Does everyone that I am going to live with need to fill out an application?
Yes – each person age 18 and over who will occupy an apartment or house must apply. The application is available on our web site and should be filled out and submitted online. It provides the information necessary to conduct a credit check and background screening and it must be filled out completely and truthfully. Incomplete applications will not be considered. We review income/employment, rental history, credit/payment history, and criminal history for each applicant to determine leasing eligibility. A U.S. Social Security Number is required for processing.
Is there a fee to apply?
Yes. A non-refundable administrative fee of $25.00 per applicant must be paid in order for us to review and process each application. You will be prompted for payment after submitting the online application; payment can be made by Debit / Credit Card or PayPal. You can also submit payment to our office by cash or check. Payment of the fee does not guarantee approval.
Does everyone that is going to live in the apartment or house need a co-signer for the lease?
It depends. We require a signed co-sign agreement form for each applicant under the age of 22 in order to sign a lease. Applicants age 22 and over (at the time of application submission) may not be required to obtain a co-signer IF they meet standards for income/employment (verifiable monthly income of at least 2.5 times monthly rent), rental history (no evictions/collections) and credit score (FICO score of at least 650). All co-signers must also meet these standards. CLICK HERE to View/Print the Co-Signer Form. The form must be printed, filled out completely and emailed to our office. The original copy should also be mailed or delivered to the office at some point for our records. Please note: a co-signer does not guarantee approval.
After I submit my application/fee (and signed co-sign agreement form if required), what happens next?
Once we’ve received and approved applications and co-sign forms for all occupants who will be living in an apartment or house, we will set up a lease signing conference. You must present a valid photo ID, security deposit funds, and a post-dated check or ACH authorization for the first month’s rent payment at the leasing conference in order to sign the lease. The conference is normally done at our office and takes about 30-45 minutes.
If I co-sign for an applicant, am I responsible for the other roommates as well?
Our leases are written so that all lessees are “jointly and severally” liable. This means they are individually and collectively responsible for the terms and conditions of the lease. Even though you are co-signing for just one person, you are responsible for the other roommates through joint and several liability.
Can I see a sample copy of a lease I would be signing?
Yes. A sample lease is available on the web site under the “prospective tenants” link. The lease is identical to what you would be signing except that it does not have any names or unit addresses on it.
Can two people share a bedroom?
Yes if permitted by City housing code. An additional utility fee may apply for extra adult occupants/roommates greater than the number of bedrooms in the rental unit (i.e. 3 people in a 2-bedroom unit, 2 people in a 1-bedroom unit) Everyone living in the rental unit must be listed on the lease.
When do leases begin and end?
Most leases begin August 3 at 12PM and end July 29 at 12PM the following year.
Is subleasing allowed?
Yes. If you choose to sublease, you are responsible for finding a suitable tenant to replace you. The new tenant must fill out a rental application, pay the $25 application fee, obtain a co-signer if necessary, and be approved by the Landlord and any/all other roommates/tenants listed on the lease prior to moving in. It is important to remember that when you sublease, your obligations under your original lease are not terminated. If the person to whom you sublease fails to meet any of the lease obligations (rent payment, damages, unpaid utilities, etc.) you may be held liable.
How much is the security deposit and when is it due?
The security deposit is equal to one month’s rent and it is due when you sign your lease.
When is rent due? When is it considered late?
Your first month’s rent payment will be collected when you sign your lease but not deposited or drawn from your account until the lease term begins. For subsequent months rent is always due on the first day of the month, even if it falls on a holiday or weekend. If you pay your rent after 5:00 p.m. on the first, it is considered late. If rent is still unpaid after 5:00pm on the fifth day of the month, a late fee may apply.
Can we write more than one check each month to pay our rent?
No. We ask that you pay your rent in one check each month or establish ACH authorizations for all tenants on the lease.
Do you allow dogs or cats at your properties?
No, unless required for disability. If a dog or cat is found in your unit you must remove the animal or face possible eviction for breach of contract.