It takes 60 days to return your deposit after your Lease expires. No sooner. The legally required itemized documentation of deductions is uploaded to the “Leases and Files” tab of your Innago.com portal.

Within 60 days AFTER your Lease expires you (the registered Tenant) will receive an email from.

donotreply@Innago.com, subject line “ACTION REQUIRED: Deposit Return Initiated”

You must open this email and claim your Deposit Return within 5 days of receipt of that email.

When you receive that email in Sept/Oct open it and click the button that says, “Confirm Bank”to choose from the following options:

1. The best, safest, and fastest option is to select a bank account you have previously registered with Innago.com. Such as a bank account you’ve previously paid an Innago invoice with.

2. Or you can choose to enter a new bank account. You’ll have to verify a new account if you choose that, which adds time and potential user error.

3. The slowest, and most failure prone method, is to click the link that says, “I cannot receive these funds in a bank account”. If you click that you’ll be prompted to enter a mailing address and Innago will mail a check to it. In our experience, folks often either mis-enter their mailing address, or don’t write their name on their mailbox, causing checks to be lost or returned. Choose carefully.

Parents and benefactors, we cannot directly "mail you a check" from our office; the only way to return a deposit is via the Tenant's Innago.com account. As parents and benefactors are not signed members of the Lease, we cannot discuss any part of the executed Lease with them.

Other helpful info:

Please note, if you never contributed to the original security deposit for a house it is not possible for you to receive a deposit return. Lease on the Hill cannot give a deposit back to someone who never paid one to Lease on the Hill. To check if you paid into a deposit, click the “Payment History” tab on your Innago account. You’ll see the full history of your invoices. If you do not see one that says refers to Security Deposit that means you didn’t pay into one. This commonly occurs with disorganized Tenant groups who did not have definitive tenant list at the time of Lease signing. If a roommate paid your deposit on your behalf, then Lease on the Hill is required to return funds to the paying roommates. Lease on the Hill is not your bookkeeper, inquiries regarding your payment history will not receive reply. Please do not expect an individual reply to security deposit questions send prior to 60 days after Lease expiration.

Email us, fallpreleasing@leaseonthehill.com, on October 1st from your Colorado.edu email. IMPORTANT: Make sure to CC your roommates with their Colorado.edu email. If you’re looking at a 8 bedroom house, you’ll need 8 colorado.edu emails. The Boulder student rental market moves incredibly fast, we usually sell out by the end of October for Leases that start the following summer. Have a house in mind, we’ll let you know if its available or direct you to a house we think you’ve got a good chance of Leasing. The houses often rent faster than we can update the website/Zillow ads. Many people take it upon themselves to tour houses without us by knocking on doors and asking folks if they may take a look around. These groups tend to have a better chance of getting a Lease, as scheduling and arranging tours can put a group behind.

Panhellenic groups: Despite what the current tenants might say, they have no Legal ability to "pass the house down". It is Lease on the Hill's Sole discretion who we Lease to.

Once you’ve narrowed down the house that’s available and you would like to rent, here are the steps.

1. Step One, Letter of Interest: Ask for a Letter of Interest Form: This details the Lease rate, rent schedule, and provides us with the whole group’s contact info and names. It will be sent via Adobe Sign, it is not a legally binding document, but please sign it only in Good Faith if the Terms are acceptable.

2. Step Two, Tour: Again, please consider having seen the property on your own accord. But if your group is wants a guided tour, a signed Letter of Interest for the property must signed and filed first!

3. Step Three, Ask for a Review Draft of the Lease: This will be a blank lease that is for you to review. Please note, Lease on the Hill does not modify or negotiate on the Lease. The terms are as stated on the Lease, if you cannot agree to them please let us know

4. Step Four, Ask for an Execution Draft of the Lease: This will be sent via Adobe Sign as well. We will only send this to groups who we believe are a good fit. We reserve the right to not send the Execution Draft to groups we don’t think understand the Lease, are pushy, unorganized, etc. The Execution Draft via Adobe Sign is a real legal document. It’s the actual Lease! Please note, even if all the Tenants sign the Lease, it is NOT Finalized nor Legally binding until you pay your deposit and we counter sign.

5. Step 5, Pay the Deposit: The deposit can only be paid via Innago.com. This is the tenant portal you’ll use during Tenancy as well to pay rent and communicate with the Landlord. Once we get the Execution Draft signed by all Tenants, we setup your Innago.com invites for you. Once you accept the emailed Innago invite you will be able to locate your Deposit Invoice, and pay it via e-check or credit card. All fees paid by Tenant. E-checks can take several days to verify, many groups have lost their chance to Lease while waiting for e-checks. Credit Card payments have a higher fee, but are recommended to finalize a Lease in the most efficient manner. How do we guarantee we get the house? The first group to fully pay the deposit is the group who gets the Lease Finalized and Countersigned. It doesn't matter if you have a LOI, or non-finalized execution draft. The only Guarantee is the full Deposit in the bank via Innago.com

That’s it! 5 easy steps. Online Lease signing. Online deposit payment.

Parents and benefactors; Lease on the Hill is looking for College Tenants who take responsibility for themselves, please let them take the lead in the Leasing process.  

Submit an Innago.com Maintenance Request via Innago. Upload a photo ID of the proposed subtenant and provide their .edu email address. Request a "Sublet Form" for you to fill out via Adobe Sign. Please see Lease for current Sublet Fees. Sublet requests cannot be attended to during the Leasing Season around October.

What’s a subtenant?

Like the name says, a SUB-tenant is the tenant of the tenant. That means you, the Lease on the Hill Tenant, becomes a Landlord!

What do you mean I become a Landlord?

• You collect their money

• They contact you for Maintenance

• You create the rental agreement and sign it directly with them

Do the go on the Lease?

• No, Sub-tenants do not go on our Lease, because they are not Lease on the Hill Tenants

Can my Subtenant be added to the Innago Portal?

• Subtenants are not members of a Lease on the Hill Lease, and therefore do not receive an invite to Innago from us

• Sub-tenant pays you rent, not Lease on the Hill

• Sub-tenant contacts you for maintenance, not Lease on the Hill

Your Joint and Several Lease doesn’t dictate how much you, an individual tenant, needs to pay on an invoice. That means as a group you can decide that Sally’s basement room is worth less rent than Doug’s penthouse suite, you can do that! You don’t even need to inform the landlord, just split it up however you want and make sure the invoice is paid in full.

Now, when it comes to partially paid invoices and deposit returns sometimes things get more contentious between roommates. Let’s say your house has 5 tenants, and your roommate Riley never paid “their” $100 portion of the $500 utility invoice. When your deposit return comes back, the $100 bucks that Riley never paid is going to be deducted evenly from everyone’s deposit. So the 5 tenants would each be deducted $20 bucks because Riley never paid. This is the nature of a Joint and Several Lease, the Landlord cannot adjust these sorts of situations for you. The best thing to do is open up a conversation as a group and see if Riley can reimburse you all.

Your door will be open on the day and time your Lease starts. Please see your Lease for Lease commencement info. (Please see FAQs, "Where's my Lease" if you didn't save your Lease. Information regarding main entrance access codes will be inside upon your arrival. There are no early move-ins, or special early access granted. You may not store your things in the property prior to your Lease commencement. Just show up when your Lease starts, it's that easy!

No early move-ins. No late move-outs. No storage of items before/after your Lease. This includes any attempts to place storage pods at anytime on the property. Please do not contact us to ask for an exception.

If you are not a signed member of the Lease, ie a named Tenant, the Lease on the Hill cannot discuss the Lease with you. Yes, that includes financial benefactors. Legal contracts, such as the Lease, can be discussed amongst signed members only.

We have floor plans for some, but not all properties. Find the property you rented on our website. Click thru till you see photos, and scroll to find out if a floor plan is posted. If there’s no floor plan posted, we do not have one! We won’t be able to take you into the property again before your Lease starts, or take measurements for you. But you can always be neighborly and knock on a door to see if the current tenants would be able to help you.

Any items left in a house after a Lease expires will be disposed between Leases, no exceptions, please do not contact us to ask.

Lease on the Hill cannot provide private contact information for any Tenant, current, future nor past. Please do not ask us for private contact information.

All payments are made through Innago.com. We cannot accept any other forms of payment. If your parent or benefactors need access to your account, please provide them your Innago.com login (usually your .edu email), and password.

Innago.com typically “Suggests” all invoices are evenly split between the Tenants. The Lease does not require you to follow this suggestion. Individual tenants may pay all or none of an invoice as long as the invoice is paid in full and on time. Just enter the amount you choose to pay on Innago and submit.

This is a Joint and Several Lease, meaning the Landlord is concerned only about the gross invoice being paid in full. Not about how much one tenant paid vs another, that value makes no Legal difference in the Lease/for the Landlord. From the Landlord’s perspective an individual Tenant cannot overpay or underpay a rental invoice. If the Tenants feel they paid too much or too little they need to figure out how to pay each other without involving the Landlord. The Landlord cannot reverse or adjust your payments. For financial disputes between tenants, the tenants must resolve it amongst themselves.

If you need to pay your rent by a schedule other than the one listed on your Lease/Innago.com you’re going to get hit with an automatic 5% late fee. There’s no option to remove this, and it’s not really a "monthly payment plan”, you’re just paying your rent late. Please submit a Maintenance Request to inform all members of the Lease of what your “payment plan” is. Lease on the Hill does not need to be involved with approving or disapproving of your “plan”, but you do need to make sure to communicate with all your roommates and the Landlord of your plan. Please note, if more than one tenant is trying to submit late payments in this manner, we’ll probably move to Evict everyone. So please, if one person really needs to do the Late Payment thing, that’s fine. More than that, please consider finding tenants to replace you ASAP, we really don’t want to Evict people.

The Landlord collected enough deposit to cover your parking rent, the parking invoice is just there if you want to use it. Read on to find out why it’s made available to you.

You may receive a parking invoice before, during, or at the end of your Lease. It’s not a big deal if you choose not to use (pay) this invoice, it’s just there if the Tenants DON’T want the parking rent to be EVENLY taken out of security deposits.

Example: Say you live with 5 people but there’s only 2 parking spots. If you don’t pay the parking invoice, then the rent for the 2 parking spots will be evenly divided between all 5 tenants deposit returns. But if the tenants decide that only 2 out of the 5 people should pay for the parking, then those 2 people can use the Parking Invoice and pay the whole balance. That way no parking rent would be taken out of anyone’s deposit.

Please keep in mind, no matter what, whatever the Lease says the parking rent is, the Landlord will collect that entire amount; either via deposit returns or via Parking Invoice, you just need to choose which method you want pay with. The number and type of parking spaces you rented were agreed to when you signed the Lease. In some rare cases, tenants will try to claim at the end of their Lease that they now think there’s a different space count/type than reality, or all their SUVs didn’t fit…or that a spaceship encroached on one of the spots they rented… and they don’t think they should pay for the spaceship spot anymore. Luckily, there’s no need for confusion and claims of extra-terrestrial vehicles, as the Lease clearly lists the true reality of the number and type of parking space and the related rental cost.

In rare cases, if a tenant’s lease was terminated early, such as post February Lease Assignments, a portion of parking rent may have already been removed from the departing Tenant’s Security Deposit when it was refunded during their early termination.

Please keep in mind, full parking rent is collected, even if you never “used” all the spots you Legally Agreed to rent. If you need help with arithmetic, please seek your own advisor.

You already have it! When you signed your Lease via Adobe e-Sign, Adobe emailed you your fully signed, Legal Execution, of the Lease. Adobe’s email is adobesign@adobesign.com . Search your colorado.edu email inbox for messages from adobesign@adobesign.com. If you, or a benefactor such as a parent/grandparent, need your signed Lease, please locate it in your own files/emails and provide it to them, if you so choose. As the Lease is signed via Adobe Sign, NOT Innago.com, it is not available via the Innago portal. Remember, we can only discuss a Lease with the Signed members of the document. To protect the integrity of this Legal document, and the privacy of the Tenant, we do not generate copies, nor email them directly through our Lease on the Hill email servers.

Can’t figure out how to enter your invoice splitting choices into Innago? Need help connecting your bank or submitting payments on Innago? Can’t figure out how to open an attachment on an Innago invoice? Trying to open your Deposit Return Breakdown Sheet but can’t find the Lease and Files tab on your Innago portal? Having trouble logging into Innago? Lease on the Hill is your Landlord, Innago the software company that runs your Innago Tenant Portal. If you’re need help with Innago, you’ll need to contact Innago! support@innago.com

Please call emergencies services if you deem necessary.

To submit a maintenance request, into your Innago.com portal, and click the Maintenance Request tab. Write a thorough description, don't forget to submit clear photos/video.

Lease on the Hill is NOT open after-hours and weekends. Lock outs, appliance issues, tenant caused issues such as overflowed toilets/baths, and non-catastrophic events that tenants often mislabel as ‘urgent emergencies’ will receive a reply, if warranted, during open hours.

Please expect only extreme emergencies such as massive uncontrolled flooding with flowing water prolonged for greater than 15 min, or say a total HVAC failure while outdoor temperatures are below zero degrees F, will be monitored for and responded to on weekends/afterhours. Please do not expect requests sent between the hours of 8pm-8am will be seen prior to 9am. Please call emergencies services if you deem necessary.

College Tenants sometime mistakenly direct questions towards the Landlord that the Landlord cannot provide answers to, due to liability and other concerns. A Lease is a legal document, but the Landlord is not your lawyer. Sometimes the legal wording can be confusing for folks. However, the Landlord is not the Tenant’s advisor. The Landlord isn’t usually the right person to ask for clarification on the Lease, insight about complex legal issues like animals or sublets, or even a dispute between roommates. And unfortunately, it’s all to common that a Tenant’s misdirected question true aim is to manipulate a situation. The best thing to do when you need advice, clarification/mediation, or seeking some sort of “pre-approval” is to seek your own advisor or mediator. Your university may even have free legal services available to you, check it out.

Your Lease is Joint and Several, but what does that mean for a college Lease? It means if your roommate doesn’t pay some rent, you’re responsible for it. If your roommate’s boyfriend’s sister’s cousin from Yale was actually the one who kicked that hole in the door, you’re still responsible financially… yes, even though you were in Madrid when that happened. Was that Late Fee actually someone else’s Mom’s fault? You’re still financially responsible for it, Joint and Several. Do you not even own a car? Well you’re still financially responsible, Joint and Several, for the parking rent. Joint and Several is a pretty well established legal term, if you have questions, please seek your own Legal advisor.