Resident Selection Criteria
 Application Process

1. All Adult applicants 18 or older must submit a fully completed, dated and signed residency application and fee. Applicant must provide proof of identity. A Non-refundable application fee will be required for all adult applicants. Applicant may be required to be approved by a condo/homeowner's association and may have to pay an additional application fee or an additional security or damage deposit.

2. We reserve the right to require a co-signer. A minimum of two years residential rental history is required from a corporation or real estate property management company.

3. Credit history and or Civil Court Records must not contain slow pays, judgments, eviction filing,collections, liens or bankruptcy within the past 5 years.

4. Self-employed applicants will be required to produce upon request 2 years of tax returns or 1099s and three months bank statements. Non employed individuals must provide verifiable proof of income.

5. All sources of other income must be verifiable if needed to qualify for a rental unit. Applicant must provide proof of income documents and have an income ratio of 3x's amount of rent.

6. Criminal records must contain no convictions for crimes involving violence, assault or battery, drugs, firearms; felonies within the past seven years and no sexual offenses ever. In the event a record comes back "adjudication withheld", “nolle prosse”, or “adjudication deferred”, further documentation may be required and applicant may be denied on this basis.

7. Previous rental history reports from landlords must reflect timely payment, sufficient notice of intent to vacate, no complaints regarding noise, disturbances or illegal activities, no unpaid NSF checks, and no damage to unit or failure to leave the property clean and without damage at time of lease termination.

8. No pets (with the exception of medically necessary pets for the benefit of the occupant(s)) of any kind are permitted without specific written permission of landlord in the lease document, an addendum to lease, a non-refundable pet fee acceptable to landlord and/or an additional pet deposit or additional security deposit. Fees and deposits are waived for medically necessary pets.

9. Applicants will be required to pay a security deposit within two business days of application approval in a minimum amount of one months rent. We reserve the right to require a higher security deposit and or additional prepaid rent. 

10. The number of occupants must be in compliance with HUD standards/guidelines for the applied for unit.

11. Any exceptions to our company's criteria will need to be submitted in writing to the rental agent for presentation to the landlord for consideration. If approval is then given for such exceptions, additional security, co-signers, and/or additional advance rent payments may be required.

12. Our company policy is to report all non-compliances with terms of your rental agreement or failure to pay rent, or any amounts owed to the credit bureau and/or a collection agency and if the amount is disputed, it shall be reported as disputed in accordance with law.

13. Due to our Fiduciary relationship with owners, if more than one application is submitted before approval can be achieved, all applications are to be presented and reviewed, and we are required to select the highest rated application for placements.

Rental Fee Schedule

On-line Application Fee:      $70.00 per applicant over the age of 18 years old. 

Lease Preparation Fee:       $150.00 payable in certified funds, non-refundable

Pet Fee:                               $250 per pet under 25 lbs, $350 per pet 25-50 lbs, $450 per pet over 50 lbs. 

                                             Pet insurance will also be required to be held by the tenant, Updated Shots & Current 

                                             photo of the pet required.

Pro-rated Rent:                    A Daily rate will be calculated if possession is not taken on the 1st of the month.

                                             A full months rent will be required upon move in, Pro-rated rate begins the 2nd month.

Security Deposit:                 Minimum equivalent to one-month's rent payable in certified funds.                                

End of Lease:                      $200 Mandatory Cleaning Charge, $150 Mandatory Carpet Charge, $125 For Missing Keys

 Terms of Agreement

The following Application Agreement will be signed by all applicants prior to signing a lease contract. While some of the information below may not yet be applicable to your situation, there are some provisions that may become applicable prior to signing a lease contract. In order to continue with this online application, you'll need to review the Application Agreement carefully and acknowledge that you accept its terms.

1. Lease Contract Information. The Lease Contract will be the current Lease Contract noted above. Special information and conditions must be explicitly noted on the forth coming Lease Contract or in the Contemplated Lease Contract Information.

2. Application Fee (nonrefundable). You have delivered to our representative an application fee in the amount indicated below, and this payment partially defrays the cost of administrative paperwork. It's nonrefundable.

3. If You Fail to Sign Lease Contract After Approval. Unless we authorize otherwise in writing, you and all co-applicants must sign the Lease Contract within 2 weeks after we give you our approval in person, by telephone or by email, or after we mail you our approval. If you or any co-applicant fails to sign as required, we may keep the application deposit as liquidated damages, and terminate all further obligations under this Agreement.

4. If You Withdraw After Approval. You and any co-applicant may not withdraw your application or the application deposit. If you or any co-applicant withdraws an Application or notifies us that you've changed your mind about renting the dwelling unit, we will be entitled to retain all application fees and deposits as liquidated damages, and the parties will then have no further obligation to each other.

5. Completed Application. An Application will not be considered "completed" and will not be processed until all of the following have been provided to us: a separate Application has been fully filled out and signed by you and each co-applicant; an application fee has been paid to us; an application deposit has been paid to us. If no item is checked, all are necessary for the Application to be considered completed.

6. Non-approval. We will notify you whether you've been approved within 10 days after the date we receive a completed Application. Your Application will be considered "disapproved" if we fail to notify you of your approval within 10 days after we have received a completed Application. Notification may be in person or by mail or telephone unless you have requested that notification be by mail. You must not assume approval until you receive actual notice of approval. The 10-day time period may be changed only by separate written agreement.

7. Notice to or from Co-applicants. Any notice we give you or your co-applicant is considered notice to all co-applicants; and any notice from you or your co-applicant is considered notice from all co-applicants.

8. Keys or Access Devices. We will furnish keys and/or access devices only after: (1) all parties have signed the  Lease Contract and other rental documents referred to in the Lease Contract; and (2) all applicable rents, security deposits and fees have been paid in full.

9. Signature. Our reception of this application is consent only to this Application Agreement. It does not bind us to accept applicant or to sign the proposed Lease Contract.