1. Look over the available houses. 2. Read the requirements for applications below. 3. Email [email protected] for any questions about the unit. 4. Apply online (application links are part of each available house) - be ready to apply with all the information you need. Read what attachments you will need below, and have the ready to upload. Application fees are $45. 5. We will schedule a home visit with you. (We may still be contacting references up to this point. Advancing to this step does not mean you will be accepted. It just means, along with others, that you are advancing to another stage.) 6. If approved, you will have 48 hours to hold the house by paying the deposit. (Each house has it's own deposit amount, so see the listing.) This will be applied to your security deposit. 7. Sign lease (you can do this before or after 7, and ideally same time.), and prove you have renter's insurance. 8. 72 hours before move in - Utilities (Water, Gas, Electric, etc.) must be transferred to your name and the proof submitted via email. - Security Deposit. Must be paid. - First Month or Prorated Rent: Must be paid before moving in. 10. Move in day!
Requirements:
Our rental requirement is simple; prove you can afford the rent and prove you will keep up the property.
We require a nonrefundable $45 application fee.
We try to complete applications as soon as possible, but sometimes also wait for a batch of applications to come in and do them in batches. And sometimes things take longer if we are able to speak with your supervisor and current landlord. Sometimes we ask you to help us have them return our calls. DOCUMENTATION
1. Current Photo State ID 2. Minimum 3 Pay Stubs (if applicable) 3. W2 (W9 if applicable) 4. Proof of other income - SSI, Self Employment Documentation 5. Social Security Card 6. FULL Applications for ALL occupants over 18 years old
OPTIONAL A. Letter of Explanation - Explain whatever situation you have in your life that we will need to understand your particular situation. Advocate for yourself! B. Bank Statements (to show you have enough for a deposit, or to show you have income regularly coming in if self-employed, or if income is problematic - optional) C. Resume or other employment histories (optional) D. Other proof of income; detailed letter stating cash payments, any government income (SSI, disability, State assistance), proof of child support payments (if applicable)
RENTAL SCREENING CRITERIA
Our goal is to consistently offer top quality rental homes to our tenants. An important component of the management process is to maintain a thorough screening process.
J. Gibson Property Management does not discriminate based on race, color, religion, marital status, national origin, sex, sexual orientation, familial status, disability, or source of income. We comply with all federal, state, and local laws concerning Fair Housing.
Applications must be completed in full by all tenants 18 years of age or over.
QUALIFICATIONS IN A NUTSHELL
- Non-refundable application fee: $45/adult (Free to fill the application out, and we will invoice you for the $45 later (to run background and credit checks - you can accept to move on or decline when we invoice you.) - Income needs to be 3x the rental amount. - Rental History: Must have lived somewhere 2 or more consecutive years. - Landlord References: Must be good and verifiable. - Evictions: No evictions, judgments or filings within the last 5 years. No forcible detainers (bailiff had to come) in the last 10 years. - Credit Report: Cannot have more than $2,000 in the Collections section of the credit report but we do not count student loans or medical bills in that $2,000. - Bankruptcy needs to be discharged. If there's any money in collections, it needs to be cleared up before we can accept your application. - Criminal: Please see details under Criminal. In a nutshell, nothing that could damage our property or cause us to believe from your record that a working relationship would be difficult, such as Disorderly Conduct. - Home Visit: We come to your current home to see if there are any tenant-caused damages to the property. - Appliances: You must supply your own appliances if appliances aren't included. (See listing- most include appliances, but a few don't.)
Holding Fee: If approved, you have 48 hours to pay up to $1,000 to hold the house (or the amount listed in the listing). This then gets applied to your security deposit upon move-in.
Letter of Verification: If you feel you have an explanation of why you should be able to pass a background check despite our requirements, please submit a letter at the time of application explaining your situation. It is helpful if you have proof of your situation. This is also a good place to tell us why we should rent to you.
REQUIREMENTS 72 HOURS BEFORE MOVE-IN:
- Utilities (Water, Gas, Electric, etc.) must be transferred to your name and the proof submitted via email. - Security Deposit. Must be paid. - First Month or Prorated Rent: Must be paid before moving in.
GENERAL REQUIREMENTS
- Valid photo identification is required with a current expiration date. - A complete and accurate application with phone numbers. - Each applicant will be required to qualify individually. - Applicants must be able to enter a legal and binding contract. - Incomplete, inaccurate, or falsified information will be grounds for denial. - Any individual who may constitute a direct threat to the health and safety of an individual, neighborhood, or the property of others will be denied. - The denial of one applicant will result in the denial of the entire application. - In order to qualify as a co-signer, you must fully meet all areas of the criteria and must have a minimum monthly income of five times the stated rent.
INCOME REQUIREMENTS
- Rent must be 1/3 of your monthly income. (Take the rent cost in the listing and multiply by 3. You need to make this much or more to qualify.) If the rent doesn't equal 1/3 of the monthly income, a qualified co-signer will be required. Exceptions are for tenants with Housing Choice Voucher Program - ie Section 8. Housing Choice Voucher applicants must be pre-approved for a 3 bedroom or more and must be able to show proof. - Most recent and concurrent 3 paycheck stubs from your employer will be required. (Exception for those qualifying for 100% housing authority vouchers.) Verifiable income or liquid assets need to prove that rent is one-third to half of your monthly income. Verifiable income may mean, but is not limited to bank accounts, spousal support/child support, trust accounts, social security, unemployment, welfare, grants/loans, disability payments, Housing Choice Voucher Program - Section 8 verification. - Self-employed applicants will be verified through the state. A recorded business name or corporate filing is required. Verification of ownership is required. J. Gibson Property Management may require additional proof at management's discretion. (Email us to discuss your situation.) - An application will be denied if the legal source of income cannot be verified.
RENTAL REQUIREMENTS
- Two years of consecutive third-party verifiable (non-family member) rental or mortgage history is required. Homeownership is verified through the county tax assessor. Home ownership negotiated through a land sales contract is verified through the contract holder. (Rental references ending 12 months prior to the date of application will not be considered current.) - Eviction- and judgment-free rental history within the last five years is required. If an applicant has had an eviction that was a Forcible Detainer, within the last ten years, it is an automatic denial. The applicant is responsible to correct court documents with courts if there are any discrepancies. - Rental history reflecting past due rent or an outstanding balance may be denied. - If a landlord or past landlord gives a negative reference or refuses to give a reference, the application may be denied. - Three (3) or more 7-day notices within a period of one year will result in a denial. - Three (3) or more NSF checks within a period of one year will result in a denial. - Rental history demonstrating noise or other documented complaints will result in a denial especially when the landlord would not re-rent. - Exception: A biological or legally dependent child of the approved applicant(s) who is between 18-24 years of age does not need to have rental history, i.e. a student still living at home.
CREDIT REQUIREMENTS
- A credit history showing under $2,000 in negative reports is required. A negative report is any non-medical or student loan items 60 days past due or greater and/or collections and repossessions within the last year. - Collection items with utility companies will require proof the applicant will be able to have a new account for the property. - 3-5 items as above will require a qualified co-signer per the discretion of JGPM. - 6 or more items will result in the denial of the application. - Any open bankruptcy that has not been discharged will result in the denial of the application.
CRIMINAL
- J. Gibson Property Management will conduct a search of public records to determine whether the applicant or any proposed tenant has been convicted of, or pled guilty to or no-contest to, any crime. - A conviction, guilty plea or no-contest plea, ever for any felony involving serious injury, kidnapping, death, arson, rape, sex crimes and/or child sex crimes, extensive property damage or drug-related offenses (sale, manufacture) class A/Felony burglary or class A/Felony robbery; or - A conviction, guilty plea or no-contest plea, where the date of disposition, release or parole have occurred within the last five years for any misdemeanor or gross misdemeanor involving assault, intimidation, sex-related, drug-related (sale, manufacture, delivery or possession), property damage; or - A conviction, guilty plea or no-contest plea, where the date of disposition, release or parole have occurred within the last five years for any misdemeanor in the above categories or any gross misdemeanors shall be grounds for denial of the rental application. Pending charges or outstanding warrants for any of the above will result in a suspension of the application process until the charges are resolved. Upon resolution, if an appropriate unit is still available, the application process will be completed. Units will not be held awaiting the resolution of pending charges.
(Exception: criminal vehicle or licensing records are not counted; i.e. DUI, fishing w/o license, etc.)
DENIAL POLICY
If your application is denied due to negative and adverse information being reported you should: - If credit-related, contact the credit reporting agency listed on the denial letter. Request a correction if the information being reported is incorrect. - If your application has been denied and you feel you qualify as a resident under the criteria stated above, you should write to us at J. Gibson Property Management, [email protected]. - Explain the reasons you believe your application should be reevaluated and request a review. Your application will be reviewed within (10) working days from the date your letter is received and you will be notified of the outcome.
DISABLED ACCESSIBILITY STATEMENT
- J. Gibson Property Management allows existing premises to be modified at the full and complete expense of the disabled person. If the disabled person agrees to restore the premises (per Fair Housing guidelines) at their own expense to the pre-modified condition. We require: - The applicant to seek the landlord's written approval before making the modifications. - Reasonable assurances (in writing) that the work will be performed in a workmanlike manner. - Reasonable details regarding the extent of the work to be done. - Names of the qualified contractors that will be used. - Appropriate building permits and the required licenses must be made available for inspection by the landlord. - A deposit for the restoration made.
PETS: Just because we ask you about pets, does not mean the property you are applying for accepts pets. Check if your property allows pets. If it does, it will say Pet Friendly, if it doesn't say Pet Friendly, it may not include pets. Many of ours do not include pets.
APPLICATION FEE: $45 application fee. It is free to fill out the application initially, then we will invoice you for the $45. At this point you may decide to continue with the application process, or you can not pay and stop the application process.
Agreement in Application: By submitting this application I (the applicant) understand that this is a routine application to establish background information, credit, character, employment, and rental history. I also understand that this is NOT an agreement to rent and that all applications must be approved. I authorize the verification of the references given. I declare that the statements above are true and correct, and I agree that the landlord may terminate my agreement entered into in reliance on any misstatement made above. Please make sure to answer any emails concerning this application, or we cannot move forward with the processing of your application.
By submitting this application I am giving J. Gibson Property Management permission to run a background check on myself and any cosigners and to follow up on, or verify any of the information given in the application.
Don't forget to upload the following below: 1. Current Photo State ID 2. Minimum 3 Pay Stubs (if applicable) 3. W2 (W9 if applicable) 4. Proof of other income - SSI, Self Employment Documentation 5. Social Security Card 6. FULL Applications for ALL occupants over 18 years old
OPTIONAL A. Letter of Explanation - Explain whatever situation you have in your life that we will need to understand your particular situation. Advocate for yourself! B. Bank Statements (to show you have enough for a deposit, or to show you have income regularly coming in if self-employed, or if income is problematic - optional) C. Resume or other employment histories (optional) D. Other proof of income; detailed letter stating cash payments, any government income (SSI, disability, State assistance), proof of child support payments (if applicable)
