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This Rental Process and Application Disclosure Must be read entirely and signed electronically before a rental application can be submitted.

Rental Application Disclosure

"We are pledged to the letter and spirit of the U.S. Policy for the Achievement of Equal Housing Opportunity throughout the nation. We encourage and support a program in which there are no barriers to obtaining housing because of Race, Color, Religion, Sex, Handicap, Familial Statuses, or National Origin."

You may preview any of our available rentals for FREE! Our leasing consultants will be happy to show you to our available rental homes at no charge to you. You may also preview our properties 24 hours a day online at our website.

Application Processing and Time Frame: Processing an application normally takes between 2-3 days. In some cases approval of homeowner associations, condo associations, homeowners, or unforeseen circumstances may require some applications to take longer. You will be contacted immediately upon determination of approval or denial. All adult applicants over the age of 18 must submit a fully completed, dated, and signed rental application and application fee. No rental property will be held vacant for more than two (2) weeks, unless approved by Management.

Cost: If you decide to apply to rent one of our properties, there is a $40.00 per adult application fee that is non-refundable. This must accompany the completed application form provided to you by our company. Incomplete applications or applications submitted without proper application fees will not be considered and application fees will not be refunded for incomplete applications.

Some Homeowner and Condominium Associations may require a separate application and fees and if such is the case, you must also apply separately to such homeowners or condominium association and remit whatever other application fee may be required.

The Application: Upon receipt of your rental application and application fee, you can expect and hereby authorize that we will (1) check your credit report; and (2) check the public records for any past evictions; and (3) verify your employment; and (4) verify your current and previous landlord references; and (5) complete a criminal background check. We would encourage you not to apply if you have utility collections; bad references; have ever been evicted in the past; or have a criminal record. Co-signers may be considered on an individual basis.

Property Deposit Agreement: Applicant has deposited a “HOLDING FEE” of $500 in consideration for taking the dwelling off the market. The dwelling will not be taken off the market until the “HOLDING FEE” has been paid. If applicant is approved by Total Realty Corp. and the lease is entered into and possession of the property is taken, the “HOLDING FEE” shall be applied toward the security/damage deposit. If applicant is approved, but fails to enter into the lease within 3 days of verbal and/or written approval and/or take possession after lease signing, the FULL “HOLDING FEE” shall be forfeited to the Landlord or Total Realty Corp. in addition to any penalties as provided in the lease if lease has been signed by the applicant. The “HOLDING FEE” shall be refunded only if applicant is not approved.

Notification: Once approved and payment of the holding deposit is paid your holding deposit is non-refundable. In the event that you fail to enter into the lease agreement or refuse to take possession of the property 3 days after verbal and/or written approval, you shall forfeit these funds as liquidated damages. Due to the high demand for rental homes, we will not hold the property you applied for off the rental market for more than 48 hours unless you provide the required holding deposit. If you do not comply with this requirement, we may rent the home you applied for to someone else, and your application fee is non-refundable.

All applicants must see the interior of the property before an application can be submitted. The property must be accepted in, AS IS condition before an application can be accepted, except where there is written agreement for maintenance or repair items. Such maintenance or repair requests (if any) must be written and included with your application.  

Other Items Requested, in the contract to lease portion of your application. If your maintenance and repair request are acceptable to Management, then that agreement will be written in the lease or lease addendum. Verbal representations are non-binding.

In the event that the manager shall receive two or more unrelated applications for the same property, the applicant understands the manager may select the applicant desiring the property in AS IS condition, over another application requesting maintenance or repairs. In all cases, the application fee is Non-Refundable. All initial funds, the holding deposit- first month's rent and security deposit must be paid by cashier's check or money order. Subsequent months thereafter may be paid by check, unless noted otherwise in your lease.  

Resident Selection Criteria:

1.   All adult applicants 18 or older must submit a fully completed, dated and signed residency application and fee.  Applicant must provide proof of identity. Proof of identity includes state issued photo I.D., drivers license or passport.  A non refundable application fee will be required for all adult applicants. Applicant may be required to be approved by a condo/homeowner's association and may have to pay an additional application fee or an additional security or damage deposit.

2. Applicants must have a combined gross income of at least two and a half times the monthly rent or proof of substantial money in the bank to cover the entire lease amount. We reserve the right to require a co signer.   A minimum of two years residential rental history is required.  

3.   Civil Court Records must not contain eviction filings in the past two years and cannot contain more than one filing in the previous ten years. Credit history must not contain certain judgments, collections, liens or bankruptcies that are not discharged (other than Chapter 13) within the last five years.

4.   Self employed applicants may be required to produce upon request two years of tax returns or 1099s and non employed individuals must provide verifiable proof of income. Three months of the most recent bank statements are required.

5.   All sources of other income must be verifiable if needed to qualify for a rental unit.

6.   Criminal records must contain no convictions for misdemeanors for crimes involving violence, assault or battery, drugs, firearms; felonies within the past seven years and no sexual offenses ever. In the event a record comes back "adjudication withheld", “nolle prosse”, or “adjudication deferred”, further documentation may be required and applicant may be denied on this basis.

7.   Previous rental history reports from landlords must reflect timely payment, sufficient notice of intent to vacate, no complaints regarding noise, disturbances or illegal activities, no unpaid NSF checks, and no damage to unit or failure to leave the property clean and without damage at time of lease termination.

8.   No pets (with the exception of medically necessary pets for the benefit of the occupant(s)) of any kind are permitted without specific written permission of landlord in the lease document, an addendum to lease, a non-refundable pet fee acceptable to landlord and/or an additional pet deposit or additional security deposit. A list of prohibited dog breeds includes but is not limited to Akita, American Staffordshire Terrier, Boxer, Bull Terrier, Bullmastiff, Chow Chow, Doberman Pinscher, German Sheppard, Giant Schnauzer, Mastiff, Outcharka, Presa Canario, Pit Bull, Rhodesian Ridgeback, Rottweiler, Neapolitan Mastiff, Wolf, and Wolf Hybrid. Poisonous pets are prohibited.  All pets are required to be up to date with their required vaccinations. Fees and deposits are waived for medically necessary pets.

10. Applicants will be required to pay a security deposit at the time of lease execution in a minimum amount of one month’s rent. We reserve the right to require a higher security deposit and/or additional prepaid rent.

11. The number of occupants must be in compliance with HUD standards/guidelines and local ordinances for the applied for unit.

12. We require a “holding fee” or “good faith deposit” to be collected to hold a property off the market. In the event the application is approved and applicant fails to enter into a lease, the applicant shall forfeit this fee. In the event the application is approved, this fee shall be applied to the required security deposit. 

13. Any exceptions to our company's criteria will need to be submitted in writing to the property manager for presentation to the landlord for consideration.  If approval is then given for such exceptions, additional security, co signers, and/or additional advance rent payments may be required.

14. Our company policy is to report all non compliances with terms of your rental agreement or failure to pay rent, or any amounts owed to the credit bureau and/or a collection agency and if the amount is disputed, it shall be reported as disputed in accordance with law.

Other Issues: Rents quoted are the rental amounts due if paid on time, (on or before the 4th of each month otherwise; the Tenant will be assessed with a late fee.)

Keys will be released on the first (1st) day of occupancy as stated in the lease agreement; after all pre-occupancy requirements have been met. Request for keys earlier must be accompanied with additional pro-rated rent and must have Managements prior approval.  

Maintenance and Repair. When you rent a home from our company, we strive to ensure that all items are in good working order. Please report any maintenance or repair request during your first (10) days of possession.

Multiple Applications. It is entirely possible that Management may receive multiple applications from unrelated individual applicants on the same property at approximately the same time. If such is the case, we will process all applications on a first come first served basis.

This Rental Process and Application Disclosure are hereby made an integral part of my/our rental application. I/we do hereby acknowledge that I/we understand and agree to the terms of application and rental process as described herein. I/we further acknowledge that I/we have seen and previewed the rental property (both inside and outside) for which I/we am/are applying.

This Rental Process and Application Disclosure are hereby made an integral part of my/our rental application. I/we do hereby acknowledge that I/we understand and agree to the terms of application and rental process as described herein.

Applicant acknowledges that the Landlord is not obligated by receipt of a deposit or holding fee to lease to applicant, but that a decision will be made within 5 business days based on the verification of the information given and to which applicant agrees. The application is preliminary only and does not obligate owner or owner's agent to execute a lease or deliver possession of the proposed premises.

If this will be a joint application, other applicants must electronically sign this form in the allocated fields. By electronically signing this form, I/we agree to the terms and conditions as stated above.