The Hornberger Group Property Management Rental Criteria & Application Standards

Application Policy (Please Read Carefully):

Applications are considered incomplete until all requested documents from the management company are received. A submitted application alone does not place you in line. Once an application is complete and moves to “Decision Needed” status, it is placed in line based on the date and time it reached that status. Application decisions are made strictly in the order that completed applications are received.

Availability Policy:

Properties remain available and on the market until a holding deposit is received or a lease is signed, whichever occurs first. We strongly encourage applicants to contact our office prior to applying to confirm whether there are any pending applications on the property.

As a company, we conduct business in accordance with the Federal Fair Housing Act and welcome persons of all race, color, religion, sex, disability, familial status, and national origin.

All applicants are screened using the same rental criteria. Meeting the minimum requirements does not guarantee approval. All information provided must be truthful and independently verifiable.

We do not accept comprehensive reusable tenant screening reports.

Rental History:

Applicants must demonstrate satisfactory current rental history, defined as rental history within the most recent twelve (12) months.

a. Applicants must provide their two (2) most recent rental residences.

• If coming from a home you own, you must list yourself as landlord and provide the property address.

b. Valid rental history consists of a written lease or month-to-month rental agreement that is independently verifiable.

c. If rental history is less than 12 months or not current, the application may be denied or may be considered with a qualified co-signer.

d. Late payments and/or one (1) NSF check within the past twelve (12) months may be grounds for denial.

e. An application may be denied if the applicant has had legal action filed by a landlord or property management company, including but not limited to lawsuits related to unpaid rent, lease violations, or property damage.

• The filing of such legal action, regardless of outcome, is sufficient grounds for denial.

Living with friends, family members, or other informal arrangements does not constitute valid rental history unless professionally managed and independently verifiable.

Credit History:

a. A minimum credit score of 600 is required for all applicants.

• A credit score below 600 is grounds for denial.

b. Two (2) or more collection accounts appearing on the credit report are grounds for denial.

c. Any outstanding balance, judgment, or collection related to a prior rental or property management company is grounds for denial, regardless of amount or age.

Employment Requirements:

a. Applicants must demonstrate a minimum of twelve (12) months with their current employer, or previous employment within the same field of work.

b. Applicants must provide two (2) most recent pay stubs from their current employer.

All employment must be independently verifiable.

Income Requirements:

a. Monthly verifiable net (take-home) income must equal 2.5 to 3 times the monthly rent, depending on the property and screening results.

b. Income must be lawful, ongoing, and independently verifiable.

Co-Signer Qualification Criteria:

A co-signer may be required and must meet all of the following criteria. Failure to meet any one requirement will result in disqualification of the co-signer.

a. Rental History

• Minimum of twelve (12) months of valid and verifiable rental or mortgage history
• No late payments

b. Credit

• At least four (4) active accounts in good standing for a minimum of twelve (12) months
• Less than $100 in derogatory credit
• Any bankruptcy (open or discharged) may result in denial

c. Employment

• Minimum of twelve (12) months with current employer or same field of work

d. Income

• Verifiable, garnishable net income of at least 2.5 times the monthly rent

Co-signers are jointly and severally liable for all lease obligations.

Grounds for Denial (Applies to All Applicants):

An application will be denied for any of the following:

a. Verified eviction, whether shown on a credit report or confirmed by a landlord

b. Credit score below 600

c. Two (2) or more collection accounts on credit history

d. Four (4) or more late payments, three (3) or more NSF checks, any noise complaint, or lease violation within the past twelve (12) months

e. Unverifiable Social Security number

f. Falsification, omission, or withholding of information on the rental application

g. Breaking a lease agreement resulting in a collection filing

h. Any criminal conviction resulting in damage to or harm of a person or property

i. Any criminal conviction requiring sex offender registration, or any current registration requirement

j. Criminal history within the past seven (7) years

• A criminal records search will be conducted for felony and misdemeanor offenses
• All felony and misdemeanor convictions must be disclosed

Criminal history is evaluated based on the nature, severity, and recency of the offense.

Application Integrity & Post-Approval Discovery:

All information and documentation provided as part of the rental application must be complete, accurate, and truthful.

Any falsification, misrepresentation, omission, or submission of fraudulent documentation — including but not limited to income documents, rental history, employment verification, identification, or service or assistance animal documentation — is grounds for denial or termination of approval.

This applies even if such information or documentation is discovered after conditional or full approval has been granted and may result in cancellation of approval or termination of tenancy where permitted by law.

Service / Assistance Animal Documentation:

Documentation for service animals or emotional support animals must be lawful and valid.

Submission of falsified, misleading, or invalid service or assistance animal documentation is grounds for denial or termination of approval.

 Online registrations, certifications, or letters that do not meet legal requirements may be rejected.

Required Documentation (Uploads):

Applicants must upload the following:

Valid government-issued photo ID

Two (2) most recent pay stubs

Service or assistance animal documentation (if applicable), plus a clear, full-body photo of each animal

Section 8 or DSHS documentation (if applicable)

We may ask for 6 months of bank statements to determine monthly Income

We may ask for tax returns to verify income and self employment.