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



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, handicap, 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 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 most qualified applicant 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 tax return if self-employed,
    • or Two years 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 to include, but may not be limited to employment, retirement, subsidies, court-ordered child support, alimony, severance and social security, etc.
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 return 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.


  • 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.


  • Prior year’s tax return & Bank statements (the most recent three months of personal or corporate bank statements is required to calculate the gross monthly earning 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 paystubs from employer. Tax refunds will not be accepted as monthly income, or
  • Three (3) months of bank statements showing reoccurring payroll deposits.
  • No joint bank accounts may be used unless all joint owners apply as leaseholders.

Social Security disbursement letters:

  • A disbursement letter showing 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 that 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 score is below 670, then the broker can evaluate other criteria to determine if a prospect could be accepted but will require additional deposit. Unfavorable accounts may include, but are not limited to, unpaid judgments, write offs, charge offs, collection accounts and, excessive late payments, and past due accounts. Total unfavorable accounts, previous landlord filings, landlord debts, and landlord judgements, 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, judgements (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 acceptations for applications with unacceptable rental history and landlord debt. In those circumstance 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.


The acceptance of roommates is at the discretion of each individual property Owner. Any adults living in the home that 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:

We will check local and national criminal databases for all occupants 18 years of age and older. We do not rent to any person required to register as a sex offender. All criminal history will be reviewed as an individual assessment.

Criminal background involving dangerous and/or violent crimes, prostitution, domestic violence and/or possession of weapons or illegal substances are all grounds for denial of an application. Exceptions may be made for type and or age of offense (generally records over 7 years). If a record is anticpated to appear in a background check, please disclose the offence and provide written details in the appropriate section of the application. Criminal history which indicates that an applicant’s tenancy would constitute a direct threat to the health or safety of other individuals or whose tenancy could result in substantial physical damage to the property of the owner or others may result in rejection of the application. Failure to disclose any criminal history may be grounds for denial of an application.

Occupancy Standards:

  • 1 Bedroom: 2 People + 1 child
  • 2 Bedroom: 4 People + 1 child
  • 3 Bedroom: 6 People + 1 child
  • 4 Bedroom: 8 People + 1 child

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 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 which equals 4X’s 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. Guarantor has landlord debts, evictions, rental judgements, or foreclosures paid or unpaid.

Animal Policy & Information:


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 permits 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 Pets 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 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 LOCAL healthcare provider. Any additionally requested information 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 Urban Development and Housing directs that websites which issue or sells certificates, registrations, and licensing documents for assistance animals are not sufficient on their own to reilably 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. 

Sevice 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 with proper medical documentation. Similar rules for ESAs apply for service animals.
The above animal policy and information noted above is not exhaustive, and additional laws, provisions, criterias, 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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