Identification Requirements
- All applicants must provide a valid government-issued photo ID and Social Security Number (SSN).
- If the name does not match the SSN, documentation from the Social Security Administration is required to validate.
- Non-U.S. citizens may provide an ITIN in place of an SSN and the following forms of identification: passport, work visa number, certificate of US Citizenship, verification of Naturalization, U.S. permanent resident card, federal/state/local government employee ID, and other secondary documents.
Income Requirements
- Gross monthly household income must be at least 2x the offered monthly rent (unless receiving full or partial government subsidy).
- Applicants not meeting income requirements may qualify with a conditional approval equal to one month’s rent as an additional deposit, or a qualified guarantor.
- Guarantors must have verifiable income of 4x the monthly rent and a minimum credit score of 640.
- Guarantors are not an option for those receiving a government housing subsidy.
- Applicants receiving rental subsidies:
- The gross monthly household income must be 3rd party verifiable, or
- The property must receive the Addendum K form from the assisting Housing Authority once the move-in certification is complete.
- All applicant income must be verified by the following or any reasonable written form of 3rd party income verification:
- Housing Confirmation of rental allowance and resident portion
- Two recent paystubs no older than 30 days from application date
- A letter from the applicant’s employer and/or employment offer letter
- Last 60 days of bank statements
- Proof of child or spousal support received monthly
- The previous year’s income tax return
- Award letter from a state workforce agency
- Two recent unemployment payment records (no older than 30 days)
- Proof of financial aid grants (not loans) paid directly to the applicant for living expenses, divided over the lease term
- The employer will be contacted to verify employment.
- Unacceptable proof includes 401k/IRA statements or checks without detailed paystubs.
Occupancy Guidelines
- Studio: max 2 occupants
- One bedroom: max 3 occupants
- Two bedroom: max 5 occupants
- Three bedroom: max 7 occupants
- Four bedroom: max 9 occupants
Rental History
- Non-family rental or mortgage history will be evaluated and included in our decision.
- Unverifiable or first-time renters may need an additional deposit or guarantor.
- Owing up to $499 to previous landlords (within 60 months) may require an additional deposit or guarantor.
- Applications may be denied for:
- Owing $500 or more to any landlord in the last 60 months
- 4+ non-payment notices in the past 12 months
- Property damage, poor housekeeping, or pest issues
- 3+ lease or rule violations
- 3+ court filings or judgments for rent within 4 years
- Any eviction or forcible detainer within the last 4 years
Credit History / Screening
- Credit report required for all applicants.
- Income and verified credit are evaluated together.
- May result in approval, conditional approval, or denial.
- Denied applications may include:
- Collections, charge-offs, or open bankruptcy within the last 4 years
- Judgments within the last 4 years
- Late payments within the last 6 months
- Closed bankruptcy within the last 12 months
- Foreclosures within the last 7 years
- Account balances include all accounts owing more than $1.
- Medical debt and student loans are not considered.
- Conditional approval may be given if the applicant has no established credit or if credit results show no severe credit risk.
Criminal Background
- Criminal screening is required for all applicants 18 and older.
- All records are evaluated from the date of disposition.
- We review criminal history on a case-by-case basis, in compliance with Fair Housing guidelines. Denial may result from:
- Felony convictions for violent crimes, sexual offenses, arson, robbery, homicide, or weapons offenses within the last 7 years.
- Felony convictions for drug distribution/manufacturing within the last 7 years.
- Misdemeanor convictions involving violence or threats (“crimes of harm to persons or property”) within the last 5 years.
- Sex-related, placement on a sex-offender registry or terrorism-related offenses: automatic denial regardless of time.
- Active warrants: automatic denial regardless of time.
- Pending serious criminal charges.
- Active probation or parole: denied if on active status.
- Deferred adjudication or pre-trial diversion: must be completed for approval.
- We do not rely on arrests that did not result in a conviction.
- We consider mitigating factors and any evidence of rehabilitation on a case-by-case basis.
Reasonable Accommodations
- HGPM provides reasonable accommodations and modifications for applicants or residents with disabilities.
- Requests must be submitted in writing (or another effective method).
- Management will respond in writing within 7 business days.
Validity Period
- Approved applications remain in good standing for 7 days from the approval date, pending confirmed move-in.
- If the lease is not signed and/or the applicant does not occupy the unit within the viable time, the application must be resubmitted with a new application fee.
Additional Notes
- Falsifying or omitting information may result in denial or termination of occupancy.
- Application fees are non-refundable.
- If the application is declined, refunds (when applicable) may take up to 30 days to process.
- Hostile or discourteous behavior toward management may result in rejection.