Frequently Asked Questions

Credit Card Transactions:

• 2.95% of payment amount for all credit cards

Debit Card Transactions:

• Transaction amount < $1000: $3.95/transaction
• Transaction amount between $1000 – $1999: $4.95/transaction
• Transaction amount > $2000: $9.95

ACH/E-Check Transactions:

• There is no charge associated with ACH (e-check) payments via your checking account.

All payments should be made out to the ownership entity of your building.

Helpful hint: the ownership entity typically ends with an “LLC” or “LP” and can be found in your lease agreement, account statement, online resident portal, or by contacting a GreenTree representative.

Rent is due on the first day of the month.

We understand that sometimes life gets in the way! The good news is that no late fees are applied until after the third or fifth day of the month, depending on your lease.

Tip: If you choose to mail in your rent payment, we encourage you to do so at least ten business days before the first to avoid a late fee.

Monthly rent charges appear on your resident page. Log in to your Resident Portal to review all charges and payments on your account.

If you have questions about your account, please let us know by completing our convenient Accounting Questions form here or by sending us an email at residentservices@greentreepmco.com.

Our Resident Portal offers an automatic payment option, so you can set it for the 1st of the month and relax knowing that payment will be posted to your account automatically on the date it is due.

The Damage Waiver Program is a liability coverage policy that covers your lease agreement’s Liability Coverage requirement for $15/month. It fulfills your legal liability for damage to the Landlord’s property (including fire, smoke, explosion, falling objects, or water damage), when damage is caused by the negligent action or inaction of you, your occupants, or your guests up to $100,000.

A $15 per month charge will be added to your ledger, so you won’t have an extra bill to remember to pay. There are no up-front fees, there is no deductible, and there are no out-of-pocket expenses. As a GreenTree resident, you are automatically approved.

No. This is an easy option if your lease requires liability insurance coverage. Your lease may or may not require $300,000 in liability coverage.

If your lease requires coverage and you do not provide proof of coverage, you will be automatically enrolled in this convenient option to satisfy your lease requirement. If your lease does not have a liability coverage clause, no action is needed.

For questions about your lease’s requirements, please contact us at ResidentServices@greentreepmco.com.

If your lease requires liability insurance, you can opt out by providing proof of coverage to Greentree.confirminsurance.com. Your coverage policy must:

• List all leaseholders as stated on the lease agreement
• Name the rental address as stated on the lease agreement as the insured location
• Carry $300,000 minimum limit of liability for the landlord’s property
• Contain start and end dates
• Contain a policy number
• Additional interest must be listed as the following:

You can provide proof of coverage by submitting your policy details to Greentree.confirminsurance.com. Your policy will be reviewed by a third-party to confirm your eligibility. Your coverage policy must:

• List all leaseholders as stated on the lease agreement
• Name the rental address as stated on the lease agreement as the insured location
• Carry $300,000 minimum limit of liability for the landlord’s property
• Contain start and end dates
• Contain a policy number
• Additional interest must be listed as the following:

The program covers damage to the integrity of the building and covers your legal liability if the damage is from negligent action or inaction of you, your occupants, or your guests up to $100,000. This includes fire, smoke, explosion, falling objects, or water damage. Damage created by your pets is not covered. Move-out damage with normal wear and tear or intentional damage is not covered.

No! There is no penalty and no deductible. Your monthly program fee will not increase and you cannot be dropped from coverage.

No. This program protects the apartment and building itself and any appliances included at move-in. If you would like to purchase a separate personal contents coverage through our third-party referral, please visit https://habitatspecialty.io/personalcontents.

We recommend Habitat, third-party insurance coverage for your personal belongings. As a GreenTree resident, you are pre-approved, with no credit check or background check required.

As a GreenTree resident, you are pre-approved with our suggested vendor Habitat for up to $10,000 of personal contents coverage.

For specific questions for your policy, please reach out to Habitat at 970.689.3932 and speak to a licensed insurance agent.

No, but we highly recommend insurance to protect your belongings.

Visit the Habitat opt out website to opt out of coverage. You do not need to provide proof of third-party insurance.

MyCreditLift is a service that reports your on-time rent payments to the three main credit bureaus (Equifax, Experian, Transunion) to increase your credit history for $8.95/month.

A $8.95 per month charge will be added to your ledger, so you won’t have an extra bill to remember to pay.

For every on-time rent payment, MyCreditLift reports this to Equifax, Experian, and Transunion, giving you positive credit history. Payment history makes up about 35% of your credit score. Only on-time payments will be reported. If you have any late payments, your account will be cancelled and your payments will no longer be reported. You will no longer be charged for this service.

You can opt out any time by visiting https://mycreditlift.com/mgmt?code=vwQtUc. To avoid any reporting to the bureaus, please opt-out within 30-days of lease signing. You will automatically be opted out of the program if you make any late rent payments, since MyCreditLift will only report positive, on-time rental payments.

Yes, but not immediately. Once you are opted out, you cannot re-enroll unless a new lease is signed.

Generally, rent increase notices are served on an “anniversary” schedule and residents can expect to receive their annual rent increase (the amount of which is set by the Rent Board) at the same time each year. The anniversary is determined by the date your current rent went into effect (so, either your most recent rent increase date, lease renewal, or the date you moved in). One benefit of that process is predictability; if you are on, for example, a July anniversary schedule, you will typically always receive your annual increase at or around that same time of year.

We do sometimes have to make exceptions but, when we do, it is always to allow more time, not less. In those cases, your anniversary will reset and, going forward, you can expect your rent increase to arrive on that newly set anniversary. You can find more information related to this topic on the Rent Board’s site.

During the first two years of the pandemic, in response to the economic uncertainty, we deferred all rent increases. If you haven’t yet received notice of a rent increase, it’s likely to come around the same time as it did prior to 2020 (and for our newer residents who have never received an increase, you can expect your anniversary to be on or around the same month that you initially moved into your GreenTree apartment). You will always receive a minimum 30-day written notice before any rent increase. Make sure that you have an email address on file with us so that you’ll receive a copy on the earliest possible date via email. If you’re ever uncertain about your rent amount or want to make sure you didn’t miss a notice, you can review your charges and any increase notices for your unit at residentportal.greentreepmco.com.

For residents who have a pending or approved application for state rental relief assistance, we will continue to hold off on imposing annual rent increases through the end of 2022. In addition, through 2022 GreenTree will continue to waive late fees for residents who have a pending or approved application for state rent relief. If you have not previously notified us of a pending application you have made through the state’s rent relief portal, housingiskey.com, please provide us with your Application ID at residentservices@greentreepmco.com.

When we deferred rent increases during the height of the pandemic, those annual allowable increases were “banked” for a later date. Under San Francisco law, these allowed-but-not-billed increases may be accumulated and imposed on future anniversary dates (where a resident has many years of deferred increases, we are voluntarily phasing those increases in gradually rather than imposing all at once). You can find more information related to banking on the Rent Board’s site.

When San Francisco voters approve general obligation bond measures at the ballot box, which are projects that benefit SF residents, such as improvements to our parks or transportation system or construction of affordable housing, repayment of these bonds is funded through an increase in property taxes, which property owners pay. By law, owners then bill back 50% of that general bond obligation cost to residents. This “passthrough” is the resident contribution toward the many city improvement projects supported at the ballot box, all of which required a 2/3 vote in favor of the improvement. This passthrough stays in effect for 12-months and then expires. It does not become part of your rent. You can find more information related to general bond passthroughs on the Rent Board’s site.

The water bond passthrough is similar to the general bond except that it is specific to the improvements made to our water system, which was approved by voters in the 2002 election, resulting in an additional charge for residential water service, 50% of which is billed to residents via the water bond passthrough. Residents who already pay for water service, separate from their rent, are not charged for the water bond passthrough. We calculate this passthrough annually, so it stays in effect for 12-months and then expires. It does not become part of your rent. You can find more information related to water bond passthroughs on the Rent Board’s site.

Any unit with a security deposit on file will accrue interest on that security deposit annually if it has been held for more than a year. Each year on your rent increase notice, you’ll see the interest credit amount, which fluctuates year to year and is published by the Rent Board (upon move-out, any amounts not already credited will be applied to your security deposit refund). You can find more information related to security deposit interest on the Rent Board’s site.

The costs associated with operating the San Francisco Rent Stabilization and Arbitration Board, which is the city department that oversees the implementation of the local rent ordinance, are funded entirely by the per-unit Rent Board fee. The Rent Board serves both renters and property owners, so the funding of those services is split between renters and owners. Owners of residential rental property pay the Rent Board fee for all rental units each year, and then collect 50% of the fee from residents of those units that are occupied. This fee is a one-time annual charge, which changes from year to year, and does not become part of your rent. You can find more information related to the Rent Board fee on the Rent Board’s site.

Our Resident Services team is always looking to provide you with excellent customer service for any issues related to your account. If you are looking for specifics about the regulations for rent increases or passthroughs, you may also contact the Rent Board directly (sfrb.org; or by phone at 415.252.4600).

You will receive your digital MasterCard approximately 120 days after your move-in date. To qualify for the gift card, please ensure your account is fully paid and in good standing. Any outstanding balance must be settled to receive the gift card. Failure to do so will result in forfeiture of the gift card.

Your digital MasterCard gift card can be used to offset costs associated with moving or other expenses but are not permissible for payment of rent, utilities, or rentable items. Your gift card cannot be used to pay your rent.

You will receive a redemption code via email from Rybbon, our gift card provider, and will have 90 days to redeem it before it expires. Please note: if the gift card redemption code is not used within 90 days, you will no longer be eligible for the gift card. After the gift card is redeemed, you have 12 months to use it.

Before you move-in, please contact PG&E to set up an account for gas and electricity in your apartment so it’s ready for you when you arrive. Any utilities which are separately metered need to be in your name. In master-metered buildings, the utility remains in the owner’s name.

Please contact PG&E at (800) 743-5000 to set up your account, or visit their online set-up at pge.com.

If your building is separately metered and you do not set up a PG&E account at move-in, YES Energy Management will add the charges to your ledger and include a $50 service charge + $25 service fee each month thereafter. To avoid these charges, please don’t forget to sign up for PG&E.

You do not need to set up accounts for water or trash; GreenTree handles those utility accounts. But if your lease includes a RUBS addendum, you’ll be billed separately for your portion by YES Energy Management.

“RUBS” stands for Ratio Utility Billing System. This method of utility billing allocates the property’s total utility bill to residents based on several factors, including, but not limited to, number of occupants and square footage, less any common utility adjustments and goodwill deductions.

YES Management is a third-party company that manages the RUBS program for GreenTree. YES Energy Management specializes in auditing utility charges for each resident.  

For more information, please contact Resident Services or call the number on your monthly statement.

Statements for gas and electric charges will be sent to you by PG&E. Please submit payment directly to PG&E.  

Statements for water and trash will be sent to you by YES Energy Management. YES Energy Management invoices can be paid when submitting payment with rent.

Effective July 2017, rate increases went into effect by the utility companies. The increases apply to the City of San Francisco, and not just GreenTree residents. For more information, please contact YES Management or the service provider.

We make every effort to analyze billing to find ways to create savings on utility costs. To learn more about the usage rate and how to reduce costs, please contact your service provider.

You can do your part too! We encourage you to report any leaks or water issues you observe in your apartment or building that might contribute to increased consumption. Please report any dripping faucets, running toilets, etc., to your Resident Manager.

You can own, store and recharge one personal micromobility device (e-bicycles, e-scooters, etc.) per resident in your apartment. However, your device needs to meet safety standards (like UL 2849 for e-bikes or UL 2272 for e-scooters), and it must be insured. They must be stored in compliance with fire codes; they cannot be stored on fire escapes or in common areas of the building. You also may not perform repair or maintenance on batteries or motors within the apartment building.

GreenTree Property Management is happy to welcome your new pet into your home!

First, please be sure that your pet meets our restriction guidelines. Then, fill out the Pet Screening form on the Resident Portal Page by logging in here and clicking the PETS tab.

PetScreening helps to manage pet and animal records. We use PetScreening to screen household pets, validate reasonable accommodation requests for assistance animals and confirm every resident understands their pet policies. To facilitate the screening and validation process, PetScreening offers applicants and residents three profile types to choose from.

Do you have questions about the pet screening process or need technical assistance? Please email PetScreening Support Team directly at support@petscreening.com or use the chatbot by visiting www.petscreening.com.

Yes. It is refundable. $500 for dogs and $250 for cats.

• Dogs: $75/month per animal
• Cats: $50/month per animal
• Birds/Rabbits/Hamsters: $25/month per animal
• Service Animals and ESAs, regardless of type, do not incur deposit/rent

Yes. Dogs must be 40lbs and under, except in ground floor apartments where dogs must be 80lbs and under.

Yes. We will allow up to two (2) pets per apartment. There is a weight limit per dog.

Yes. The following aggressive breeds are restricted (and are subject to change):

1. American Pit Bull Terrier
2. German Shepherd
3. Rottweiler
4. Doberman Pinscher
5. Wolf-Dog Hybrid
6. Bullmastiff
7. Cane Corso
8. Great Dane
9. Tosa Inu
10. American Bandogge
11. Dogo argentino
12. Canary Mastiff
13. Chow Chow
14. Siberian Husky
15. Rhodesian Ridgeback
16. Boerboel
17. Pharaoh Hound
18. Akita Inu
19. Caucasian Ovcharka
20. Boxer
21. Staffordshire Bull Terrier
22. Saint Bernard
23. Alaskan Malamute
24. Presa Canario

With regard to Service Animals & Emotional Support Animals, breed and size restrictions do not apply, so long as a licensed medical professional or licensed mental health professional states, in writing, that you require a service or support animal for the ongoing treatment of a medical issue. Please note that documentation of vaccinations is required for service and support animal. In addition, pet deposits and pet rent are waived for service and support animals.

No pets or animals are allowed in or about the Premises, even temporarily or with a visiting guest, except as allowed by law or by the express written consent of Owner. Any such consent is conditioned upon Resident completing, signing, and returning to Owner the Pet Agreement, which shall become part of the Rental Agreement.

Please remember that ALL pets must kept on a leash at all times.

Please submit requests for maintenance or repair via our online form where you will have the opportunity to submit photos and describe the issue requiring our attention at: https://www.greentreepmco.com/maintenance-request/.

For urgent requests that need to be addressed the same day, such as a clogged toilet or a broken door lock, submit your request online at https://www.greentreepmco.com/maintenance-request/ and then text or call your Resident Manager to alert him or her of the urgency.

For emergencies, such as fire, flood or health emergency, call 911 first and then call your Resident Manager. If your Resident Manager is unavailable, call Resident Services at 415.347.8600.

Once your lease expires, your rental agreement will automatically continue on a month-to-month basis. There are no further steps needed if you plan to remain in your apartment. If you are interested in renewing your lease, please email our Resident Services team at residentservices@greentreepmco.com and we will be happy to connect you with a renewals specialist for any available offers.

Please note that you are still required to provide written 30-day notice by completing the Notice to Vacate form on our Resources page should you decide to vacate at the end of your lease.

We recommend that you refer to your lease for providing proper Notice to Vacate. Most leases require 30-day notice in writing. Please submit your notice in one of following ways that is most convenient for you:

1. Complete the Notice to Vacate form on our Resources page.
2. Email your notice with move-out date to the Resident Services team at residentservices@greentreepmco.com

Once you have submitted written notice, GreenTree will respond with an acknowledgment letter outlining the move-out process. The letter will include information regarding your prorated rent amount, unit inspection, security deposit, etc.

For all questions regarding potential security deposit deductions, please ask your Resident or Building Manager. He/she will help you understand the process.

A bond fee is not a deposit, and is non-refundable. This is purchased in lieu of providing a deposit at move-in. You as the resident are responsible for any damages to your unit at move out.

If you have completed the lease term, you are now in a “month-to-month” tenancy and you are able to move-out at any time with proper notice. If you have not completed the lease term, you may inquire about a lease break.

To receive more information regarding this process, please fill out the Lease Break form on the Resources page.

By filling out the form, you are not officially breaking your lease. The form is inquiring about the process to gain more information.