APPROVAL CRITERIA

1. MAIN ITEMS
   - No court-ordered evictions. (See paragraph 8.)
   - No co-signers. (See paragraph 8.)
   - We have credit reporting and criminal record requirements. (See paragraphs 4 & 5.)
   - You must verify income. (See paragraph 6.)
   - Providing false, inaccurate, or incomplete information is grounds for denial.
    

2. VERACITY & PERSONAL CHARACTER
   - Friendliness and respect are our core values. Your respectful interactions with management, staff, & other residents will be a hallmark of our community. 
   - If any statement you made to gain approval to lease with us is discovered at any time to have been untruthful it may be grounds for immediate termination.
   - Quiet hours are 10pm to 8am. Loud arguments and "drama" must be taken off property. Music must be at a reasonable level all times of day.
   - When you move out, we expect the apartment thoroughly cleaned and in move-in ready condition except minor wear and tear.
    

3. OTHER STUFF BEFORE APPLYING
   - We require a separate application from every adult 18 or over.
   - We require social security numbers and drivers license numbers to order reports. Sorry, we cannot accept ITINs. 
   - Each unit has an occupancy limit of up to two adults and up to five people total.
   - One vehicle is allowed for a single-person household, two vehicles for all other households.
   - No waterbeds, no satellite dishes!
    

4. CREDIT HISTORY
   -  We prefer that at least one applicant has a TransUnion ResidentScore of 520 or higher. The "TransUnion ResidentScore" is designed to predict good resident behavior. This is *not* your FICO score, and it may be higher or lower than a credit score you get elsewhere. We understand that credit scores are often poor predictors of rental behavior, so we place more weight on your attitude, overall qualifications, and verified income in our approval process.
   - Regardless of credit score, one applicant living alone may have up to 6 negative items on the TransUnion credit report (not including medical debt;) two or more applicants may have up to 12 negative items (not including medical debt.) A "foreclosure" is simply one negative item. Additional negative items are anything marked "bad debt," "collection," "judgment," "repossession," "paid repossession," "lien," "bankruptcy," or "past due." We cannot make exceptions to this particular criteria.
    

5. CRIMINAL HISTORY 
   You must disclose all convictions within the past 20 years as well as any arrests within the past 12 months along with the status of your court case. Please note our criminal records criteria does not count "possession of <2 ounces" of cannabis/marijuana against you -- but you still must disclose these. Your criminal history record cannot contain any of the following convictions or other admissions of guilt:
   -- In the past 20 calendar years: offenses involving a minor child, animal cruelty, felony sexual assault, or human trafficking;
   -- In the past 6 calendar years: passing bad checks, financial crimes, grand theft, solicitation, manufacture or sale of controlled substances, restraining order, unlawful possession of firearms, or any violent misdemeanor or felony.
   -- Otherwise, in the past 2 calendar years only one non-violent conviction or other admission of guilt per applicant (including DWI/DUI) is allowed. Remember: we don't ever count simple possession of cannabis.
   - There might be some uncommon convictions we can't accept, so talk to us before applying.
    

6. INCOME & VERIFICATION
   - One applicant living alone with no children must be able to verify 2.5x the rent in gross income. All other households must verify 3x the rent. Gross income simply means before *any* taxes or deductions are taken out.
   - These are the documents we will need from you to verify your income:
       Employment: most recent paystub showing name, position, pay period, current earnings, and year-to-date earnings. If currently unemployed, we can't count a previous job. If you have multiple jobs, provide a paystub from each job.
       Offer of Employment: a letter or email of employment from the company showing income expected. 
       Tips: we can usually estimate tips based on position and type/quality of establishment, but we may ask for a statement of estimated tips from your employer.
       A business, investments, or gig work: three months of statements showing business/investment income and expenses. We may be able to accept your most recent Schedule C or Schedule E from your last tax return.
       Government or other assistance does count as income: Provide your most recent statement from the agency/agencies. Child/spousal support, federal/state child tax credits, SSI, and SNAP all count as income.
    

7. SECURITY DEPOSIT & APPLICATION FEE
   Our security deposit is $279 for one person living alone. For all other households, the security deposit is $389. Our non-refundable application fee is $49 per adult.
    

8. RENTAL HISTORY 
   - No co-signers. 
   - At least one adult occupant should have rented from a landlord not a relative or family member sometime in your life, or owned a home titled in their name. We should be able to verify the rental relationship with your current landlord. We independently verify landlord and property ownership records. We will likely ask you about additional addresses appearing on your credit report.
   - No court-ordered evictions. This means a court of law actually ruled against you and told you that you must vacate the property. This does not mean when a landlord decides not to renew your lease or you leave voluntarily.
   - No "unsatisfied" landlord debts over $2500 within the past 4 years.
   - No history of disturbances to neighbors or excessive rental damage in past 4 years.