The owners/managers of the properties listed for rent agree to these minimum standards for Approval of a Rental Application.  Additional criteria may apply depending upon certain units and individual owner/manager requirements.

No applicant shall be subject to discrimination based on race, color, age, religion, gender, disability, family status, gender identity , sexual orientation, national origin or any other protected class.   Availability of homes/units subject to change without notice.

Approval Requirements

Income Requirements: 

Gross monthly household income should be equal to or greater than two to three times the monthly rent, depending on household size and monthly rent.  Some exceptions may apply.  All income must be seasoned at least 6-12 months and from verifiable legal sources. (Verifiable income may mean, but is not limited to: Employment, Bank Accounts, Alimony/Child Support, Trust Accounts, Social Security, Unemployment, Welfare, Grants/Loans and vouchers under the Section 8 Housing Choice Program). If employment income is being used, your two most recent pay stubs from your employer will be required if we are unable to verify income over the phone. 

   Self-employed individuals will be required to show the previous year tax return (both business and personal) and any business names and corporate filings will be verified through the state.  If applicant is earning a wage or drawing a salary from their business, income will be based on pre-adjusted gross income as reported on their personal tax return. If no wage is drawn, six (6) months of bank statements will be required and the average monthly ending balance will be used to verify monthly income. 

 If non-employment income is being used, the applicant must provide information verifying their right to receive the income and that the obligations of the payor are current. To qualify based on liquid assets, the household must have liquidated assets equal to 24 months of rent. 

Your application will be denied if we are unable to verify your legal source of income. We do not accept payments from third parties unless required by law.

 Rental History/Mortgage Requirements: 

A minimum of one year of current, stable rental history or mortgage history verifiable by a third party is required.  3-5 years is preferred.  The reference must be current without significant derogatory information such as late payments, property destruction, eviction or violation of previous rental agreement terms, Two (2) or more NSF checks within a one year period will result in denial. In addition to your current landlord reference we require that you provide your previous landlord/mortgage information if applicable.. Five (5) years of eviction free rental history is required. Eviction actions that were dismissed or resulted in a judgment for the applicant will not be considered. A pending eviction action that has not yet resulted in a dismissal or judgment in favor of the Applicant, at the time the application is submitted will be denied. Rental history with past due rent or an outstanding balance will be denied. Rental history demonstrating lease violations will result in denial.

Criminal Background

A background check may be required for all applicants.   An applicant shall be denied if there is a history in the last 10 years of violent, predatory, property, sexual or other crimes.

Disabled Accessibility

 If a disabled person requests a reasonable modification or service animal approval, we will process that request in accordance with federal law and will require certain legal documentation, as needed. 

Pets

 If Applicants desire to bring any pet into the premises, then Applicants must first submit verifiable proof, from a veterinarian, that any pet over one (1) year old, has all current shots, all immunizations, is neutered or spayed, and is licensed The following breeds are prohibited due to insurance limitations on liability. Pit Bulls and Staffordshire Terriers, Doberman Pinschers, Rottweilers, German Shepherd, Chows, Great Danes, Presa Canarios, Akitas, Alaskan Malamutes, Siberian Huskies, Wolf-hybrids or any mixed breed containing any portion or characteristic of these breeds. Some properties may be subject to the restrictions of a homeowner association.

Application Approval

Upon Approval final approval, you will have two (2) business days from approval to sign an Execution Agreement and pay the deposit to secure the unit which will be applied to the security deposit. Failure to do so will result in the withdrawal of your approval. No property will be held for more than 14 calendar days from the date of approval unless the property is occupied and the availability date exceeds the 14 calendar day timeline.

Once the application is approved and the execution agreement is signed, any and all advance deposits will be forfeited if no rental agreement is executed. 

Application Information 

There is no Application Fee to apply.  If a background check is required for final approval, applicant will be required to pay that screening fee as part of the application process.   Applicants may not be approved on a first come, first served basis.  Owners/managers may exercise their legal right to choose the most qualified candidate based on income, credit, criminal history, references, stability and other such business reasons.  Owners/managers comply with the Fair Housing Act and apply the exact same approval criteria as detailed above in order to be fair and consistent.

Have the Following Documents Ready to Provide Upon Request:

Government issued photo I.D. Proof of Income - pay stubs, bank statements, etc.

Picture of each pet that will occupy property 

How Long Does It Take for the Application to be Processed?

It varies depending on the unit and how many applicants have applied. Generally 2-5 business days, if your landlord and employer are very responsive.

 Please tell your employer and landlord to expect a call and that they need to reply ASAP. Delays outside of our control and beyond 3 days may result in a denial (if employer or landlord do not respond).

Please Keep the following in mind:

1. We need your help. This means please be available to answer questions and provide information. There are strict timelines that must be followed to be fair to other applicants.

2. All household members over 18 are required to complete a rental application.

3. All section 8 Applicants must sign a consent form, allowing any applicable housing authority to release the contents of, and information pertaining to, Applicant’s housing file and rental history.

4. If Applicant(s) make any derogatory or offensive comments, and/or act in a threatening, combative, intoxicated or disorderly manner, during any phase of the inspection, meeting or application process will result in a denial of your application.

5. Each applicant will be required to qualify individually or as per specific criteria areas. Income will be calculated based on the entire household unless requested otherwise.

6. Inaccurate or falsified information will be grounds for denial of the application

7. Any individual whose tenancy may constitute a direct threat to the health and safety of any individual, the complex or the property of others, will be denied tenancy.

8. The denial of one applicant will result in the denial of the entire household.

 9. Government issued photo ID will be required.

10.  At least 1 adult applicant must see the inside of the property.

11. All applicants residing at the property must be current on all child support obligations with no payments past due or in arrears in any county, state or local jurisdiction.

12. Incomplete applications will not be approved.

13. Applicant must be able to enter into a legally binding contract

Thank you.