RENTAL CRITERIA

1 - 3 Bedroom Apartment

Earnest Money Deposit: $300 

This money is required to process your application. If approved your deposit will go towards your Security Deposit. A landlord must send the entire amount of earnest money back to the applicant by first class mail or the applicant can pick up in person at our office by the end of the next business day after receipt if any of the following occur:

• The landlord rejects the application or refuses to enter into a rental agreement
• The applicant withdraws their application before the landlord accepts the application
• The landlord fails to approve the application by the end of the 3rd business day after acceptance. This deadline can be extended if the tenant agrees, in writing, but it cannot be extended more than 21 days after receipt of earnest money.

Income:  

All Applicants must have a minimum combined gross monthly income source that can be verified and meets or exceeds three (3) times the monthly rent amount.

W-2 Employees: If Applicant is a W-2 employee, applicant must produce the 2 most consecutive pay stubs that includes employee’s name, employer’s name, and gross income. If applicant is starting a new job during the application review process, applicant must provide an executed employment letter from employer that includes start date, number of hours scheduled to work, and compensation. 

Unemployed, Self-Employed, Retired Applicants: Must provide acceptable documentation substantiating income in the amount of at least three (3) times the monthly rental amount. If self-employed, applicants must provide tax return from the previous year, including the Schedule C, as well as a Profit and Loss statement from the most recent quarter. Applicants may also qualify if they furnish bank statements showing deposit amounts at least 6 times the monthly rent, for the past 12 months.

Full-time students: Considered minimum of 9 credit hours, who do not have verifiable employment that meets or exceeds three (3) times the monthly rent must provide proof of school enrollment and will require a qualified co-signer

If any of the above criteria cannot be met, the application will be denied unless the applicant can get a qualified co-signer on the lease, or pay a security deposit equal to 2x the monthly rent

Rental History: 

All applicants must have a minimum of three (3) years verifiable, positive rental or mortgage history. Rental history must be with a non-relative landlord. 

Positive rental history means:

• Timely rent payments
• Abiding by lease policies and rules and regulations
• Respect for neighbors and the property

Applicants without three (3) years of verifiable housing will be denied unless the applicant can get a qualified co-signer on the lease, or pay a security deposit equal to 2x the monthly rent

Credit History: A credit report will be run on all applicants to verify account credit ratings. The results will be entered into the credit-scoring model, which determines applicant’s eligibility and security deposit level. 

Applicants will be denied for the following reasons:

• Applicant has an open bankruptcy, or has filed for bankruptcy within the last 3 years 
• Applicant has had an eviction filed against them within the last 3 years
• Applicant owes money to a previous landlord, or utility provider (gas, electric, water/sewer, municipal)
• Applicant has more than $3,000 in past due bills or collections (medical bills, student loans, closed bankruptcies, paid off trade lines will not be counted)

If applicant does not have any credit history, or one of the items listed above, application will be denied unless the applicant can get a qualified co-signer on the lease, or pay a security deposit equal to 2x the monthly rent

Security Deposit Levels: 

• FICO Score 620-850 – Security deposit equal to 1 months’ rent
• FICO Score 580-619 – Security deposit equal to 1 1/2x monthly rent
• FICO Score 579-0 – Security deposit equal to 2x the monthly rent, or qualified co-signer

If more than one applicant is applying, security deposit level will be determined by taking the average of all applicants FICO score.

Criminal History: A criminal background check will be run on all applicants over the age of 18. 

Applicants will be denied for the following reasons:

• Applicant, or any household member that will be residing with them, has ever been convicted of manufacturing or distributing a controlled substance as defined in sec. 102 of the Controlled Substances Act (21. U.S.C. 802). 
• Applicant, or any household member that will be residing with them, has been convicted of a felony for arson, assault and/or battery, burglary, crimes against animals or children, crimes involving cybercrime, destruction of property, domestic crimes, drug-related offenses, harassment, homicide, kidnapping, organized crime, robbery, sex crimes against a person, theft, or weapons within the last 7 years
• Applicant, or any household member that will be residing with them, is subject to the State lifetime sex offender registration program. 
• Applicant, or any member of the household that will be residing with them, has been convicted of any misdemeanors that demonstrable a pattern of risk to tenant safety and/or property, or threatens the right to peaceful enjoyment of the property by others within the last 7 years.(*)
• Applicant, or any household member, is on the list of known terrorists and wanted fugitives as provided by the Office of foreign Asset Control (OFAC), federal agencies to include the FBI or other state and local law enforcements agencies.

*Consideration will be given to the nature and severity of the crime and the amount of time that has passed since the criminal conduct occurred. Additional factors may also be considered on a case by case basis. Applicant should provide any mitigating information or documentations that they would like to be considered regarding any prior conviction.

 Social Security Number: All applicants must have a valid social security number. If one cannot be produced, applicant must provide I-94, I-94W (Immigration arrival and departure approval to be in the US) or I-20 (International Student approval to be in the US) forms. The lease end date cannot extend past the date the applicants are approved to be in the US. Applicants must pay one (1) month’s additional deposit equivalent to one (1) month’s “market” rent. Applicants must also provide proof of verifiable income. 

Identification: All applicants must present a current photo ID issued by a state or government authority (i.e. State Issued Driver’s License, State Issued Photo Identification Card, current Passport, current United States Military ID card, or VISA issued by US Immigration and Naturalization Services). A copy of all applicants’ photo IDs will be made and retained at time of application. 

Any falsification of information listed on the application will be grounds for denial. If information cannot be verified despite best efforts, the application may be denied.

Occupancy: For adults above the age of 18 residing at the premises, we will enforce a policy of no more than 2 persons per bedroom, with no more than 3 unrelated persons living at the premises. Families with children under the age of 18 will have a standard of 2 persons per bedroom + 1 additional occupant per unit. Exceptions for families with children under the age of 18 may be made under special circumstances and will be decided on a case by case basis.

Single Family Houses

Earnest Money Deposit: $400 

This money is required to process your application. If approved your deposit will go towards your Security Deposit. A landlord must send the entire amount of earnest money back to the applicant by first class mail or the applicant can pick up in person at our office by the end of the next business day after receipt if any of the following occur:

• The landlord rejects the application or refuses to enter into a rental agreement
• The applicant withdraws their application before the landlord accepts the application
• The landlord fails to approve the application by the end of the 3rd business day after acceptance. This deadline can be extended if the tenant agrees, in writing, but it cannot be extended more than 21 days after receipt of earnest money.

Income:  

All Applicants must have a minimum combined gross monthly income source that can be verified and meets or exceeds three (3) times the monthly rent amount.

W-2 Employees: If Applicant is a W-2 employee, applicant must produce the 2 most consecutive pay stubs that includes employee’s name, employer’s name, and gross income. If applicant is starting a new job during the application review process, applicant must provide an executed employment letter from employer that includes start date, number of hours scheduled to work, and compensation. 

Unemployed, Self-Employed, Retired Applicants: Must provide acceptable documentation substantiating income in the amount of at least three (3) times the monthly rental amount. If self-employed, applicants must provide tax return from the previous year, including the Schedule C, as well as a Profit and Loss statement from the most recent quarter. Applicants may also qualify if they furnish bank statements showing deposit amounts at least 6 times the monthly rent, for the past 12 months.

Full-time students: Considered minimum of 9 credit hours, who do not have verifiable employment that meets or exceeds three (3) times the monthly rent must provide proof of school enrollment and will require a qualified co-signer

If any of the above criteria cannot be met, the application will be denied unless the applicant can get a qualified co-signer on the lease, or pay a security deposit equal to 3x the monthly rent

Rental History: 

All applicants must have a minimum of five (5) years verifiable, positive rental or mortgage history. Rental history must be with a non-relative landlord. 

Positive rental history means:

• Timely rent payments
• Abiding by lease policies and rules and regulations
• Respect for neighbors and the property

Applicants without five (5) years of verifiable housing will be denied unless the applicant can get a qualified co-signer on the lease, or pay a security deposit equal to 3x the monthly rent

Credit History: A credit report will be run on all applicants to verify account credit ratings. The results will be entered into the credit-scoring model, which determines applicant’s eligibility and security deposit level. 

Applicants will be denied for the following reasons:

• Applicant has an open bankruptcy, or has filed for bankruptcy within the last 5 years 
• Applicant has had an eviction filed against them within the last 5 years
• Applicant owes money to a previous landlord, or utility provider (gas, electric, water/sewer, municipal)
• Applicant has an open foreclosure case, or has had a foreclosure filed against them within the last 5 years 
• Applicant has more than $3,000 in past due bills or collections (medical bills, student loans, closed bankruptcies, paid off trade lines will not be counted)

If applicant does not have any credit history, or one of the items listed above, application will be denied unless the applicant can get a qualified co-signer on the lease, or pay a security deposit equal to 3x the monthly rent

Security Deposit Levels: 

• FICO Score 620-850 – Security deposit equal to 1 months’ rent
• FICO Score 580-619 – Security deposit equal to 2x monthly rent
• FICO Score 579-0 – Security deposit equal to 3x the monthly rent, or qualified co-signer

If more than one applicant is applying, security deposit level will be determined by taking the average of all applicants FICO score.

Criminal History: A criminal background check will be run on all applicants over the age of 18. 

Applicants will be denied for the following reasons:

• Applicant, or any household member that will be residing with them, has ever been convicted of manufacturing or distributing a controlled substance as defined in sec. 102 of the Controlled Substances Act (21. U.S.C. 802). 
• Applicant, or any household member that will be residing with them, has been convicted of a felony for arson, assault and/or battery, burglary, crimes against animals or children, crimes involving cybercrime, destruction of property, domestic crimes, drug-related offenses, harassment, homicide, kidnapping, organized crime, robbery, sex crimes against a person, theft, or weapons within the last 7 years
• Applicant, or any household member that will be residing with them, is subject to the State lifetime sex offender registration program. 
• Applicant, or any member of the household that will be residing with them, has been convicted of any misdemeanors that demonstrable a pattern of risk to tenant safety and/or property, or threatens the right to peaceful enjoyment of the property by others within the last 7 years.(*)
• Applicant, or any household member, is on the list of known terrorists and wanted fugitives as provided by the Office of foreign Asset Control (OFAC), federal agencies to include the FBI or other state and local law enforcements agencies.

*Consideration will be given to the nature and severity of the crime and the amount of time that has passed since the criminal conduct occurred. Additional factors may also be considered on a case by case basis. Applicant should provide any mitigating information or documentations that they would like to be considered regarding any prior conviction.

 Social Security Number: All applicants must have a valid social security number. If one cannot be produced, applicant must provide I-94, I-94W (Immigration arrival and departure approval to be in the US) or I-20 (International Student approval to be in the US) forms. The lease end date cannot extend past the date the applicants are approved to be in the US. Applicants must pay one (1) month’s additional deposit equivalent to one (1) month’s “market” rent. Applicants must also provide proof of verifiable income. 

Identification: All applicants must present a current photo ID issued by a state or government authority (i.e. State Issued Driver’s License, State Issued Photo Identification Card, current Passport, current United States Military ID card, or VISA issued by US Immigration and Naturalization Services). A copy of all applicants’ photo IDs will be made and retained at time of application. 

Any falsification of information listed on the application will be grounds for denial. If information cannot be verified despite best efforts, the application may be denied. 

Occupancy: For adults above the age of 18 residing at the premises, we will enforce a policy of no more than 2 persons per bedroom, with no more than 3 unrelated persons living at the premises. Families with children under the age of 18 will have a standard of 2 persons per bedroom + 1 additional occupant per unit. Exceptions for families with children under the age of 18 may be made under special circumstances and will be decided on a case by case basis.

Commercial/Office Space

Earnest Money Deposit: $500 

This money is required to process your application. If approved your deposit will go towards your Security Deposit. A landlord must send the entire amount of earnest money back to the applicant by first class mail or the applicant can pick up in person at our office by the end of the next business day after receipt if any of the following occur:

• The landlord rejects the application or refuses to enter into a rental agreement
• The applicant withdraws their application before the landlord accepts the application
• The landlord fails to approve the application by the end of the 3rd business day after acceptance. This deadline can be extended if the tenant agrees, in writing, but it cannot be extended more than 21 days after receipt of earnest money.