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a lake sits in front of a row of apartment buildings  at Beacon at Arbours, Ruskin

Frequently Asked Questions

Frequently Asked Questions


Rent payments can be made in many convenient ways. Residents can set up recurring payments or one-time payments in the resident portal or use the walk-in payments (WIPS) method to convert cash to an electronic payment at many local, convenient retailers. Residents may set up text-to-pay or use a voice assistant to pay rent and any outstanding balances. For voice assistant payments, please add the RENTCafé Resident Services Alexa Skill. Check with management staff for help with any of these options.

Prior to move-in, residents will need to provide the management team with the electricity account number showing service has been set up in the resident’s name for the home with services starting on their lease start date. Failure to maintain electric service will result in a charge back for actual electric usage and a fee each month in which electric service is not established in the resident’s name.

The water, sewer, and trash utilities are kept in the landlord’s name and are billed back to the resident based on actual usage as measured by individual meters for each home. Residents will receive a monthly statement and the actual usage will be billed back to the resident ledger. Residents may review these charges in the resident portal. The monthly Utility Billing Fee covers the processing of invoices and billing.

Cable/phone/internet/satellite services will need to be set up in the resident’s name through a provider that services the community.

Each home comes with a smart home technology package. This includes a keyless front door lock, a video doorbell, a smart thermostat, a hot water heater leak detector, a motion sensor, and contact sensors for each of the exterior doors. Smart devices can be controlled remotely through the Rently Keyless application accessible on a mobile device.

All residents must obtain and maintain renter’s insurance with a minimum of $100,000 personal liability coverage during the term of this lease. If the resident has an animal, their policy must cover animals and animal bites. If the resident does not have renter’s insurance, they may contact ResidentShield, a leading insurance company that offers high quality, low cost insurance protection to residents of our community. More detailed information about ResidentShield can be found at or by calling a licensed agent at (800) 566-1186. At the resident’s option, they may choose to enroll in their programs, or alternatively, they may secure their own coverage elsewhere.If a resident elects to obtain coverage from another insurance carrier, they will be required to provide the declarations page for their policy, including the name of their insurance company, the policy number, the effective and expiration dates of the policy and ensure that Beacon at Arbours and information below is listed as an Additional Interested Party on the policy:

Beacon at Arbours
P.O. Box 3687
Coppell, TX 75019-4277

If we do not receive an updated Renter's Insurance Policy, the resident will be enrolled in our Master Insurance Policy and will have a recurring monthly lease charge to cover the home only. This policy does not insure your personal property within the home.

There are various surveys sent to our residents at different times throughout the leasing process. After a tour of an available home, after a work order is completed, and at various intervals during the lease term, Westdale will reach out to obtain your feedback. We value your feedback and want to learn and grow to better serve our customers. The portal also has a feature that will allow you to provide feedback at any time.


Our property management company, Westdale, will handle the major mechanical issues and other major home repairs but require that small maintenance items are addressed by residents. Here is a non-exhaustive list of what Westdale will address:

  • Major Plumbing repairs such as line blockages from tree roots or cracks in the main lines not caused by resident negligence
  • HVAC replacement or major repairs not caused by lack of filter replacement
  • Appliance repairs or replacement caused by age of appliance or repair needed that is not related to resident negligence
  • Broken window or door glass by weather related events or product issues
  • Garage door issues related to mechanics and not vandalism, resident negligence, or misuse
  • Roof repairs or replacement
  • Fence picket and post replacements unless damage is due to resident negligence or misuse
  • Door locks related to misalignment or sticking (Lockouts are not a landlord responsibility and will not be performed by Westdale)
  • Repairs to plumbing and fixtures related to life expectancy of those fixtures and not due to resident negligence or misuse
  • Electrical repairs related to wiring, switches, outlets, and breakers
  • Flooring issues related to age or warranty issues

Resident Maintenance Responsibilities include but are not limited to:

  • Changing light bulbs
  • Changing the HVAC filter every 30 days
  • Replacing batteries in garage door opener remotes
  • Replacing batteries in the Smart home lock and thermostat
  • Unjamming and resetting garbage disposals
  • Winterizing exterior faucets
  • Maintaining the yard in compliance with HOA or community standards (Lawncare will address the lawn however any ornamental additions to the landscaping will be the resident’s responsibility to maintain in compliance with the HOA restrictions)
  • Replacing irrigation heads damaged by resident
  • Watering the foundation
  • Keeping garage door sensors aligned so garage door properly opens and closes
  • Unblocking toilets with a plunger to clear minor clogs
  • Keeping hair and foreign objects out of drains and using zip strips to unclog minor drain clogs
  • Any damage related to misuse or negligence by resident, occupants, or guests

24/7 emergency maintenance service is available. All maintenance emergencies should be reported by calling the office telephone number and following the prompts to leave a message for our on-call Service Technician. Please do not submit emergency service requests online as these may not be reviewed until the next business day. Emergencies include, but are not limited to:

  • Fire-call 911 and then call after hours maintenance line
  • HVAC issues-lack of air conditioning with inside temperatures above 80 degrees or lack of heat with inside temperatures lower than 55 degrees
  • Electrical issues-sparking, fire (call 911), smoke, overheated fixtures
  • Storm Damage-if life threatening call 911 and then call after hours maintenance line
  • Plumbing-flooding, sewage back up, leak
  • Structural Damage-roof, foundation, or wall damage
  • Garage Door issue with car trapped inside
  • An event that threatens the habitability of the home or could cause further damage if not resolved promptly.

Resident’s will be charged a monthly fee for an exterior preventative pest control service. This exterior treatment of the foundation and defensive perimeter spray focuses on entry points of the home. Residents are responsible for all interior pest control issues.

Lawncare (mowing only) will be performed on a weekly or bi-weekly basis depending on the season of the year. The lawncare company will need access to all front, back and side yards. On lawncare day, please ensure that all pets, pet waste, and lawn furniture and toys are removed from lawn to give lawncare workers full access for mowing. 


Up to three animals are allowed per home with appropriate fees and rent paid. Reptiles, poisonous animals, exotic animals, farm animals, animals raised for food or commercially, etc. are not allowed. Small mammals that are in a cage, fish, and caged birds are allowed and not subject to a pet fee or rent. All animals must be registered. Failure to report an animal living in your home can result in a Lease Violation Fee.

Service animals are not considered pets. Please contact the management team with any questions on the animal policy or to discuss a service animal. 

No satellite dishes are allowed.

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