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Rental Criteria

We welcome all applicants in compliance with Federal, State, and Local Fair Housing rules. We do not discriminate in the rental of properties based on income source, age, sex, race, religion, marital/familial status, disability, color, creed, ethnicity, national origin, gender identity or sexual orientation. Following is a brief summary of our qualifying criteria.

Owners of properties and Associations may make or cause exceptions to our guidelines but none regarding Fair Housing or ADA protections. We will be happy to review any additional criteria or changes in our criteria with you prior to submitting a rental application for a particular property.

Assistive Animals: Service animals and assistance animals for people with disabilities are permitted to the full extent required by the Fair Housing Act and the Americans with Disabilities Act (ADA) with respect to animals that aid individuals with disabilities. Where appropriate we may request documentation proving the need for the assistive animal.

Emotional Support Animals: Emotional support animals will be accepted in compliance with Fair Housing. We require documentation (we have a form available if needed) from a licensed medical professional that has met you that documents the need for the emotional support animal.
Policies on pets vary according to the home. However, we do not permit the following breeds or mixes of: Akita, Alaskan Malamute, American Bull Dog, Belgian Malinois, Brindle, Cane Corso, Chow Chow, Dingo, Doberman, German Shepherd, Mastiff, Pit Bull, Presa Canario, Rottweiler, Siberian Husky, Staffordshire Terrier, or Wolf Hybrid.

No more than two people per bedroom.

Smoking, burning, or vaping any substance (even if a medical marijuana card is possessed) is not permitted on the premises, even outside the home.

The typical security deposit is equal to a month’s rent less $50. The security deposit is 100% refundable to you if no damages occur to the property, and it is in the same condition it was rented with no additional cleaning needed. There is a cleaning fee for carpet cleaning. The security deposit may be increased depending on your credit or residency qualifications. The security deposit will not exceed 1.5 times the rent.

Applications are processed on a first come basis. An application is considered complete upon receipt of applications from anyone 18 years of age or older that will be living in the home, including all supporting documents that we request and receipt of the application fee.

It typically takes one business day to receive the results of application for tenancy.

The application fee will only be refunded if the home is rented to a prior applicant and prior to your application being verified.

We look at your total financial situation to consider your ability to make your monthly payments.

Every applicant must show proof of a valid social security number and corresponding United States, or State issued identification. If the applicant is from a country other than the United States, such applicant must have a valid and verifiable visa establishing that applicant's right to reside in the United States.

Acceptable Proof of Income: recent tax returns, bank statements, W-2s, 1099s, your three most recent pay stubs, student loan acceptance or award letter, student grant award letters, social security award letter, and similar. Proof of voucher and voucher amount required for prospective tenants where applicable.

Each applicant’s income must be from a stable job or source and at least 2.5X to 3.5X the rent amount depending on the property owner. Married couples and applicants that have been cohabiting for over one year may combine income.

Current and prior rental history will be reviewed and verified and is critical in our application process. Owning your previous residence can take place of rental history. Previous occupancy must be verifiable.

A criminal background check will be conducted for each applicant. An applicant will be automatically declined for the following:
1. Any felony conviction less than 10 years old involving property damage, drug sales or manufacturing, or violence.
2. Any felony conviction, where the date of sentence completion or parole completion, is less than 5 years old.
3. Evidence of multiple felony convictions.
4. Any offense requiring registration as a sex offender.
*Applicant may be required to provide documentation showing date of sentence completion or parole completion.

No Applicant with any outstanding warrants or crime that is awaiting trial will be accepted.

Co-signers: Must have excellent credit with no past due accounts, collection accounts, charge offs, or unpaid judgements and income equal to at least 5 times the rent. If married, both spouses must sign as guarantors.

Applicants will be declined for the following: a licensed real estate agent failing to disclose that they are licensed at 1st opportunity, an open or pending bankruptcy, any unpaid evictions in past seven years, any currently past due rent, unpaid court judgments, unpaid collections, past due utility bills, invalid SSN, falsified application, felony conviction (see Credit and Background section), or failure to pay the application fee, or non-compliance notices that resulted in non-renewal or eviction.

Monthly Income to Debt: This ratio is considered in the approval process. Tax liens, collection accounts, delinquent accounts are also considered.
If the prospective tenant has additional information that they believe mitigates negative information that may be contained in their financial or criminal history, the applicant should provide such information and methods to verify such information.

We will continue our efforts to rent a home until an approved applicant pays earnest funds and signs a holding agreement. We will hold a home vacant for an approved applicant for only two weeks and maybe a few extra days. Otherwise, it is available for the first approved applicant(s) that provides us with the total funds (or voucher) to move in and a signed rental agreement.

These requirements may be amended from time to time without prior notice and unique circumstances and mitigating factors will be considered in compliance with Fair Housing Laws.