The Rental Application Process and Application Standards

It is unlawful to discriminate on the basis of race, color, religion, national origin, sex, age, familial status or handicap. All applications will be processed in accordance with all Fair Housing and occupancy laws. Please Review our qualifying guidelines and the application process before deciding to apply to rent.

Applicants who do not meet the qualifying guidelines described below will be declined.

Summary of Application Process

Step 1:

    We need the following documentation from all applicants:

  • Two forms of government issued identification. We will only accept identification documents as listed on the federal I-9. Examples include: Drivers Licenses from your state of residence, US Passport, Social Security cards, Voter registration cards, etc. Further information can be found at
  • Military: attach copy of LES
  • If you are an hourly or salary employee please attach your two most recent pay statements.
    In the case of starting a new position, a signed offer letter detailing compensation can be used.
  • If you are self-employed or commission based please attach complete copy of the last two years signed federal tax returns.
  • We require pictures of all pet dogs that will reside in the property.

Step 2:

  • You can apply for the property you would like to rent by selecting "Apply Now" next to the listing of your choice. Each applicant will have to fill out their own separate application. Incomplete information and missing documents will slow down the application process. If your application is incomplete or the required documentation is not provided upon request, the application will be declined.
  • The processing fee is NON-REFUNDABLE as soon as the application form is submitted and is non-refundable under any circumstances.
  • We will acknowledge receipt of your rental application on the first business day (Monday-Friday) following receipt of the application. At this time we will let you know if we need any additional documentation. Processing of your application can take 3 to 5 business days.

It is highly unlikely that you can apply for a home on Monday and move in on Friday.

Step 3:

  • If the rental application has been approved, we will notify you of the approval and the lease agreement and instructions for lease execution will be e-mailed to you. You will have 48 hours to review the lease and return it along with a certified check for the security deposit.
  • If the application has been declined, we will notify you via email along with the details as to why your application was declined.

Summary of Qualifying Standards


Determining gross income:

No more than two incomes will be used to qualify.

Income must be supported by documentation, such as a W2 or the last two pay stubs with the supervisors' contact information for salaried employees. If income is of a commission, tip or self-employment nature, then tax returns for the last two years are required. Income from the tax returns will be averaged to determine gross income.

Determining gross monthly debts:

The credit report will indicate the monthly payments. This will be considered to be correct unless applicant has supporting documentation that indicates otherwise. However, if applicant lists more debts than the credit report, then applicant's disclosures will be used.

The applicant's total monthly payments (to include the rent) cannot exceed 38 percent of the applicant's gross income.

For example, Verifiable income ($85,000.00) times 38%=32,300 divided by 12(months)= $2692.00 minus monthly debt (rent (1800)+ car Loan (300)+ credit card payments(100)= 2200). Since 2692.00 is higher than $2200 the applicant qualifies.

Credit Standards:

  • If the applicant has two or more thirty-day late payments within the last two year as shown on their "in file" credit report, the application will most likely be declined.
  • If the current or past landlord provides a negative report, then the application may be declined.
  • Open collection accounts, failure to pay child support, bankruptcies, evictions, short sales or other similar types of derogatory credit will likely result in a declined application.

In the case of an application that consists of multiple applicants,any applicant who does not meet the credit standard will result in the entire application being declined.

Frequently Asked Questions

Q. How long does it take to process the rental application?

A. We try to process all applications as quickly as possible. Most applications are processed with in 3 to 5 business days.

Q. Can my rental application processing be expedited?

A. All applications are processed using the same standards. However delays can be avoided if we receive all necessary information quickly.

Q. Who must apply?

A. All adults who will be residing in the property must apply. Dependents residing in the property do not have to apply as long as there is documentation showing their depended status.

Q. Will the landlord accept pets?

A. Most of our landlords will consider one small pet on a case by case basis. Please check the listing for any property specific items.

Q. I want to make an offer?

A. You are welcome to submit any offer relating to both price and terms. However, we will only provide fully processed applications along with your written offer to the landlord. Rejection of your offer will NOT result in the refund of your application fees.

Q. Will you accept co-signers?

A. No, co-signers will not be accepted.

Q. Will a large dog be accepted?

A. Some landlords will accept larger pets than others. A lot will depend upon your qualifications. For example, if you exceed our qualifying standards, many owners are more likely to approve the larger pet than if you just barely qualify.

The following breeds or mix thereof, are prohibited in any of our properties: Pit Bull Terriers, Staffordshire Terriers, Rottweilers, German Shepherds, and Doberman Pinchers, Fila Brasiliero, Alaskan Malamutes, Czech Wolfdogs, Cane Corso, Mastiffs, Presa Canario, Dogo Argentino, Tosa Ken, Perro de Presa Mallorquin, American Bulldogs, Siberian Husky, Chows, wolf hybrids, Akita, Great Dane, and any mixes there of.

NOTE:These standards will not be deviated from unless a property owner specifically overrules the company standard.  Please note that we strongly advise all owners not to deviate from these guidelines.