Frequently Asked Questions

VERY close. Some properties are just 1 block from campus, and others are only 4-5 blocks away. One of our farthest rentals (10 blocks from campus) still has a rating of 93, known as “Walker’s Paradise” from walkscore.com.  

We offer townhouse-style duplexes, triplexes, and single-family homes just blocks from the University of Oregon campus, making it easy to walk or bike to class. Unlike large student housing buildings with shared interior hallways, our rentals feature private entrances and smaller building layouts that create a quieter, more residential living environment.

Yes. Most of our residents are University of Oregon undergraduate students, graduate students, and young professionals looking for a quieter off-campus living environment close to campus. Our smaller building layouts and residential-style homes offer more privacy and personal space than large apartment complexes.

We primarily offer 12-month leases. However, unlike other UO off-campus property management companies we will pro-rate your rent for the exact move-in date, helping to save you money. We also frequently accommodate lease buyouts for students who decide not to stay for the summer. A lease buyout is typically 1.5 months rent.

Two people per bedroom and one person is allowed on the couch. However, no more

than 6 unrelated parties per unit.

Our rentals come unfurnished. However, we are teamed up with Cort.com, a furniture rental company, who will work with you directly to assess your furniture needs.

Many of our residents are students and young professionals looking for a quieter living environment near campus. We ask all residents to be respectful of their neighbors, especially during late evening and early morning hours. Noise complaints are taken seriously and repeated disturbances may result in lease violations.

Most of our rentals come with in-unit washers and dryers. However, a small number of properties have a shared laundry room. When choosing your unit, the listing page will clearly state what type of laundry is included. And if you’re ever unsure, just ask and we’ll let you know!

All available rentals are listed on our Available Rentals page. Once you find a unit that you like, click the “Apply Now” button to fill out the online application. If the unit you apply for gets rented, we can transfer your application to another unit that is still available. No need to complete multiple applications.

Once we have everything from your group, we will start checking your rental references. This takes 2 to 3 days, depending on how quickly we hear back from former landlords. We will text or email your group as soon as we know if you are approved. Your group’s full deposit must be paid no later than 3 business days following application approval. If your contract is not signed and the deposit isn’t paid within the agreed upon time, we will move on to the next set of applications.

If you are not using a co-signer, you will need to provide pay stubs and current tax records and/or bank statements verifying an income of 3 times the monthly rent. A cosigner needs to be a parent, guardian, family member or friend. You will also need a copy of each person’s photo ID (driver’s license, state ID, student ID or passport).

No. Unlike other UO off-campus rental companies, we do not charge an application fee. However, we do rent our properties on a first come first serve basis. This means that the group who has all components of their paperwork completed and turned into our office is put in first place.

Deposit amounts range between $800.00 per person and can be as much as 3 times your monthly rent, depending on your rental history, and if all necessary requirements have been met. Once approved, you will be instructed on how much your group’s deposit is. 

Yes. For all our properties we offer an online Tenant Portal. where you can submit and view leasing documents/agreements, make online rent payments, and submit maintenance requests to ensure your issues are addressed as quickly as possible. We take the hassle out of leasing so we can give you more time to do the things you love.

The monthly rent is due in full on the 1st of every month, regardless of holidays or weekends. You have a grace period until 11:59 p.m. on the 4th of every month. A $75 late fee is billed on the 5th if rent has not been paid.

You can easily pay rent online through the Tenant Portal. Rent payments must be paid in one lump sum.

In our office we accept personal checks from leaseholders (tenants), cashier’s checks,

And money orders. Residents also have online payment options available, including E-check and credit/debit card, for a fee. 

Residents are responsible for setting up and maintaining utility services such as electricity and internet. Some properties include garbage, water, and/or sewer in the rent, however it varies by property. On each rental listing page under “Amenities” it will clearly state what utilities are included. If you’re unsure, just ask one of our friendly Mallard staff members!

Yes, renter’s insurance is required as of 2025, with a minimum liability coverage of $100,000. Contact your auto insurance agent to see if they can offer a multi-line discount if you have more than one policy with them. Many policies are affordable and can help protect your personal belongings in the event of theft, fire, water damage, or other unexpected situations.

Internet service is not included in rent. However, high-speed internet options are widely available throughout Eugene, including service through Xfinity. Residents are responsible for setting up internet service prior to move-in if desired.

At least one parking space is included with most of our 1 and 2 bedroom units, and if you’re renting a 3-4 bedroom unit, parking may include two spaces, but varies on the property. That said, we do have a couple of properties with street parking only, and they require a permit through the city of Eugene. On each rental listing page, we clearly note the number of parking spaces available under the “Amenities” tab, and if you have any additional questions just ask our friendly office staff.

Yes. If you don’t need your parking space, we will credit you $50 and then rent out your parking space to another resident who needs parking.

If you need additional parking spaces, there is a waitlist we can add you to. The cost for additional parking spaces is typically $50 per space per month, but may vary. 

We allow what is called a temporary occupant. A temporary occupant is not added to the lease; however, they may live in the unit while the leaseholder is away. If you’re looking to sublease, an application must be submitted by the temporary occupant. Then a Temporary Occupant Form must be signed by all current lease holders prior to their arrival.

the lease ending date. The amount is equivalent to one and a half times your monthly rent (ex: Monthly rent is $1,000.00; lease break fee is $1,000 x 1.5 = $1,500.00). Or actual damages of the landlord determined by Mallard Properties at our discretion at the time of the accounting. These funds will be requested in GUARANTEED FUNDS, such as cashiers’ check or money order. Accompanying your funds would be your signed 30-day notice to vacate.

90.430 Claims for possession, rent, damages after termination of rental agreement.

Landlord may have claim for possession and for rent and a separate claim for actual

damages for breach of rental agreement.

No. We do however accept reasonable accommodation requests for support animals.

No. We do not allow smoking or vaping of any kind, including Marijuana, at any time, anywhere on all of our properties.

We allow up to 20 one-inch nails in the walls.

If you are locked out during M-F business hours, please call the office5414653825. If it’s after hours (our office closes at 5 p.m.), please call Eugene Lock and Safe directly: (541) 689-2277 and leave a message. They will return your call shortly thereafter. 

Please submit a maintenance request via the online Tenant Portal.

A maintenance emergency includes issues such as active water leaks you cannot stop or situations where your home is not secure, such as a broken window or a malfunctioning deadbolt lock.

If you experience a maintenance emergency, call our office at5414653825and leave a message with the live answering service (these are real people who answer after hours). They will contact someone on our team who will remedy the situation immediately. For non-emergency maintenance requests, please submit a maintenance request via your Tenant Portal.

No. Residents are responsible to pay for unclogging of drains and/or plumbing in the

property, and damages whether done willingly or unknowingly by a resident or their guest. Owner/Agent would be responsible for maintenance costs only if it is ordinary wear and tear (ex: replacing an old oven that stops working). 

Maintenance calls start at $70 per hour with a one hour minimum for each call. Additional charges will be added for parts etc. if this is a billable item to the resident. Charges will also apply for no show appointments with our staff and outside vendors. 

Yes, actually! We have a library of maintenance help videos designed to help our residents save money by teaching you how to use the provided systems in your home and resolve the most common tenant billable maintenance requests. Learn to reset your breakers, heaters, garbage disposal and much more. 

Once our office has received your move out packet and keys, we have 31 days to send

out a final accounting of your deposit. If there were any charges deducted from the

deposit, we will inform you at that time.

Charges may be deducted from your security deposit for cleaning or damages beyond normal wear and tear that occurred during your tenancy. Common deductions may include excessive cleaning, repairs for tenant-caused damages, unpaid charges, or failure to complete required move-out items such as professional carpet cleaning.

Residents will receive a move-out checklist outlining cleaning expectations prior to vacating the property. If residents choose to hire professional vendors before move-out, receipts must be submitted with the move-out packet. A list of vetted vendors is included for your convenience. If cleaning or repairs do not meet management standards, additional charges may apply and be deducted from the security deposit.

Yes. Carpets must be professionally cleaned prior to move-out. Residents may hire a vendor of their choice; however, proof of professional cleaning must be submitted with the move-out packet. Rental carpet cleaning machines do not qualify as professional carpet cleaning. If carpets are not professionally cleaned, the cost will be deducted from the security deposit.

Residents are expected to return the unit in clean condition and complete the items outlined in the move-out cleaning checklist provided by management. Cleaning charges may apply for items beyond normal wear and tear. Residents are responsible for general cleaning throughout the unit, while management handles tasks such as cleaning light covers and moving appliances to clean behind them. A list of vetted vendors is included in the move-out packet for residents who prefer professional cleaning services. If cleaning does not meet management standards, additional cleaning charges may be deducted from the security deposit.