Riata Ranch Apartments
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community policies

Thank you for choosing Riata Ranch. It is our goal to make your experience with us a positive one. Therefore, these community policies have been implemented to make your community a pleasant place for everyone.

The community policies are an addendum to your lease as referred to in your lease contract. Violation of any of these community policies can result in termination of your rental agreement. These policies may be added to, amended, or repealed at any time by the management.

We are here for you

Office hours:
  • We have office staff every day. Call to confirm time.

24 Hour Emergency Maintenance

Our emergency maintenance service is designed to assist you in making your home a safe and functional environment. When you call 806.687.0029 to place an emergency request, please use the following guidelines.

What is an After-hours Emergency?
No hot water, No heat (September to May), No Air Conditioning (April to September), Air Conditioning Leak, Water leaks (dripping faucets are not considered an emergency), Inoperable commode (applies to apartments with no functioning restroom), Broken or inoperable door lock, Refrigerator not cooling, Inoperable oven/stove, Garbage disposal causing kitchen sink clog, Anything that may cause harm or injury to a resident
What is not considered an After-hours Emergency?
Light bulbs, Exterminator request, or Dripping faucets.

Emergency Situations

In the event of an emergency:

  • Evacuate your apartment
  • Call 911
  • Notify the onsite management

Payment of Rent

All rent is due on the 1st of the month.
Rent is payable to Riata Ranch and will be collected on holidays and weekends. CASH WILL NOT BE ACCEPTED UNDER ANY CIRCUMSTANCES. Payments by check, money order, cashier’s check can be taken to the office or dropped off in the night box.

Lockout Service

We are pleased to provide a lockout service for our residents, to avoid finding and paying a professional locksmith. The fee charged for all lockout calls will be $25.00 and will be charged to your account. (See “Payment of Rent” for methods of paying this fee.) This fee will apply to any calls before or after office hours, weekends, and on holidays.

Only those residents on the lease and with proper ID will be allowed access into the apartments. Please be aware that staff members responding to your lockout call do not necessarily live in the community; please take their travel time into consideration. Your patience is appreciated.

Renters Insurance

Riata Ranch does not require residents to have renters insurance; however, we strongly recommend that you purchase a policy. The insurance is relatively inexpensive and will cover damage if an unfortunate event such as fire, flood, roof leaks, or burglary were to occur. We are not responsible for damage to your personal belongings.


Any packages that are delivered for a resident that are too large to be placed in their mail box will be kept in the office until picked up that day by the resident. We are not responsible for packages left in the office. Any packages left by UPS, FedEx, or any other independent shipping company will also be held in the office and available for pickup during office hours.


-All windows are to be kept uniform on the exterior.
-Foil, pictures, toys, etc. are not allowed on/in windows.
-Miniblinds must be kept in good repair. You may purchase a new set of blinds from the office in order to avoid replacement fee of $ 25.00.

Healthy Living

Your apartment must be kept clean, sanitary, and free from objectionable odor. No trash or other materials are allowed to accumulate which would prove hazardous or pose a health violation.

-Do not put sanitary napkins, tampons, condoms or paper towels down commodes. If your plumbing stops up, you are responsible for the repairs. Do not use abrasive cleaners on bathroom sinks or tub enclosures. Use a liquid cleaner.
-Please keep everything in the appropriate places; outdoor furniture outside and indoor furniture inside.
-When hanging pictures, use either bull-dog hangers or small nails. Do not use self adhesive hangers. Please remember that you will be charged for the repair of any damages when you move out.
-There will be no alterations to any property or any improvements at Riata Ranch without the written permission of management.

Pest Control

Your apartment will be exterminated every other month. Resprays are provided weekly upon request only by contacting the office. If pest control services are refused, you will be charged for cancelled appointments or damages caused to the property.

You can prevent creating an issue if all trash and garbage items are removed from your apartment on a daily basis.

Smoke Alarms

Your smoke alarm must be operable at all times. Please do not remove the battery. Removing the battery is a violation of your lease agreement. Please report any malfunctions at once. Paragraph #8 of your lease says: “Owner will test smoke detector and provide working batteries at resident’s initial possession; thereafter resident shall pay for and replace batteries, if any, as needed.”

Porches and Patios

All porches and patios will be kept swept and free from trash. Please use the appropriate dumpster for all trash. Do not leave trash in front of your door. There will be a $15.00 trash removal fee for any trash, or other items, that our staff has to remove from your porch, or patio area.

-Porches are to be free and clear. No motorcycles, bikes, toys, trash containers, towels, brooms, mops, furniture, clothing, clothes lines, etc. are allowed.
-Items in patio areas are to be kept below the fence line to insure a uniform look throughout the property. No clothing, towels, mops, rugs, etc. are to be hung over balcony rails. Only furniture intended for outdoor use can be left on porches. Metal folding chairs, etc. are not acceptable. Only planters containing live, healthy plants are allowed on patio areas. Empty planters must be removed.
-For your safety, mops, brooms, toys, laundry, bicycles, tricycles, and other items are not allowed near the entrance or exit areas. These items must be stored inside of your apartment.
-Barbeque grills must be at least 8 feet from the building to avoid a fire hazard when in use.
-Satellite dishes and Antennas: You must complete a satellite addendum and abide by its terms prior to installation and use.


No parking on any grass area at any time!
Do not drive between the buildings. This will damage the sprinkler systems.
Absolutely no trailer parking in between buildings or in driveways. Trailer parking at your unit is only for loading or unloading and for a maximum of 1 1/2 hours. Violation of this policy is a lease violation and could result in eviction.

-Please refrain from parking in front of the dumpsters.
-The speed limit within the property is 10 mph all residents and visitors are required to abide by these speed limits. Please take into consideration the safety of others walking on the premises.
-Vehicles with flat tires or other damage that prohibits it from operating are not allowed on the premises and will be towed at owner’s expense. Repairs to vehicles on the property are strictly prohibited: Oil changes, engine work, washing cars, etc.

Any violations your guests commit, you are held responsible for, and you as a resident will pay for their mistakes.


No animals are allowed on property except for those who have signed animal agreements and have paid animal deposits per pet. UNAUTHORIZED ANIMALS ARE NOT ALLOWED. Residents that have signed animal agreements with their leases must abide by the agreement. No guests are allowed to keep an animal on the premises without the consent of management.

-Out of courtesy to all neighboring residents, animals are not to be chained outside. All animals will be kept inside. All animals will be walked on a leash when outside.

Please clean up after your animal.
Animal waste is to be picked up immediately. A $25.00 animal waste removal fee will be charged to anyone failing to comply with this policy. If your animal keeps the backyard messy there will be a fine. If you cannot pay attention to your animals please remove them from the property. Animal owners are responsible for any damages or harm due to, or involving their animal.

-Animal owners will be responsible for paying all costs associated with any damage or harm involving their animal and will be subject to all remedies through the TAR Lease. Residents are liable for any interior or exterior damages caused by their animal.

Amenities Policies

We provide certain amenity packages to you, the resident, as a service to make your stay with us more comfortable and convenient. However, each amenity that we provide requires that a set of Rules and Regulations be followed.

Rules and Regulations for the following amenities:
-Hot Walker
-Roping Arena
-Round Pen
-15 Acre Trail Riding Area
-Barrel Racing Arena
-Horse Wash Rack
-Veteranary Stocks
-Horse Shoeing Station
-Any future amenities

No supervision or attendant of any kind is provided for any of our amenities. Utilize the amenities at your own risk. Management assumes no responsibility for any injuries or accidents that may occur while utilizing any of the amenities. The amenities offered here are for your convenience. Residents and guests must adhere to the Rules and Regulations for each amenity that they chose to utilize, or otherwise face the possibility of losing privileges to an amenity. Residents and guests will be utilizing each amenity at their own risk and Management will not be responsible for any injuries or accidents that may occur.

Wireless Internet

I understand that the wireless internet is considered Public Access internet and is provide freely by Riata Ranch via wireless transmission. I agree that I will not violate any governing laws provided by the Local, State, and Federal Governments. This includes, but is not limited to, downloading or sharing pirated information. Piracy is defined as “the unauthorized use or reproduction of copyrighted or patented material.” This includes software, music, videos, DVD’s, etc… I agree that I will not use any programs that enable me to gain access to such pirated material. These programs include, but are not limited to, Kazaa, LimeWire, Bear Share, Bit Torrent or any other Torrent Download/Upload software, or any other P2P software. I understand that my actions will be monitored online and any violations that are discovered can result in termination of wireless internet privileges and in extreme circumstances can result in termination of your lease and/or prosecution. Riata Ranch reserves the right to access your computer either physically or technologically (over the network) as well as determine what content is acceptable. I agree that, although my computer can be tracked by its IP address, it also must be configured in such a way that is identifiable via the network by changing the network “Computer Name” to include my apartment; otherwise, my internet connection will be temporarily disabled. I also understand that the wireless internet will not support any gaming systems such as Nintendo Wii’s, Xbox, or Playstations, and by using the gaming stations on the wireless internet will result in having the internet access revoked. We do not guarantee that any service will be uninterrupted, error-free or free from viruses or other harmful components. We do not agree to provide any equipment to ensure that any service is compatible with all types of electronic devices. The resident agrees and acknowledges that any type of internet service is provided on an "as is" basis."

Common Neighbor Courtesy

Please help keep our community looking nice. This is your home as well as the others; please help us keep it an enjoyable place to live.

-Keep in mind that community living is different from a private dwelling. Although one must expect a certain amount of noise, one must not infringe on a neighbor’s good disposition. The conduct of residents, occupants, and resident’s guests should not be disorderly, boisterous, or unlawful and not disturb the rights, comforts, or convenience of other persons in the community.

-Please be aware of others on this property. This is a community effort and not an individual property. The facility is for everyone to use. Please be courteous and share the arena.

-Loud music or parties will not be tolerated. Any reports of a disturbance will be handled by the police. Residents, occupants, and guests of residents involved in a disturbance, or causing a disturbance, will be subject to eviction, and all other remedies provided in the lease, and prosecuted to the full extent allowed by law. Loud music is not to be played from a vehicle with windows and/or doors open while parked in the parking lot.

-Any violations your guests commit, you are held responsible for, and you as a resident will pay for their mistakes.
-All common areas, such as patio entryways, parking lots, etc. are subject to all rules, policies, and regulations are to be complied with in their entirety.

If any community rule, policy, or regulation is violated, the resident will be subject to a notice to vacate or eviction. Common sense and courtesy go a long way.

Occupancy and Transfer Policies

Residents may not exceed two persons per bedroom. If additional occupants cause such occupancy standard to exceed during the lease term residents must either (1) Move into another dwelling of the owner that has more bedrooms and is available for rent at the time the current lease expires, or (2) move out at the time the current lease expires. The rent for the larger dwelling, if available, will be the rental rate at the time of the new lease, of course. A residents' right of possession may be terminated during the lease term for lease violations as set forth in the lease or as provided by law.

Transferring to another dwelling is an option under the following conditions (1) Fulfill six months of your current lease (2) Fill out an application for approval under current rental qualifications. (3) Give us preferably 30 days to prepare your new unit. (4) Pay the Transfer Fee (5) Transferring to a specific unit is based upon current availability.

Move Out Policy

Move ins and move outs must be scheduled with the property manager. There are day and time restrictions.

A 30-day written notice is required before moving. UNDER NO CIRCUMSTANCES WILL THERE BE AN EXEPTION TO THIS POLICY. Residents with an expired lease and on a month-to-month basis are still required to give 30-day notice.

Failing to give this 30 day notice will incur the cost of reletting fee which is 85% of one month’s rent, as well all other applicable charges in compliance with the lease agreement. The resident will be liable for the payment of all costs associated with the repair of any damages to the property caused by a resident or anyone helping a resident when moving in or out of the apartment. Please refer to the “Standard Vacating Checklist” for more details.

Standard Vacating Checklist

The following responsibilities are to be completed by the resident before vacating an apartment. For your convenience, the following is a checklist of items to be cleaned before the final inspection and the standard range of charges for failure to do so. Please complete the TAR Form “Vacating Notice” at least 30 days prior to the lease expiration date.

The apartment must be void of all personal belongings before an inspection may take place. All residents have the right to be present at the inspection of the apartment upon termination of the lease; however, your request should be submitted in writing prior to your lease expiration date for an appointment to be arranged.

All charges listed are estimates and could result in higher charges depending on the extent of the damages and/or increase in vendor pricing. Any labor required correcting damage, unusual wear and tear, cleaning or disposal of articles left behind will be figured at current contractor prices. Please complete the following items where applicable.

-DO NOT TURN OFF ELECTRICITY UNTIL THE EXPIRATION DATE OF YOUR LEASE. Please refer to line #18 of you lease: "Resident is responsible for contacting the local power and/or gas company to initiate service and must maintain electric and/or gas service during the tenure of the lease to avoid damage to the premises."

  • -Range/drip pans: trim and all surfaces should be cleaned and free of grease and residue. Replacement cost $10-$60. Drip pans, $7-$25.
  • -Refrigerator: should be defrosted and cleaned inside, outside and behind, $10-$25. Ice tray replacement, $3 each. Vegetable drawers, covers and shelves are charged based on current vendor price.
  • -Dishwasher-: clean interior and exterior, $5-$15. Damage to be estimated.
  • -Kitchen cabinets & countertops: must be empty and cleaned inside and out. Shelf paper must be removed; removal charges to be estimated, $10-25 per cabinet. Countertop stains/repairs will be charged at current contractor pricing.
  • -Walls: every room must be free of dirt, fingerprints, and scuff marks.Nail holes, depending on size/number, $2 & up per hole. The air vent should also be cleaned, $5-$10.
  • -Light fixtures: all bulbs are to be in working order. Clean grease and dust film from all glass fixtures. Clean out dirt and insect accumulation. Replacement of all bulbs, $5 per bulb.
  • -Smoke Detectors: are to be in place and undamaged. Tampering with batteries, damage or removal of detector(s) will result in a $35 replacement charge.
  • -Vinyl Flooring: should be cleaned. Be sure to clean corners of the room as well as the baseboards, $10-$50 per room. Flooring wax and stain removal based on current vendor price.
  • -Carpeting: must be vacuumed and should be in the same condition as when the apartment was originally turned over to the resident, less normal wear and tear. Burn marks, pet damage and stains are not considered normal wear and tear. *All damages beyond normal wear and tear are not included with the Administration Fee. These damages are estimated at current contractor pricing. Charges to restore or replace damage to flooring will be figured at current contractor pricing.
  • -Bathrooms: must be thoroughly cleaned including tub area for any soap buildup, $40-$95. All rubber decals in tub area must be removed, $20. Rust spots, $20. Replacement cost of medicine cabinet, $50. Medicine cabinet door, $25. Wall mirror, $25.
  • -Windows: windowsills and window tracks must be cleaned, $10-$20 per window. Replacement charge for window screen, $25. Window blinds must be washed, $5-$10 per set. Replacement charge for window blinds, $25.
  • -Entry door: should be cleaned, $15. Interior door damage (scratches), refinish one side $5-$15, refinish both sides $10-$30. Holes or broken surface, $15 each. Entry door replacement $255. Front door facing and frame replacement, $200. Change complete master lock and door knob, $35.
  • -Keys: all door keys must be returned (including the original), on or before the lease expiration date. If all keys are not returned, the resident will be charged for lock replacement. Change complete master lock and door knob, $35.
  • -Porches and patios: must be cleaned and all debris must be removed, $15-$50.
  • -Personal items: must be removed from the apartment by the notice to vacate date or resident will be charged $ 10 per bag of trash removal, $ 20 per large item removal.
  • -Repair or replacement charges: due to damaged closet doors, appliances, fixtures, screen and windows will be estimated.
  • -Rent and late charges: must be paid through the lease termination or notice to vacate date.

We appreciate your cooperation in turning the apartment over in good condition.


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Contact Info

Riata Ranch
50th Street & FM 179
Lubbock, TX 79407

tel: 806.687.0029
fax: 806.687.0039

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