and signing, and your right to paper.

Once you're approved, your property manager prepares your lease and sends it for signature. You'll get an email with a secure signing link.

1. Open the signing link. It's unique to you — don't forward it.
2. Read the whole lease before signing. Take your time. Check the rent amount, the lease start and end dates, the deposit amount, who's on the lease, and any addenda (pets, parking, utilities, house rules).
3. Ask questions first. If something doesn't match what you were told, contact your property manager before you sign, not after.
4. Sign electronically. If there are co-tenants or a guarantor, everyone signs their own copy — sometimes in a set order, so there may be a wait between signatures.
5. Get your copy. Once everyone has signed, the completed lease is saved to your Documents page where you can download it any time.

Consenting to electronic documents

Before Return Grid delivers a lease or other legally effective record electronically, federal law requires your affirmative consent. You'll see a consent screen titled Choose electronic document delivery explaining:

You confirm you can open, save, and print PDFs on your device, then select I agree to receive documents electronically. This consent covers records delivered through the Tenant Portal — it doesn't change any term of your lease.

5Setting up your portal account

Your first sign-in, and how to get back in later.

Your invitation

After your lease is signed, your property manager invites you to the Tenant Portal. You'll get an email with an invitation link that takes you to Set your password.

• Enter a New password and Confirm password.
• Use at least 8 characters with uppercase, lowercase, and a number.
• Select Finish account setup.

Signing in from then on

Forgot your password?

Use Email me a sign-in link instead. Enter your email, select Send sign-in link, and open the link from your inbox — it signs you in without a password. These links are single-use and expire quickly, so request a fresh one if it's been sitting a while.

Two-step verification

Some property managers require a second step at sign-in. If yours does, you'll be prompted to set it up before you can use the portal — see Account security. At sign-in you'll see Verify it's you and enter a 6-digit code from your authenticator app or a text message, or use a backup code.

6Move-in inspection

The single most important thing you can do to protect your deposit.

When you first sign in, your Dashboard may show a Move-in inspection card: Document your unit's condition. This checklist creates a shared, timestamped record of what the unit looked like the day you moved in — so you aren't charged later for damage that was already there.

1. Select Start / continue inspection on the Dashboard.
2. Go room by room. For each item, mark its condition and add notes where something isn't perfect.
3. Add photos for anything you want on the record. You can add and remove them as you go.
4. Save a draft with Save draft if you need to finish later. Nothing is submitted until you sign.
5. Sign and submit. Type your full name to sign, then Submit & sign.

When you sign, your name, IP address, browser, and the current date and time are recorded with your submission, confirming the inspection is accurate to the best of your knowledge.

If you don't complete it, you'll get reminder notices as the deadline approaches and after it passes. It's worth doing well before then.

7A tour of your portal

Six sections, one for each thing you'll need.

The portal works on a phone browser end to end — you don't need to be at a computer to pay rent or report a leak.

8Rent & Invoices, and autopay

Every charge, credit, fee, and payment on your lease, and how to pay.

Making a payment

1. Open Rent & Invoices and select Make payment, above the ledger table.
2. Check the amount. It's pre-filled to your current balance, but you can change it — pay a partial amount, your full balance, or ahead.
3. Select Continue to checkout. A secure hosted payment page from your property manager's payment provider opens.
4. Complete the payment there. Your card or bank details go to the payment provider, never to Return Grid.
5. Come back to the portal. A new Payment row appears in All activity shortly after, with its own downloadable Receipt.

Finding a specific entry

With a long rental history, use Search ledger to find an entry by its description, type, or date, or the Type filter to show just one kind of entry — rent charges, other charges, late fees, payments, credits, concessions, write-offs, refunds, or NSF reversals. Sort by reorders the table; it opens newest-first by date.

Setting up autopay

If your property manager has recurring payments turned on, a separate Set up automatic payments card appears below the ledger. Under it you authorize a monthly debit through your property manager's payment provider:

• Payment method — card or bank account (ACH), whichever your property manager supports.
• Monthly amount — how much to debit each month.
• Debit day — which day of the month.
• Select Continue to authorization and complete the authorization with the payment provider. Choosing a bank account requires accepting a written debit authorization first.

Your property manager can see that autopay is on, which day, and which method — but not your card or account numbers. Once autopay is active, the same card shows its status and a Turn off autopay button in place of the enrollment form.

Documents

Every entry in All activity has its own downloadable document — Invoice for a charge, Receipt for a payment or credit — available at any time, right from its row. Keep these; they're your proof of charges and payments.

9Late fees & how to dispute one

Every fee is itemized, and you can formally contest it.

Late fees appear as their own Late fee rows in All activity on the Rent & Invoices page — listed alongside rent so you can always see exactly what you're being charged and when. There's a Late-fee policy card on the same page explaining the rules that apply where you live. Late fee rules vary by state and city, and the portal applies the rules for your location.

Disputing a late fee

1. Find the fee in All activity on the Rent & Invoices page — use the Type filter set to Late fee to narrow it down.
2. Select Dispute fee next to it.
3. Explain why. Be specific — the date you paid, a confirmation number, a bank record, or a conversation you had.
4. Submit. The fee shows as Dispute submitted while it's reviewed.
5. Watch for the outcome. It'll show as Dispute resolved, or as Waived if the fee is removed.

10Maintenance requests

Report an issue, track its status, and keep the conversation in one place.

Submitting a request

Go to Maintenance and select New request.

Writing a request that gets fixed faster

• Be specific. "Bathroom sink drips constantly from the cold tap" beats "sink broken."
• Say when it started and whether it's getting worse.
• Set the priority honestly. Marking everything Urgent makes it harder to spot what really is.
• Give real entry times. The more windows you offer, the sooner someone can come.
• Flag pets. It's a safety matter for whoever enters.

Tracking your requests

Under Your requests you'll see everything you've submitted with its Status, Priority, Last activity, and Subject. Selecting one opens the full thread. Use Refresh to pull the latest.

Replying

Open the request and use Reply, then Send reply. Your message goes to your property manager and stays attached to that request, so the whole history of the issue lives in one place. Use this to answer questions, confirm a visit, or report that something isn't fixed.

11Messages

General questions that aren't about a repair.

The Messages section is for anything that isn't a maintenance issue — parking, guests, mail, giving notice, a question about your lease.

1. Select New message.
2. Choose the Lease it relates to, add a Subject, and write your Message.
3. Select Send message.

Your conversations appear under Your messages with their status and latest activity. Open one to read the thread and use Reply → Send reply to continue it.

12Documents & receipts

Everything your property manager has shared with you.

The Documents page holds the records shared with you, grouped into Lease documents and anything else Shared with you. Each entry shows its type, title, and the date it was shared.

Typically you'll find your signed lease and any addenda, house rules, your move-in inspection report, and any notices your property manager has sent. Payment receipts now live on the Rent & Invoices page, alongside your ledger, and your deposit's own records live on the Security Deposits page.

Your property manager's details

A Landlord and agent identification card lists who your property manager is and how to reach them. Use these details for legal notices, paper-copy requests, or questions about your lease. Many states require this information be given to you in writing — this is where it lives.

13Your security deposit

Where it's held, what's deducted, and how to contest it.

Your security deposit has its own top-level page, Security Deposits, separate from Rent & Invoices — it tracks your deposit for the whole life of your tenancy, not just at the end, and gives every deposit-related entry its own downloadable Invoice PDF.

While you're renting

The Your security deposit card at the top of the page shows:

Below that, the Deposit ledger card lists every deposit-related entry — your initial deposit, any deposit increase, and any pet deposit — each with its own downloadable Invoice. Use Search deposit ledger and the Type filter to find a specific one, and Sort by to reorder the list. A Make payment button is always available here too, for the rare case your property manager asks you to pay toward your deposit directly rather than collecting it another way.

After you move out

Once your deposit is settled, the Your security deposit card shows the outcome:

• Itemized deductions — each charge listed individually, not a single lump sum.
• Amount being returned to you.
• The date it was returned.
• A return letter (PDF) you can download and keep.
• Notes explaining the deductions.

You'll also get a notification when your deposit return is available.

Disputing your deposit return

If you disagree with a deduction, select I disagree with an item on the Your security deposit card:

1. Explain what you disagree with. At least 20 characters — but write far more than that.
2. Name the specific deduction. Don't dispute the whole thing generically; identify the line item.
3. Include your evidence. Photos, receipts, walkthrough dates — this is exactly where your move-in inspection photos earn their keep.
4. Submit the dispute. A support ticket opens with your property manager.

14Renters insurance

Recording your policy, if your lease requires one.

If your lease requires renters insurance, the Insurance card on the Documents page is where you record it. Return Grid doesn't sell insurance — you buy your own policy from any carrier and record it here.

• Enter your Carrier, Policy number, and Expiration date, then Save policy details.
• Use Upload policy PDF (declarations page) to attach proof of coverage, then Upload.

You'll be reminded automatically before your policy expires, and again if it lapses. Keeping this current matters — an expired policy can put you in breach of your lease.

15Settings & notifications

How you're contacted, and how documents reach you.

Document delivery

Under Electronic records you can review the electronic-delivery consent you gave (see Your lease & e-signature).

Under Paper copies, selecting Receive future documents by mail → Request paper copies tells your property manager to print and mail future legally effective documents. They'll receive an action in their activity log. Any provider or postage charges must be disclosed to you separately.

Text messages

Text alerts are optional and consent-based:

1. Enter your Mobile phone number.
2. Select Send consent text.
3. Reply YES to the message you receive. Your number isn't verified until you do.
4. Reply STOP at any time to opt out.

Choosing how you're notified

Under Notifications you control which channels — email, text, and push — are used for each kind of update.

Push notifications

Select Enable push notifications to get alerts on the device you're using, then allow notifications when your browser asks. This is per-device — enable it separately on your phone and your computer. You can turn it off from the same place.

What you'll hear from us about

• Sign-in links and portal invitations
• Being added to a lease, and your portal being ready
• Move-in inspection reminders — upcoming, due, and overdue
• Maintenance request updates
• Late fee and deposit dispute acknowledgements
• Security deposit return notices
• Renters insurance expiring and expired
• Announcements from your property manager, including emergency notices
• Adverse action notices, if an application is denied

Rent-payment credit reporting

If your property manager offers it, you'll see Report on-time rent payments. Opting in reports your on-time rent to credit bureaus, which can help build your credit history. It's entirely your choice, and you can Opt out at any time.

16Account security

Two-factor authentication and backup codes.

Under Settings → Security, two-factor authentication adds a second step at sign-in using an authenticator app or text messages. Some property managers require it — if yours does, you'll see a banner and will need to set up a method before continuing to use the portal.

Authenticator app (recommended)

1. Select Set up under Authenticator app.
2. Scan the key into your authenticator app — Google Authenticator, Authy, 1Password, or similar — or enter it manually.
3. Enter the 6-digit code from the app and select Confirm and enable.

Text message

1. Select Set up under Text message.
2. Enter your phone number and select Send code.
3. Enter the code you receive and select Confirm and enable.

Backup codes

Select Generate new codes to create a set of one-time backup codes. Save them somewhere safe and offline. Each can be used once if you lose access to your other methods — they're what gets you back in if you lose your phone.

You can turn off either method with Turn off — unless your property manager requires two-factor authentication, in which case you'll need to keep at least one method active.

17Renewal & moving out

Deciding what happens at the end of your lease.

Renewing

As your lease end date approaches, your property manager may offer a renewal with a proposed rent and term. If you accept, a lease amendment is sent for signature the same way your original lease was — review it carefully, especially the new rent and dates, then sign. The signed amendment lands in your Documents.

Giving notice

If you're not renewing, tell your property manager in writing by your lease's notice deadline. Use Messages so there's a timestamped record, and check your lease for how much notice is required and whether any specific form is needed.

Moving out

1. Give notice by the deadline in your lease.
2. Settle your balance. Check Rent & Invoices for anything still open.
3. Download everything you want to keep — lease, receipts, inspection report, correspondence. Do this before you move out.
4. Clean and repair. Compare against your move-in inspection so you're only responsible for what actually changed.
5. Return the keys as your property manager directs.
6. Watch for your deposit settlement. Your property manager completes a move-out inspection, compares it to your move-in record, and settles your deposit by the legal deadline shown on your deposit card.

18Questions & help

Common issues, and who to contact.

I can't sign in.

Use Email me a sign-in link instead — it gets you in without a password. Make sure you're using the exact email address your invitation was sent to. If the link doesn't arrive, check spam, then contact your property manager to confirm the address on your account.

My sign-in link says it's expired.

They're single-use and short-lived on purpose. Just request a new one and open it promptly.

I lost my phone and can't get past two-factor.

Use one of your backup codes. If you don't have them, contact your property manager — they can help you regain access.

A document won't download.

Links expire shortly after you open them. Return to the portal and open the document again to get a fresh link.

I don't see a Make payment button.

Your property manager may collect rent outside the portal. Look for the Payment instructions card on the Rent & Invoices page.

My payment isn't showing up.

Payments can take a short while to appear after the provider confirms them. If it's been more than a day, message your property manager with the date, amount, and any confirmation number.

I was charged a late fee I don't think is right.

Use Dispute fee on the Rent & Invoices page. See Late fees & disputes.

Something in my unit is dangerous right now.

Call emergency services first, then your property manager's emergency number. Submit a maintenance request afterwards for the record.

I need documents on paper instead of by email.

Settings → Paper copies → Request paper copies.

I need an accommodation for a disability.

Applicants can use the Reasonable accommodation request field on the application. Current renters should use Messages so there's a written record. The portal itself is built to meet WCAG 2.1 Level AA — see the Accessibility Conformance Report.

Who do I actually contact?

Your property manager, not Return Grid. Their details are on your Dashboard and on the Landlord and agent identification card in Documents. Return Grid is the software your property manager uses — they own your lease, your payments, and every decision about your tenancy.