Rental Application And Policies

All prospective tenants must follow the same application process.  There are no exceptions.  Do not waste your time and application fee if you do not meet our requirements, we are thorough in our screening process.

Rental Requirements

Income:

  • Applicants must have combined verifiable monthly gross (before tax) income of 2.5x the monthly rent, unless otherwise specified for a specific home
  • Debt to income ratio will be considered
  • Positive, verifiable employment history of 6 months or more.
  • Applicants who rely on governmental assistance programs, private assistance, court ordered child support, court ordered alimony; pensions, financial support programs, etc. provided as sources of eligible income, are required to be independently verifiable and has to have been established for not less than six (6) months.

Rental History:

We check current and prior rental history.

  • Favorable recommendations from previous landlords, who are not relatives/relations, from the last two years are expected.  If the applicant was a sublessor, we require the recommendation from the actual landlord.
  • An established positive rental history of 1 year or more (exceptions for prior homeowners will be considered).
  • Those with unfavorable landlord recommendations will not be accepted.
  • NO EVICTIONS or unlawful detainer actions will be considered.  We do check.

Credit Check:

A credit score is considered in every application.  The following will be considered:

  • Bankruptcies will be considered
  • Unsatisfied judgments will be considered
  • Credit charge-offs will be considered
  • Late payments will be considered
  • Collections will be considered
  • NO Unlawful detainers (evictions) will be accepted.  If an applicant has been evicted, they will not be considered
  • A credit score above 670 is expected.  Credit scores between 580 and 670 will be considered with an additional deposit (1.5x the regular deposit)

Criminal Check:

We run a criminal background check on every applicant over the age of 17.

Applicants with prior felony or misdemeanor convictions for any of the following will not be considered.

  • Sex offenses
  • Drug-related charges
  • Dishonesty
  • Violence
  • Child or elder abuse

Online Application Process During COVID-19 Outbreak:

1.  Once you have reviewed the information in our ad, website, or sign, contact us for more information.  Discuss the home, our requirements, and your qualifications.

2.  Fill out an online application based on the link in the web page for the home you wish to apply for.  An application is required for each and every adult (age 18 or above) who will be living in the home.

Information will be verified by electronic communication, phone, in writing, or in person. By submitting a rental application, the applicant gives permission to us to request this verification from employers, landlords, courts, credit agencies, and any other individuals or organizations solely for the purpose of verifying the application.

3.  Prepare the following documents to be submitted online:

  • Copy of Photo ID for each adult applicant
  • Proof of income for each adult applicant (1 month worth of pay stubs, pension / social security / retirement statements etc.)
  • Proof of address (can be printed on ID, or else a utility statement in your name at your address)
  • Pet / animal application if you have animals of any kind

You will not submit these with the initial application, but they may be required if you pass the credit / criminal / eviction check.

Note: Self employed applicants must provide:  a: signed IRS income tax returns for the last two years, b: a valid business license, c: bank statements for the last 6 months.

At this point we will do the following:

  • Review application for completeness
  • Review credit and eviction check results
  • Review criminal history check results
  • Contact employers to verify employment
  • Contact previous landlords
  • Review income documentation to ensure income requirements
  • Verify information provided on application and supporting documentation
  • Contact the applicant to discuss any questions

If the applicant(s) meet all requirements, we will offer the home for rent.

 

Traditional Application Process

Our traditional application process is on hold during the COVID-19 crisis.

1. Once you have reviewed the information in our ad, website, or sign, contact us for more information.  Discuss the home, our requirements, and your qualifications.

2. View the home.  This may occur before step 1 if there is an open house.  We will not rent the home to any occupying adult who has not viewed it.

3. Fill out an application form (see link below)  for each adult (age 18+) who will be living in the home.   Fraudulent or incomplete information will result in automatic rejection of the application.

Information will be verified by electronic communication, phone, in writing, or in person.  By signing and submitting a rental application, the applicant gives permission to us to request this verification from employers, landlords, courts, credit agencies, and any other individuals or organizations solely for the purpose of verifying the application.

4. Submit Proof of Residence for your current home.  A utility bill or bank statement with your current mailing address.

5. Submit a copy of a valid government-issued photo ID (driver’s license, state ID, passport).

6. Submit a copy of your social security card.  It may be an Unrestricted, Restricted, or Non-Work Social Security card.  An ITIN is not a social security number.  This is needed for the credit check.

7. Submit Proof of Income for each adult responsible for payment of rent.  This should be in the form of the most current 1 month’s worth of pay stubs, pension / social security / retirement statements etc.

Note: Self employed applicants must provide:  a: signed IRS income tax returns for the last two years, b: a valid business license, c: bank statements for the last 6 months.

8. Turn in the application form, supporting data, and application fee of $30 CASH, Cashier’s Check or Money Order for each application.  This fee is used to conduct a credit, criminal, and eviction check.  Remember to include:

o Application form for each adult applicant

o Proof of income for each adult applicant

o Proof of Residence for each adult applicant

o  Application fee of $30 for each adult applicant

o  Copy of Photo ID and Social Security card for each adult applicant

At this point, we will review your application for completeness and legibility.  If we do not have (or cannot read) the information we need to process the application, we will inform you and not process it.  We will do the following:

  • Review application for completeness and legibility
  • Review income documentation to ensure income requirements
  • Verify information provided on application and supporting documentation
  • Run credit, criminal, and eviction check
  • Contact employers to verify employment
  • Contact previous landlords
  • Contact the applicant to discuss any questions

If the applicant(s) meet all requirements, we will offer the home for rent.

 

Multiple Qualified Applicants:

In situations where we have multiple qualified applicants, we will provide priority based on:

  • Credit score
  • A tenant who is ready to move in within 15 days
  • First tenant to provide the security deposit in full

Security deposits are required to reserve the home for you, and held in escrow for the duration of your tenancy.  Per state regulations, security deposits are refunded to a tenant within 21 days of the termination of the rental agreement, minus allowed deductions (for cleaning, unpaid rents, excessive wear or damage, etc).  In the case of a security deposit being paid to rent the home and the tenant decides to not rent,  the deposit is forfeit.