DISCLOSURE OF QUALIFYING CRITERIA

Acknowledgement: By completing the rental application following this disclosure, you certify that you have read and agree to the following rental qualifying criteria.

 

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HallDoran Realty does business in accordance with Federal, State, & Local Fair Housing Laws and does not discriminate against any person because of race, color, religion, sex, sexual orientation, handicap, disability, military status, familial status, or national origin.

Application Requirements:

Each individual that is 18 years of age and older must complete a separate rental application and pay an application fee.

Applications from other applicants may be accepted until an application is approved and a lease is signed. Because of the fiduciary relationship HallDoran Realty has with owners, if more than one application is submitted before approval can be achieved, then the first qualified applicant, based on the order in which we receive a completed application, will be offered a lease.

The Application must include the following items upon submission (see below for full requirements):

  • Copy of Identification (Driver’s License, State ID, Military ID, or Passport)
    • Proof of income
    • Most recent two full months' paycheck stubs, or
    • Two years of tax returns if self-employed,
    • or Two years of 1099s for miscellaneous or subcontractor income
  • Application Fees are paid online via credit or debit card
  • Completely filled out application (via online)

Special Needs:

HallDoran Realty, in accordance with Federal Fair Housing Laws, is committed to proving housing equally to all qualified applicants. It is for this reason that we ask you to discuss any special needs or requests with us at the time of applying.

Qualified Income:

The combined monthly income of the Applicant(s) must equal 2.5 X’s the amount of the monthly rent. Income includes all verifiable sources, including but not limited to employment, retirement, subsidies, court-ordered child support, alimony, severance, and Social Security.

Verification of income is required in writing and must be able to be confirmed. Self-employment income may be verified with a copy of the applicant’s most recent 2 years of tax returns and bank statements for the three months preceding the current month.

Employment & Income:

Employment and proof of income will be verified for each applicant. Depending on the rental amount being asked for the property, the sufficiency of your income along with the ability to verify the stated income, may influence Landlord’s decision to lease the property to you. Landlord requires monthly income of at least two and half (2.5) times the monthly rent.

All Un-married Tenants will be considered roommates and may be subject to individual income qualifications.

Please have at least one of the following forms of acceptable income documentation before you apply to expedite the application process. All copies must be legible.

Relocation:

  • Offer letter or income verification from the Applicant’s Employer must be current or for a job starting within 30 days of move-in, on company letterhead (or notarized) and signed by the appropriate Human Resources or Company officer with her/his contact information.

Self-Employed/Commissioned:

  • Prior year’s tax return & Bank statements (the most recent three months of personal or corporate bank statements are required to calculate the gross monthly earnings per household.
  • Note: If necessary, additional months may be requested.) Transfers will not be included in the calculations.
  • No joint bank accounts may be used unless all joint owners apply as leaseholders.
  • No prepaid or PayPal accounts will be accepted.

Hourly/ Salaried Applicants:

  • A minimum of two full months of pay stubs from employer. Tax refunds will not be accepted as monthly income, or
  • Three (3) months of bank statements showing recurring payroll deposits.
  • No joint bank accounts may be used unless all joint owners apply as leaseholders.

Social Security disbursement letters:

  • A disbursement letter showing the monthly awarded amount, OR
  • Three (3) consecutive monthly bank statements showing monthly deposits of the awarded amount.
  • Note: If necessary, additional months may be requested.

Child support:

  • A court order or notarized letter from an attorney representing the terms of proposed assistance.
  • Note: If necessary, additional documentation may be necessary.

Non-Verifiable Monthly or Yearly Income:

  • Residents who are unable to verify the income needed to properly qualify must have a qualified Guarantor (see Guarantor details below).

Credit History:

Landlords will obtain a credit report in order to verify your credit and rental history. Landlord’s decision to lease the property to you may be based upon the amount of both favorable and unfavorable account information obtained from this report. Our typical range for acceptable credit is 670 or higher. If the score is below 670, then the broker can evaluate other criteria to determine if a prospect could be accepted but will require an additional deposit. Unfavorable accounts may include, but are not limited to, unpaid judgments, write-offs, charge-offs, collection accounts, excessive late payments, and past-due accounts. Total unfavorable accounts, previous landlord filings, landlord debts, and landlord judgments may be subject to decline of application or other restrictions up to and including additional deposits required.

Past Rental History:

Your application may be declined if past rental history includes lease violations, late payments of rent, multiple returned checks or electronic payments, non-payment of rent, current landlord disputes or court proceedings, etc. Multiple (2 or more) landlord debts, judgments (both paid & unpaid), and negative past rental histories will result in a declined application.

Special Exceptions for Landlord Debts and Unfavorable Credit History:

In some cases, we may make special acceptances for applications with unacceptable rental history and landlord debt. In those circumstances, you must meet all of the following qualifications for your application to be considered.

  • Prospective Resident may be required to pay any outstanding landlord debt in full or set up approved payment arrangements and provide proof of payment (verifiable receipt or letter from landlord)
  • Rental verifications will be submitted for all landlord debts that appear on an applicant’s credit report; since those verifications are usually not favorable, a resident must also have a favorable rental reference to counteract the unfavorable one.
  • Any Landlord debt paid or unpaid, regardless of circumstance and situation, will require additional deposits upon move-in.

Roommates:

The acceptance of roommates is at the discretion of each individual property Owner. Any adults living in the home who are not a legally married couple, regardless of familial relation, are considered roommates and will complete separate applications, pay application fees, pay separate security deposits, and may be subject to individual income qualifications.

Criminal History:

Criminal history is evaluated on an individualized basis. We consider the nature, severity, recency, frequency, and relevance of any criminal conviction to determine whether an applicant may pose an unreasonable risk to persons, property, or the peaceful enjoyment of the community. Convictions involving violence, threats of violence, arson, burglary, significant property damage, fraud, identity theft, manufacture or distribution of controlled substances, weapons offenses, or other crimes that reasonably indicate an increased risk may result in denial. Multiple convictions demonstrating a pattern of criminal conduct may also result in denial. Arrests that did not result in conviction are generally not considered by themselves. Pending felony criminal proceedings may be considered when they present a reasonable concern regarding the applicant's ability to comply with the lease or the safety of persons or property. Each application is evaluated on its own facts and circumstances.

Any material omission or intentional misrepresentation on the application, including failure to disclose information requested by the Property Manager, may result in denial of the application or termination of the lease if discovered after occupancy.

Occupancy Standards:

Per Texas Property Code 92.010, the maximum occupancy is 3 persons per bedroom.

Lease Guarantor | A lease guarantor may under the following conditions:

  1. Your monthly verifiable income is less than 2.5 X’s the amount of the monthly rent.
  2. You have a familial relationship with the guarantor, such as a parent or relative.
  3. The guarantor lives within the United States and has a Social Security number.
  4. The guarantor meets our credit and criminal history requirements.
  5. The guarantor has verifiable monthly income that equals 4X the amount of the rent.

Lease Guarantor | You may not use a Lease Guarantor if:

  1. You are declined because of unacceptable credit history.
  2. You are declined because of unacceptable rental history.
  3. The guarantor has landlord debts, evictions, rental judgments, or foreclosures paid or unpaid.

Animal Policy & Information:

Pets:

The acceptance of pets is at the discretion of each individual property Owner, with the exception of dangerous breeds, which shall be excluded unless special conditions apply.

Note: Each property owner is allowed to set their own pet policy (total number of pets, weight limit, species, etc.).  Though most do allow a pet, please see the property listing to determine if the home you’re interested in allows pets. Should the property or owner permit pets, the following conditions must be met:
  • All pets must be properly licensed, have shots required by statute, and be spayed or neutered.  Please be prepared to show documentation.
  • Breeds with a disposition for aggressive behavior are prohibited.
  • Most properties have restrictions on the number of pets and/or the size of the pet.  Please check with the property listing for specific details.
  • Be prepared to provide a picture of your pet and vaccination records.
  • A pet deposit and monthly pet rent will be charged for each pet. The amount of these deposits and rent will vary depending on owner policy and size of the pet.
  • All pet owners must complete an Animal Agreement for any and all pets that will reside or be visiting the property on a regular basis at the time of application. Non-disclosure of a pet—or obtaining a pet during the lease without Landlord's permission—is considered a material breach of lease and may be subject to termination and eviction. 

Emotional Support Animals:

HallDoran Realty, in accordance with Federal Fair Housing Laws, does not consider an emotional support animal (ESA) a pet, nor do we require or collect additional security deposits, fees, or rent for such.

All support animal owners must complete an Animal Agreement at the time of completing the lease agreement. There is no pet application fee; however, we will ask that you provide a signed copy of the letter indicating your need for a support animal from your ESTABLISHED licensed healthcare provider. Any additional information requested will be at the discretion of the owner or management. All ESAs are prohibited from the property until the screening process is complete and approved.

Note regarding Internet Certifications: The U.S. Department of Housing and Urban Development directs that websites which issue or sell certificates, registrations, and licensing documents for assistance animals are not sufficient on their own to reliably establish that an individual has a disability-related need for an ESA.

Non-disclosure of an ESA—or obtaining an ESA during the lease without registering with the Landlord—is considered a material breach of lease and may be subject to termination and eviction. 

Service Animals:

In accordance with Federal and State laws, we welcome service animals. All service animals must be disclosed on the Animal Agreement and must be accompanied by proper documentation. Similar rules for ESAs apply for service animals.
You WILL be asked the following questions:
  1. Is the animal required because of a disability?
  2. What work or task has the animal been trained to perform?
The above animal policy and information noted above is not exhaustive, and additional laws, provisions, criteria, and restrictions may apply.
If you believe that the property manager is violating service animals or ESA laws, please consult your attorney.

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