Rental criteria
The full policy behind our application process. For the short version, see How to Apply.
All applicants must see the interior of the property before a residential lease can be submitted, and accept the property in AS IS condition, except where there is a written agreement for repairs with the owner. If so, that agreement becomes part of the lease. Verbal representations are non-binding.
1. Definitions
Applicant. Every person applying who is 18 or older. All applicants must complete an application, submit all required documents and pay the application fee. All applicants 18 or older are financially responsible unless excluded under the definition of Occupant.
Occupant. (1) A person 18 or older who is a dependent of the tenant must provide proof of dependency (last year's tax return or medical documentation). Occupants are not financially responsible for the lease, but must complete an application and pay the application fee. (2) Persons under 18 do not complete an application and are not financially responsible for the lease.
Tenant. Every person applying who is 18 or older and will be financially responsible for the lease. All tenants must complete an application, submit all required documents and pay the application fee.
Guarantor. Any person who guarantees payment should the applicant default. Guarantors cannot reside in the property, must live in Georgia, must be 18 or older, pay a separate application fee and be approved without contingencies.
2. Processing time
Processing an application may take more than 5 business days, and some applications take longer. You will be contacted as soon as a decision is made. You then have 2 business days from notification to complete all lease requirements.
3. What's required to apply
- All required fields on the rental application completed and signed by the applicant.
- A non-refundable application fee per person.
- Each person 18 or older must complete the application process. Approved applicants sign the lease as responsible parties; occupants are listed on the lease.
- Valid current photo ID (driver's license, state ID or passport).
- A valid Social Security number for each applicant. Applicants without one must provide proof of a permitted stay in the US with a visa and pay the last 3 months' rent in advance.
- All applicants are evaluated by a third-party screening company's computerized model.
4. Economic requirements
Current income or assets sufficient to meet the rental criteria. Acceptable proof: pay stubs, court decree for child support or alimony, LES, a letter from a CPA on company stationery stating economic standing, or a letter from an employer on company stationery stating employment status and pay rate. Self-employed or retired applicants must provide the last 2 years of tax returns.
Applicant approval: satisfactory credit rating; 6 months of credit history on a lease or mortgage; gross monthly income or assets of at least 3× the monthly rent.
Guarantor approval: satisfactory credit rating; 6 months of credit history on a lease or mortgage; monthly rent no more than 28% of gross monthly income or assets.
5. Criminal history
An application will be denied, or a lease terminated, if the applicant:
- Falsified information on the application;
- Has been convicted of, or has a record of, a felony or first-degree misdemeanor that was adjudicated guilty or had adjudication withheld in the past ten (10) years;
- Has ever been convicted of any sex-related offense or violent crime against a person (VCAP) that was adjudicated guilty or had adjudication withheld;
- Has been evicted within the last three (3) years.
6. Policies and procedures
Applications are processed first come, first served, with the time and date on the application acting as the receipt. This order applies to processing only; it does not mean the first application will be approved. If information is missing, the applicant is notified and the next application in line is processed; the incomplete application moves to the bottom of the queue. Applications that pass screening are presented to the owner, who chooses among them if several qualify.
- If approved, the reservation fee must be paid in certified funds within 2 business days of notice. It is non-refundable and becomes the first month's rent after the lease is executed. If the applicant fails to execute a lease after the reservation fee is collected, the applicant may be rejected, the property returned to the market, and the fee retained.
- No property is held for more than 2 months from the application date unless approved by the owner in writing.
- Keys are released on the first day of occupancy and under no circumstances before the occupancy date in the lease.
- Regardless of move-in date, a full month's rent is due at move-in, in certified funds. Any prorated rent is applied to the second month.
- The security deposit and first full month's rent (including pet rent, if applicable) must be paid with certified funds.
- If an applicant is approved with conditions, those conditions supersede anything in this document that conflicts with them.
Security deposits
The security deposit is paid after the move-in inspection and before move-in, by money order, cashier's check or bank check only (no cash or personal checks). Deposits are held in our broker escrow account, not in the owner's personal account, unless the lease specifically says otherwise.