Pet Policy
Clear, fair, and responsible pet guidelines for our residents and their companions.
A Pet-Friendly Approach
At Thrive Property Management Co., we understand that pets are an important part of your family. While not all of our rental homes allow pets, we do offer pet-friendly properties with clear policies designed to ensure a safe and comfortable living environment for all residents.
Pet policies may vary by property. Please review the specific listing details or contact our office if you have questions.
Pet Eligibility Guidelines
Allowed Pets
- Cats and dogs may be permitted at select properties
- Approval is required prior to move-in
- Maximum number of pets may apply
Restricted Pets
- Exotic animals (snakes, reptiles, rodents, birds, etc.)
- Farm animals
- Maximum number of pets may apply
Breed & Size Restrictions
- Certain breeds may be restricted due to insurance requirements
- Weight limits may apply depending on the property
Documentation Required
- Current vaccination records
- Pet application approval
- Photo of pet (upon request)
Pet Fees & Deposits
Pet-friendly homes may require additional fees, which vary by property.
Pet Deposit: Refundable (amount varies)
Pet Fee: One-time, non-refundable fee
Monthly Pet Rent: May apply
Resident Responsibilities
- Pets must be well-behaved and non-aggressive
- Residents must clean up after their pets immediately
- Pets must not disturb neighbors or cause excessive noise
- Damage caused by pets is the resident’s responsibility
- Pets must be leashed when outside the home
Failure to comply may result in fines, required pet removal, or lease termination.
Frequently Asked Questions
Have questions about Coffee on the Wall? Here are some common answers to help you feel confident before contributing.
- Submit a work order through your tenant portal here:
Tenant Portal
. - A work order must be on file before we can schedule repairs.
- No heat in winter / no AC in extreme heat
- Water leaks or flooding
- Fire damage
- Gas leaks
- Broken locks preventing secure entry
- If you smell or suspect a gas leak, or if there is a fire or fire damage →
Call the Fire Department immediately (911). - Tree down on a power line →
Call Ameren immediately. - Tree down on a cable line →
Call Xfinity, even if you don’t have Xfinity service. - All other emergencies (no heat/AC in extreme temps, water leaks/flooding, broken locks preventing secure entry) →
Call our maintenance emergency line: (217) 675-7872
- Clogged toilets (unless it’s the only one in the unit)
- Appliance issues (dishwasher, washer, dryer, etc.)
- Cosmetic repairs
- Yard/tree cleanup (unless blocking entry or causing safety hazard)
- If you have not been contacted within 7 days of submitting a work order,
please email our tenant communications team at
altaf@joealwardhomes.com
for a status update.
- Clogged toilets due to non-flushables (wipes, toys, sanitary items, etc.)
- Sewer backups caused by tenant misuse
- AC/Furnace not working due to thermostat batteries or clogged filters
(please check batteries and filters before calling – if a tech is sent and it’s just batteries or a clogged filter, cost is billed back).
- Rent late fees apply only when rent is not paid in full and on time.
- Utility charges and any tenant damage maintenance request charges must be
paid within 30 days. - We apply payments to the oldest charges first.
- If you pay rent early and a new charge is added afterward, a late fee may be
posted temporarily. We will waive it after processing (please allow 2–4
business days). - If a charge already exists on your ledger before rent is posted and you do
not pay it, the oldest-charge rule can make your rent appear short. Any resulting
late fees will not be waived.- Examples:
- Waived: You pay rent on 9/28. A $40 water bill posts on 9/30.
A late fee shows on 10/1 → we remove it. - Not waived: A $40 water bill posted on 9/10 isn’t paid by 10/1.
That $40 consumes part of your 10/1 rent → late fee stays.
- Yes. Renter’s insurance is required under the lease. This insurance must protect
the property itself. - We recommend getting your own renter’s insurance policy, which also
covers your personal belongings. - If you choose this option, your proof of insurance must include:
- All tenants listed on the lease
- The property address
- A minimum of $100,000 in coverage
- Proof of insurance must be uploaded through your tenant portal and kept current.
- If you do not provide proof of insurance, or if your policy expires before updated
proof is uploaded, our system will automatically apply two charges totaling
$15/month for renter’s insurance provided through AppFolio.
- Personal disputes: Free mediation services are available through the
Dispute Resolution Institute (DRI). You can contact them at
info@dri-inc.org.- Please note that we are not authorized to mediate disputes between tenants.
- Unlawful activity: Call the police and file a report for documentation.
For non-emergencies, call (217) 935-3196.
For emergencies, dial 911.
- Lease changes are not permitted unless:
- All tenants on the lease sign and agree in writing
- The remaining adults are approved to qualify for the lease on their own
- The property owner gives approval
- Until then, all original signers remain responsible for the lease.
- All security deposit questions must be submitted by email for documentation
purposes at
molly@joelwardhomes.com
.
