RESIDENT SELECTION CRITERIA
Palace Apartments

• All persons 18 years and older that will occupy an apartment must submit a separate application and pay the application fee. This applies to those applying as lessees, occupants and guarantors.
• All applicants must have a current valid picture I.D. issued by a government agency and a valid social security number, Visa or Resident Alien Card.
• All applicants grant permission for credit, background and previous rental history checks to be completed.
• Any applicant providing false information or failing to disclose pertinent information on the application will be denied.  If falsified information is discovered after move-in, it is grounds for immediate eviction.
• Unfavorable or undisclosed information for any individual applicant may result in the denial of the total application.
• Any applicant that becomes abusive, disrespectful, harassing, uses foul or other inappropriate language or actions toward the staff or others during the application process may be denied, become disqualified from residing or visiting the property for 6 months, and forfeit their earnest deposit.
• Any pet or Assistance Animal that will reside at the property for any amount of time must be disclosed prior to occupancy. 
• All pets must qualify under our policy, and all pet deposits, fees and rents paid when required.  Applicant may be required to supply a current photo and other documentation of the pet.  Unreported animals carry a $500 penalty per animal.

INCOME/EMPLOYMENT

• Monthly gross income must be at least two and on-half (2.5) times the total monthly rental rate.  Prospective roommate leaseholders may combine income to qualify.
• Must have a minimum of six (6) months consecutive, verifiable employment history with a minimum of 3 months on current job or in the same industry.  An exception may be made, though these applicants may require an additional qualified leaseholder or guarantor and an additional security deposit.
• Must provide paystubs for the 30-day period just prior to application OR verification on company letterhead to include hire date, position and current salary/hourly pay/hours worked per pay period. This document must be signed by a designated supervisor or HR representative and be verified by phone.  In the event the employer is related to the applicant, a copy of the applicant's most recent tax return is required.
• If self-employed, a copy of the applicant's most recent tax return is required.
• Income from social security, pensions, investment funds, annuities, child support, structured payments, etc. must be verifiable.

CREDIT

• Each leaseholder must qualify per the standards set forth in this document.
• Having collections/liens/charge offs in the past three (3) years and/or unsatisfied collections may be denied.  Exceptions may be made for medical collections and student loans.
• An open or pending bankruptcy will be denied. Discharged bankruptcy will only be considered if positive credit history has been established since the discharge and may require an additional security deposit.
• Trade lines must be positive and in good standing. Late payments on trade lines in the last six (6) months may require an additional qualified leaseholder or guarantor and an additional security deposit.
• No credit is not considered negative credit, but may require an additional qualified leaseholder, guarantor or an additional security deposit.

RENTAL HISTORY

• Must have a minimum of twelve (12) month's verifiable landlord history or mortgage payments.
• Verification from a private owner must be in the form of a copy of a legal lease agreement.
• Verification by a family member may require an additional qualified leaseholder or guarantor.
• Having less than twelve (12) months verifiable rental history may require an additional qualified leaseholder or guarantor and an additional security deposit.
• Any evictions within the last five (5) years or unsatisfied landlord collections will be denied.  Evictions five (5) to ten (10) years old and/or paid landlord collections of any age may require a guarantor or additional security deposit.
• Applicant may be denied if previous residence had an unresolved bed bug infestation.
• Applicant may be denied if previous landlord reports a history of late or NSF payments.
• Applicant may be denied if previous landlord reports history of noise complaints, property damage, violation of lease terms and/or community rules, unfulfilled lease obligations, reports of violence or threats against neighbors or staff, allowing persons or pets not on the lease to reside on the premises or failure to give proper notice when vacating property.

BACKGROUND CHECK

• Each applicant will be assessed individually and will not be subject to a blanket denial due to criminal history.  Applicant may submit documentation explaining mitigating circumstances and evidence of rehabilitation if a criminal conviction is flagged as a cause for denial.
• Applicants with convictions for the following will be considered, but most likely be declined:
• Illegal manufacture or distribution of a controlled substance
• Possession of illegal drugs (excluding less than one ounce of marijuana)
• Murder or manslaughter
• Assault or other violent crimes
• Sexual assault, rape, stalking or domestic violence
• Child molestation
• Illegal use or possession of a firearm or firearm used in the commission of a crime
• Arson or reckless burning
• Burglary, robbery or theft (1^st & 2^nd degree)
• Breaking & entering or criminal trespass
• Other convictions that threaten the health, safety and welfare of the community will be considered on a case by case basis.

GUARANTOR REQUIREMENTS

• Verifiable income must be (5) times the total rental rate.
• Must fully qualify by all other income/employment, credit, background and rental verification criteria set forth in this document.

OCCUPANT REQUIREMENTS

• Each occupant aged 18 years and older must qualify under the same background and rental verification checks as a lease holder.
• Any change of the original occupants requires an application to be processed for the new occupant(s).

OCCUPANCY STANDARDS

• A maximum of two (2) persons are allowed per bedroom.  One infant under three (3) years old per bedroom is not considered when counting the number of occupants.