Terms of Service

1. Agreement to These Terms

These Terms of Service govern the use of the website published at hoxharentals.buzz and the rental management services described on it. By using the website, by requesting a porch desk review, or by engaging Hoxha Rentals LLC for any of the services described below, a person agrees to these terms. A person who does not agree should not use the website or request the services.

These terms apply alongside any signed management agreement and any lease sheet for a particular unit. If a signed agreement says something different from these terms, the signed agreement takes precedence for that engagement, and these terms fill the gaps that the signed agreement does not address. Nothing in these terms overrides a right that a tenant or an owner has under the law that applies to the tenancy.

The terms are written in plain language so that a reader can understand them without a legal glossary. Headings are provided for convenience and do not limit the meaning of a section. A failure by the company to enforce a part of these terms on one occasion does not mean that the company gives up the right to enforce it later.

2. About Hoxha Rentals LLC

Hoxha Rentals LLC is a rental management practice operating from its porch office at the address below. The company works in computer systems design and related services within the professional, scientific and technical services sector, and it applies a systems discipline to tenancy paperwork. The company is not a law firm, not a real estate brokerage, and not a general contractor.

Correspondence about these terms should be sent to the email address above with the heading Terms Enquiry, or delivered to the porch office during business hours. The company aims to acknowledge a written enquiry within two working days.

3. The Desk Services

The company provides six desk services, each of which is a station on the porch lease desk. The services are named consistently here and on the services page so that an owner, a tenant and the company all refer to the same thing. The six services are lease sheet bays, showing schedule runs, tenant note desks, move-in windows, inspection review rounds and renewal sittings. A short description of each follows, and the detailed method is set out in the sections below.

• Lease sheet bays prepare, review and store the lease documents that define a tenancy.
• Showing schedule runs plan and confirm property visits for prospective tenants.
• Tenant note desks record, assign and follow up every request raised during a tenancy.
• Move-in windows reserve and coordinate the hours of a move and the key transfer.
• Inspection review rounds document the condition of a unit against the move-in record.
• Renewal sittings hold a scheduled conversation about the next term and record the outcome.

The company may add a supporting activity, such as filing a document or arranging a licensed trade, where that activity is necessary to deliver one of the six services. A supporting activity does not become a separate service and does not extend the company role beyond the description in these terms.

4. How an Engagement Begins

An engagement begins with a porch desk review. The company reads the documents that an owner provides, names the gaps and gives a one-page view of what is solid and what needs attention. The first review is offered without charge and without obligation. The engagement itself begins only when both sides have read and signed the same management agreement, and the scope of the work is stated in that agreement.

The company may decline an engagement for a reason it considers reasonable, including a conflict with an existing client, a property that it cannot serve properly from the Fair Lawn desk, or a document set that cannot be reconciled without professional advice that is outside the company scope. A refusal is explained in writing and is not based on any protected characteristic.

An engagement is personal to the parties who sign it. Neither party may assign the agreement to another person without the written agreement of the other, except where the law allows an assignment in connection with a transfer of the property.

5. Owner Duties

An owner who engages the company agrees to provide accurate information about the property, including the rent that is authorised, the deposit rule, any special term and any known defect. The owner agrees to respond to a decision request within a reasonable time, because a tenant note or a showing run cannot be completed while an approval is outstanding. The owner also agrees to keep the property in a condition that meets the law that applies to it, and to fund any repair that the law or the tenancy requires.

The owner agrees not to ask the company to apply a rule to one tenant that is not applied to another in the same building, except where a difference is justified by a written term of that tenancy. The owner agrees to tell the company promptly if the ownership of a property changes, if a lender or insurer imposes a condition, or if a legal proceeding affects the unit.

The owner remains responsible for the decisions that the law assigns to the owner, such as the decision to rent, the decision to renew and the decision to pursue a deposit claim. The company prepares the record and gives a plain recommendation; the decision stays with the owner unless the signed agreement says otherwise.

6. Tenant Duties

A tenant agrees to give accurate information when a lease sheet is prepared, to read the sheet before signing, and to raise a question about a clause before the signature rather than after it. The tenant agrees to report a repair need through the tenant note desk so that the matter is recorded with a date, and to allow reasonable access for a trade when a repair is scheduled.

A tenant agrees to keep the unit in the condition required by the tenancy and to tell the desk about any change that affects the record, such as a new occupant, a change of contact detail or a plan not to renew. A tenant who reports a matter in good faith will never be penalised for raising it, and the company will treat a report as a request for help rather than as an accusation.

A tenant remains responsible for obligations under the lease sheet. These terms do not reduce a tenant right under the law, and they do not create an obligation that the lease sheet does not contain. Where a tenant believes that a term is unfair, the tenant may raise it with the desk, with a tenant advice service, or with the relevant authority.

7. Lease Sheet Bays

The company prepares a lease sheet from the property record, the approved rent, the deposit rule and the special terms that the owner has authorised. Each field carries a source reference. The sheet stays in the bay until every clause is signed or struck through, and the company will not move a sheet to signing while an open term remains. At signing, the sheet is read aloud clause by clause and the pages are initialled by the parties who have heard the discussion.

The company does not provide legal advice on a lease clause and does not draft a term that requires a lawyer. Where a clause needs legal review, the company will say so and will pause the sheet until the parties have taken the advice they need. The company keeps the signed sheet and the related move-in and inspection records together so that the tenancy can be read as one file.

A superseded sheet is marked rather than destroyed. The company will provide a copy of a sheet to a party to that sheet on request, and will provide a copy to an owner who controls the property. A copy provided to a third party requires the consent of the parties or a legal basis for disclosure.

8. Showing Schedule Runs

The company plans a showing run as a route rather than a list, grouping visits by block and walking distance. A confirmation states the door code, the parking note and the name of the person who will meet the visitor. The company aims to answer a showing request within one working day during business hours, and it will say plainly when a unit is no longer available.

A showing note records the units visited, the questions raised and whether a second visit is wanted. The company verifies an answer to a factual question, such as a school boundary or a commute time, rather than guessing. A visitor who cancels is asked to cancel with enough notice for the slot to be offered to someone else, and repeated failure to attend may lead the company to require a confirmed appointment before a further visit is scheduled.

The company does not guarantee that a particular unit will remain available during a run, and it does not accept a holding payment unless the owner has authorised one in writing. A deposit discussion is recorded on the sheet bay, not on the showing note.

9. Tenant Note Desks

A tenant note is written up with the date, the unit, the person who reported the matter, the description given and the owner of the fix. The company replies to every note, including a note that is queued rather than scheduled, and it reviews notes against their follow-up dates every week. A note is closed only when the tenant confirms that the matter is settled.

The company may need to share a note with a licensed trade, with the owner or with a utility company. It shares only the part of the note that the recipient needs and keeps a record of what was shared. Where a note concerns a safety risk, the company may act immediately and may inform a relevant authority, and it will tell the person who raised the matter that it has done so.

A response time in these terms is a target rather than a guarantee. A repair that requires a licensed trade depends on the availability of that trade, and the company will give an honest estimate rather than a comforting one. If a note remains unresolved for longer than expected, the company will say so and explain what is causing the delay.

10. Move-in Windows

A move-in window is a reserved block of hours set against the building rules, the completion of cleaning and the handover of utilities. The company issues a single printed page stating the address, the window hours, the number to call on the day, the documents to bring and the order of events. The window is confirmed twice, once with the building and once with the tenant.

The company is not responsible for a delay caused by a building lift failure, a utility outage, a severe weather event or an act of a third party. Where a delay occurs, the company will tell the tenant as soon as it knows, offer the earliest alternative and record the change on the move-in page. A tenant is asked to arrive within the reserved window and to bring the documents listed on the page.

A move-in requires a signed lease sheet and a completed condition note. The company will not release a key before those records exist, because an undocumented handover is the most common source of a later dispute. Where a document is missing, the company will say what is needed and will not simply turn the tenant away.

11. Inspection Review Rounds

An inspection review round compares the current condition of a unit with the record made at move-in. Photographs are dated, labelled with a unit reference and stored beside the round note. The summary is written in plain language and is shared with both sides so that the record is not private to one party.

A round is not a search for reasons to keep a deposit. It is a fair reading of what has changed and a trigger for maintenance that would otherwise become expensive. Where a repair is needed, the round produces a note at the tenant desk; where the record is clean, the round is filed as evidence for the closing conversation. The company will rewrite a note that cannot be understood by a reader who was not present, and it may decline to rely on a finding that is not supported by a dated photograph.

A tenant may request a copy of the round that concerns the tenant unit. The company provides the summary and the relevant images, and it withholds any part that would reveal information about another person. An owner may use a round summary in a deposit discussion, an insurance claim or a court proceeding, and the company will explain the record if it is asked to do so.

12. Renewal Sittings

A renewal sitting is a scheduled conversation with the prior sheet on the table. The parties read the new terms together, mark what has changed and record any agreement in writing before the meeting ends. The company books a sitting well before the notice date so that a tenant who decides not to renew still has time to plan a move, and so that an owner can test a rent change against the market.

The sitting produces one printed page for both parties. The company does not rely on a verbal understanding that is not written down, and it will not treat a renewal as agreed until the page is signed by both parties. A tenant who cannot attend in person may request a sitting by telephone or video, and the company will record the outcome on the same page.

If the parties cannot agree, the company will explain the position of each side in plain language, name the dates that apply under the current tenancy, and suggest the next step. The company does not act as an arbitrator and does not impose a term on either party.

13. Fees and Payment

The fee for an engagement is stated in the signed management agreement. The fee may be a fixed monthly amount, a percentage of the rent collected, or a charge for a defined task, depending on what the parties agree. The company will not charge a fee that is not described in the signed agreement, and it will explain any variable charge before the work that triggers it is carried out.

Invoices are issued monthly and state the period covered, the amount due and the date by which payment is expected. A payment that is late by more than a stated period may attract a reasonable administrative charge where the signed agreement provides for one and where the law allows it. A tenant is never charged a fee for raising a repair note in good faith.

A refund of a fee already earned is not due simply because an owner changes their mind. Where a fee has been paid for work that has not been performed, the company will refund the unearned part within a reasonable period. A deposit held under a tenancy is not a company fee and is handled under the lease sheet and the law that governs it.

14. Acceptable Use of the Website

A visitor may read the website, print a page for personal use and contact the company through the form or the email address shown. A visitor may not attempt to gain unauthorised access to the site or to any system behind it, may not use the site to distribute malware, and may not copy the site for a competing service without written permission.

The content of the website, including its text, layout and drawn illustrations, belongs to Hoxha Rentals LLC and is protected by copyright. A short quotation with an attribution and a link is welcome. A wholesale reproduction of the page is not. The company may change or withdraw any part of the site at any time.

The contact form prepares an email in the visitor own mail application and does not store a message on the website. A visitor should therefore not rely on the form as a record of sending; the copy in the visitor sent folder is the record. A message that appears to have been sent but does not arrive may be resubmitted, and the company will not treat a duplicate as a nuisance.

15. Records and Availability

The company keeps the records described on this site and in the privacy policy, and it aims to make them available to the parties who are entitled to see them. An owner may request the file for a unit, and a tenant may request the records that concern the tenant tenancy. The company will provide a copy in a readable form within a reasonable time.

Availability is subject to the company duty to protect the information of other people and to comply with the law. Where a request would reveal information about another person, the company will redact that part and explain why. Where a record is the subject of a legal hold, the company will keep it and will tell the requesting party that the hold applies.

The company keeps a backup of its digital records and tests that a backup can be restored. No system is perfect, and the company does not promise that a record will never be lost. If a loss occurs that is likely to affect a party, the company will say so promptly and will explain what it is doing to reconstruct the record from the paper file and from the other party copies.

16. Limits of the Practice

The company manages records and coordinates tenancy work. It does not provide legal advice, tax advice, accounting advice, structural engineering advice or brokerage services, and a statement on this website should not be read as such advice. Where a matter needs a licensed professional, the company will name the kind of professional that is needed and will step back.

The company does not guarantee that a unit will be let within a stated period, that a particular prospect will sign, or that a renewal will be agreed. It also does not guarantee a particular market rent. The company offers a careful method, a complete record and honest communication, and it measures its work by whether a party can trust the file rather than by whether a target number was reached.

The company may rely on a third party, such as a utility company, a building manager or a licensed trade, to complete part of the work. It chooses those parties with care and passes on their information accurately, but it does not control their actions. Where a third party fails, the company will help the parties find the next step and will record what happened.

17. Limitation of Liability

To the extent that the law allows, the company is not liable for a loss that is indirect, consequential or speculative, such as a lost opportunity, a lost profit or a loss of reputation. The company is not liable for a delay or a failure caused by a severe weather event, a public emergency, a utility outage, a building failure or an act of a third party that the company could not reasonably control.

Where the company is liable for a loss that arises from the service, the liability is limited to the fee paid to the company for the service in the three months before the event that gave rise to the loss, unless the signed agreement states a different limit or the law does not allow a limit. Nothing in these terms limits a liability that cannot be limited by law, including a liability for fraud or for a personal injury caused by negligence.

A party who believes that the company has caused a loss should notify the company in writing within a reasonable period after becoming aware of the event, so that the company can investigate while the records and the memories are fresh. A late notice that prevents a fair investigation may limit what the company can do to resolve the matter.

18. Indemnity

An owner agrees to indemnify the company against a claim, a loss or a cost that arises from an instruction that the owner gives and that the company follows in good faith, or from a defect in the property that the owner knew about and did not disclose. A tenant agrees to indemnify the company against a claim that arises from a tenant breach of the lease sheet or from damage caused by the tenant beyond ordinary wear.

This indemnity does not apply to the extent that the claim arises from the company own negligence, from a failure to follow its own stated method, or from a matter within the company control. The company will tell the indemnifying party promptly about a claim and will allow that party to participate in the response, provided that the participation does not prejudice the company position.

19. Suspension and Termination

Either party may end a management agreement by giving the notice stated in that agreement. Where the agreement does not state a period, a reasonable notice is required, and thirty days is treated as reasonable unless the circumstances call for a different period. The company may suspend a service immediately where a safety risk, a fraud concern or a legal requirement makes it necessary, and it will explain the suspension in writing.

When an engagement ends, the company will hand over the records that belong to the owner, keep a copy that the law or the agreement requires it to keep, and close the open notes with a written summary. The company will also explain to the tenant what changes, including where a note or a renewal should be sent next. A handover is not complete until the owner has the file and the tenant has been told what to do.

A provision that by its nature should survive the end of an engagement, such as a provision about records, confidentiality or liability, continues to apply after the engagement ends.

20. Governing Law and Disputes

These terms are governed by the law of the State of New Jersey in the United States, without regard to a conflict of law rule. The parties will first try to resolve a dispute by a direct conversation at the porch desk, because most disagreements are clearer when the record is on the table. If a direct conversation does not resolve the matter, the parties will consider a mediation before a court proceeding.

A legal proceeding that is not resolved by the steps above may be brought in a court of competent jurisdiction for Bergen County, New Jersey, unless the law that applies to a particular tenancy requires a different forum. Nothing in this section prevents a party from raising a matter with a consumer protection agency or a housing authority that has jurisdiction.

A dispute about a lease sheet or a deposit is decided under the lease sheet and the law that applies to the tenancy rather than under these website terms. The company will provide the relevant records to the parties and to a mediator or a court when asked.

21. Changes to These Terms

The company may update these terms to reflect a change in the service, in the law or in the way that the desk operates. A material change is described at the top of this page with a new effective date, and the previous version is kept in the legal folder so that a party can see what changed. A change applies to a new engagement from the effective date and to an existing engagement only where the signed agreement allows it or where the change is required by law.

Where a change is significant and the company holds a current email address for a party who may be affected, the company will send a short notice that names the change and links to this page. A party who continues to use the service after the notice is taken to have accepted the change for the part of the service that continues.

22. Contact

A question about these terms, a request for a copy or a notice under these terms should be sent to the porch desk. The company prefers a written note because it keeps a dated record, and it aims to reply within two working days.

The company would rather resolve a concern early and directly than let it grow. A reader who finds a term unclear is encouraged to ask for an explanation, and the company will give one in plain language without treating the question as an inconvenience.