Application Criteria

Welcome to our community! Please read this Statement of Rental Policy prior to completing an application to determine whether you meet all rental guidelines. We require all persons over the age 18 that will be residing in the apartment home to complete a full qualification process. All applications are evaluated in the same manner and given equal consideration.

EQUAL HOUSING OPPORTUNITY: We are an equal housing opportunity provider. We believe in the spirit of the Federal Fair Housing Act and this community does not discriminate on the basis of race, color, sex, national origin, religion, disability, or familial status. We fully comply with the Federal Fair Housing Act and all local and state laws regarding fair housing.

PHOTO IDENTIFICATION: All visitors must present a valid driver's license or other government issued picture identification to tour the community. For verification purposes valid government issued photo identification is required to apply for residency and copy of your identification will be retained in your resident file.

APARTMENT AVAILABILITY: Applications for apartment homes will be accepted on a first come, first serve basis and are subject to the availability of the particular apartment type requested. “Availability” does not necessarily mean that an apartment will definitely be available for occupancy by an applicant at the estimated date. “Available” apartments include those where a “Notice to Vacate” has been submitted by an existing resident indicating an intention to vacate on or about a certain date. Under certain circumstances, we will permit current residents who are not in default of their lease to withdraw or change their notice of intent to vacate. Other circumstances not necessarily under management’s control may also delay the date of availability of an apartment. In addition, an apartment may not be considered available because an application has been made and a deposit placed to secure the apartment. If the applicant’s credit is not approved or if the applicant fails to sign a Rental Agreement by the specified date, then the apartment would again become available. Whether a particular apartment or type of apartment is available can vary significantly within several hours or days. We seek to lease our apartment homes at the most competitive rates obtainable in each community’s housing market. This is done by comparative pricing, negotiated rents, and pricing incentives to obtain the highest rental income possible for the owners of our properties. There may be price differences as to the effective rental rates obtained by our residents depending on the leasing or marketing program than in effect and the time and date on which they visited the property or applied for residency. You may apply to live in any apartment home that is or will be vacant (“available”) during your desired timeframe.

SCORING OF YOUR CONSUMER CREDIT REPORT: This community uses an independent screening company to evaluate your credit report based on an empirically derived, statistically sound, credit scoring system. Credit scoring is based on real data and statistics, so it treats all applicants objectively. Your consumer credit report contains information about you and your credit experiences, such as your bill-payment history, the number and type of accounts that you have late payments, collection actions, outstanding debt, and the age of your accounts. Using a statistical program, this information is compared to the credit performance of other applicants with similar profiles which predicts how likely it is that you will pay your rent in a timely manner and fulfill your other lease obligations. The independent screening company also reviews positive check writing. Applicants with more than three NSF checks in a 24-month period may be declined. Based upon your credit score, your application will either be accepted, or declined. If your application is declined, you will be given the name, address and telephone number of the consumer reporting agencies that provided your consumer information. An applicant rejected for unsatisfactory credit is encouraged to obtain a copy of the credit report, correct any erroneous information that may be on the report and submit a new application to this community for further consideration. Management representatives are not able to provide a copy of or any additional information from the screening report to the applicant at any time. A copy of the applicant’s credit report can be obtained by contacting the third-party screening company. Additionally, any questions or concerns based on the screening report must be presented directly to the third- party screening company.

RESIDENT/RENTAL HISTORY: Applicants must reflect all locations of residency in the last two years. All appropriate phone numbers and addresses, where the information may be VERIFIED, must appear on the occupancy application. Negative resident history, rental housing evictions, skips, and delinquencies negatively affect the status of the application.

INCOME VERIFICATION: In addition to your application for residency, we will require verification of income by presenting your three most current pay stubs, a copy of your most recent W2, an original notarized Employment Offer Letter on company letterhead and signed by an officer of the company or last year’s tax return. The monthly rent must be equal to or less than 35% of the applicant’s income of the home you have chosen. If applicants are self-employed or receive money from non-employment sources, one of the following proofs of income will be required through (I) copies of the previous year’s tax returns, (II) an original notarized financial statement on letterhead from a CPA verifying employment and income, (Other verifiable income may mean, but is not limited to, alimony/child support, trust accounts, social security, grants/loans, etc.). If we are unable to verify your income or your income is contrary to your lease application, our acceptance of your lease application will be withdrawn.

SEX OFFENDER REGISTRY: All applicants over the age of 18 who will be occupying an apartment must meet the applicable sex offender registry qualification criteria and consent to a multi-state sex offender registry search. Each of the applicants and occupants over the age of 18 who will be occupying the apartment must score a "pass" on their multi-state sex offender registry search. If your application is rejected based on the discovery of public records that indicate an unacceptable sex offender history, you will be given the name, address and telephone number of the consumer reporting agency that provided the sex offender history report. An applicant rejected based on such sex offender history report, is encouraged to obtain a copy of the report, correct any erroneous information that may be on the report and submit a new application to this community for further consideration. Our policy of performing a multi-state sex offender registry search during the application process does not constitute a representation, warranty, or guaranty that all other residents and occupants living in the apartment community have no sex offender histories. Management representatives are not able to provide a copy of or any additional information from the screening report to the applicant at any time. A copy of the applicant’s screening report can be obtained by contacting the third-party screening company. Additionally, any questions or concerns based on the screening report must be presented directly to the third-party screening company.

CRIMINAL BACKGROUND HISTORY: All applicants over the age of 18 who will be occupying an apartment must meet the applicable criminal background qualification criteria and consent to a criminal background check. Each of the applicants and occupants over the age of 18 who will be occupying the apartment must score a "pass" on their criminal background check. If your application is rejected based on the discovery of public records that indicate an unacceptable criminal background, you will be given the name, address and telephone number of the consumer reporting agency that provided the criminal background report. An applicant rejected based on such a criminal background report, is encouraged to obtain a copy of the report, correct any erroneous information that may be on the report and submit a new application to this community for further consideration. Our policy of performing criminal background screening during the application process does not constitute a representation, warranty, or guaranty that all other residents and occupants living in the apartment community have no criminal histories. Management representatives are not able to provide a copy of or any additional information from the screening report to the applicant at any time. A copy of the applicant’s screening report can be obtained by contacting the third-party screening company. Additionally, any questions or concerns based on the screening report must be presented directly to the third-party screening company.

We have an interest in protecting the residents and others on the property from crime. Depending on the nature of the crime committed, how long ago that occurred, the specific facts involved, likelihood of someone committing another crime, and other factors, an applicant may not be able to live on our property.

Data on recidivism rates demonstrate our interest in the potential risk that any criminal history might impact your ability to pay rent, our liability if you were to commit another crime against someone in our community, and fear or unhappiness of other residents and occupants who are aware of your history.

Even if you have been a resident on our property prior to this time, if you are convicted of a crime since the time you moved-in or reapplied, it could result in denial of your application. If your application is denied because of a criminal history, you will be advised of the basis of the disqualification, which company provided that information to us from the criminal background search, and afforded an opportunity to dispute that you are the person identified in the search; that the records are inaccurate; or provide us with your own statement and explanation of what occurred and why we should review the decision to decline your application.

When requesting us to review a denial of your application, you should submit a signed and dated statement or other evidence that provides us a basis for the review. If you dispute the denial because your name has been confused with another person who committed the crime, or your name was used for identity theft, it will be your responsibility to contact the consumer reporting agency that provided the information and take appropriate steps to correct your credit file. If you were convicted but believe other factors show you are not a risk to the community, then you should submit a written statement outlining those considerations, including, but not limited to, your rehabilitation or treatment; community involvement, support, and ties; and employment history, stability, or training.

We do not decline rental applications based solely on an arrest record. An arrest is only an accusation that a crime was committed. It is our policy to look only at actual convictions. A conviction means that there is a finding or adjudication of guilt by a court. However, if the arrest is recent and for a serious crime, we have the right to investigate the facts pertaining to the charge and ask you or others to provide us with a statement regarding what occurred. So, we have the right to decline a rental application based on the actual underlying facts related to the arrest if the facts have a bearing on whether you are qualified to live in this community even if the arrest has not resulted in a conviction.

If we perform a background check we will run it at that same time that we process your rental application to perform a credit check. Your application will not be approved unless you are qualified as to each of the rental criteria.

In general, we will not deny a rental application based on a single (or lesser and related included) offense which is over 7 years old. However, we will consider multiple offenses within a 10-year period as a disqualification. The look back period will start from the date of your rental application going back to either: the date of the crime, conviction, completion of probation or parole, or release from jail or prison, whichever is later.

In general, we will not consider misdemeanors unless they are of an aggravating or serious nature or you have multiple misdemeanors over a period of 10 years.

GUARANTORS: Guarantors are only accepted for full time students. Proof of enrollment on original letterhead must be provided. The guarantor must complete an application and provide verifiable income verification. The monthly rent of the apartment home selected must be equal to or less than 20% of the Guarantor’s income and meet other qualifying criteria as listed in this document. A guarantor must sign the Guarantor addendum but is not required to sign the lease contract or any additional addendums. They will be fully responsible for all sums that come due under the rental agreement, any renewals or extensions and any damages exceeding normal wear and tear if the occupying resident(s) default.

OCCUPANCY POLICY: No more than two (2) persons per bedroom or sleeping space shall be permitted to occupy an apartment. A child or infant who is under the age of twenty-four (24) months (including an unborn child) at the time of leasing or renewing an existing lease will not be counted in determining the maximum number of persons who may occupy an apartment. Residents who have exceeded the occupancy restriction are not required to “upgrade” (move to a larger apartment) until the end of their current lease or renewal term (not including any month to month automatic renewal extensions). Other factors may be considered such as the square footage of the apartment, and layout and configuration of the apartment.

HOLD HARMLESS ACKNOWLEDGMENT: Applicant agrees that Management does not promise, warrant or guarantee the safety and security of applicant, applicant’s family and occupants or applicant’s personal property against the criminal actions of other residents or third parties. Furthermore, management shall not be liable for any damage or injury to applicant, applicant’s family and occupants or to any person entering the premises or the building of which the apartment is a part, for injury to person or property arising from theft, vandalism or casualty occurring in the premises or the buildings. The term “premises” is defined to include any common areas, lakes and the surrounding area. Applicant agrees to indemnify and hold harmless management from all claims, costs and expenses arising from injury to person or property. Each applicant has the responsibility to protect him or herself and to maintain appropriate insurance to protect his/her belongings. Applicants should contact an insurance agent to arrange appropriate insurance protecting their personal property. Applicant shall at all times maintain renter’s insurance including adequate fire, casualty and liability insurance to insure against the risks described above. Insurance coverage maintained by management does not protect applicant from loss of personal property by theft, fire, water damage and other perils. Applicant is responsible for maintaining appropriate vehicular or automobile insurance coverage.

RENTER’S INSURANCE: All applicants must secure a renter’s insurance policy of $100,000 of general liability coverage and provide written proof of such policy prior to occupying the apartment. The policy must start on or before the lease start date and be maintained throughout the entire lease term and any subsequent renewal terms. Written proof of insurance is also required prior to the inception of any renewal agreements. Additionally, the policy must state the specific apartment on the lease as the insured address and all lease holders must be listed as an insured party on the renter’s insurance policy.

SATELLITE DISH: Management will permit the installation of one (1) satellite dish per apartment in accordance with FCC and local access laws. Not all apartments are suitable for satellite reception and we cannot guarantee that satisfactory transmission will be received. There are limitations on how and where a satellite dish can be installed, and Management requires that lease holders sign the appropriate satellite dish addendum to the Rental Agreement. Lease holders must pay an additional security deposit prior to the installation of the satellite dish. General liability insurance in the amount of $200,000 is required for any resident opting to install a satellite dish, and a copy of the insurance policy must be provided to Management prior to move-in and maintained throughout the entire period of occupancy at the community. Upon renewal of the lease term an updated copy of the insurance policy must be provided to Management.

APPLICANTS FROM COUNTRIES OTHERN THAN UNITED STATES: In addition to qualifying under the terms stated in this Statement of Rental Policy, Applicants from countries other than the United States who do not have a Social Security Number must comply with the following additional conditions:

1. Present an original valid Passport along with an original valid Visa showing raised notary seals on each -- expired Passports or Visas will result in automatic decline of application.
2. International applicants with zero credit are required to pay an additional deposit equal to one month’s rent in advance by cashier’s check or money order.
3. All payments will be required in U.S. Certified Funds.

FEES/DEPOSITS: Each applicant shall pay a non-refundable application fee for verification of information and credit approval. A security deposit must also be submitted with the application for Residency. Once approved, a portion of the security deposit may also become non-refundable as set forth in the Rental Agreement. If for any reason you cancel your application within 48 hours of the application date or if your application is declined, Management will fully refund your security deposit. If you cancel your application after 48 hours of the application date, Management will retain the security deposit as liquidated damages for the rent lost and any expenses incurred due to the cancellation.

PETS: Pets are prohibited unless applicants comply with the following regulations and obtain management’s express written approval. A non-refundable pet fee and/or refundable pet deposit may be due prior to occupying the apartment. Some communities require monthly pet rent be paid in additional to any up-front monies requested. Management will accept animals commonly recognized as domestic pets and non-aggressive or threatening that is not on our restricted breed list. Pets must be at least one year old and weigh no more than 70 lbs. at maturity (depending on specific property rules and regulations, some communities will have a varying weight limit).

It is the owner's and Management's policy to provide reasonable accommodations in the apartment community's operational policies and procedures and to permit reasonable modifications that are necessary and related to the disability for persons with a demonstrated disability. The Prospect and/or Resident must request and obtain permission from the owner or management for any accommodation or modification. The cost or expense of physical modifications to the apartment or apartment community is the responsibility of the Resident, unless the applicable law requires the owner or Management to be responsible for the cost of such modifications. A Resident or occupant with a demonstrated disability is allowed to have an assistance animal to assist with the person's disability. A disabled Resident or occupant may be allowed to have a commonly accepted domestic dog, cat, or other convenience animal which has not been trained as an assistance animal only under limited conditions, but such animals will not be allowed if they have a history of dangerous, vicious, or unsafe behavior or are considered to be unsafe, dangerous, or vicious in nature.

This community is committed to DRUG FREE HOUSING. The lease agreement prohibits criminal activity, including drug related criminal activity on or near the premises.

I have read the above and understand the basis for consideration of my application for residency.