Email us, info@leaseonthehill.com, on October 1st from your Colorado.edu email. IMPORTANT: Make sure to CC your roommates with their Colorado.edu email. 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

How do I pay the sublet Fee?

• Once your Sublet Form has been returned, Lease on the Hill will review and verify

• If the form looks good, a sublet fee invoice will be generated on Innago. Innago will “suggest” you and your roommates evenly split all invoices, including a sublet fee. Most people realize the intention is that the single Tenant who initiated the sublet, pay the full sublet fee themselves. Just manually enter the full amount of the fee, and hit submit.

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 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!

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.

It takes 60 days to return your deposit after your Lease expires. No sooner.

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.

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 automatically “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.

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.

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

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.

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.

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

If you need to pay your rent by a schedule other than the one listed on your Lease/Innago.com you may do so. Please note, the financing fee is 5%, Innago will list this as a Late Fee by default. 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.