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Community Qualification Criteria

Our Community supports equal housing opportunity, including the Fair Housing Act as amended, a federal law applicable in all states that prohibits discrimination in housing based on race, color, religion, sex, national origin, familial status or disability. In addition, many states and localities have their own local fair housing laws or ordinances, which may protect additional characteristics from discrimination in housing. Our community does not discriminate on the basis of any state or locally protected characteristics. Please note that these are our current rental criteria; nothing contained in these requirements shall constitute a guarantee or representation that all residents and occupants currently residing at this Community have met these requirements. There may be residents and occupants that have resided at this community prior to these requirements going into effect.

 

Additionally, our ability to verify whether these requirements have been met is limited to the information we receive from various resident credit reporting services used. Please review this information before completing the application and paying the application processing fee, which is non-refundable. Falsification of information on the application or failure to provide complete information will result in denial of residency and loss of application deposit as liquidated damages for our time and expense.

 

Edgewater at the Lagoon requires all applicants to meet the following criteria in order to qualify for this community:

 

IDENTIFICATION

All applicants will be asked to provide positive identification and evidence of their lawful presence in the United States.

 

All applicants must present a valid driver's license or other government-issued photo identification and one of the following; 1) a United States government issued Social Security number; 2) Form 1-94 Arrival-Departure Record showing entry date and authorized period of stay; 3) temporary resident alien card verifying approved entry by the United States government (I-94W); 4) Form 1-95; 5) Form 1-151; 6) 1-551 Permanent Resident Card (Alien Registration Receipt Card); 7) Form 1-688 Temporary Resident Card; 8) Form 1-688A Employment Authorization Card; 9) Form I-688B; or 10) Form 1-766.

 

**NOTE: The identification, income, employment and deposit requirements may be modified if required by federal subsidy or financing programs.

 

QUALIFICATION DOCUMENT VERIFICATION

We may use a third-party service to verify the authenticity of any qualification documents you supply with your application

 

INCOME

We will accept all income which is lawful, verifiable, paid to a tenant, a representative of a tenant, or on behalf of a tenant (including federal/state/local public assistance or rental subsidies, such as Section 8 or VASH vouchers). Such income includes, but is not limited to, the following:

  • Two months' most current and consecutive pay stubs.
  • Prior year's tax returns.
  • Social security benefits, SSI benefits, welfare, disability, unemployment, workers' compensation payments; or other government benefits; award letter or proof of other retirement income.
  • Two months' most current and consecutive bank statements.
  • Offer of employment letters, on company letterhead, stating salary/income amount and employment start date.
  • Student loans.
  • Child support/spousal support benefits.
  • Retirement income.
  • Investment/trust fund income.
  • If applicable, Section 8 or VASH vouchers (or other federal/state/local public assistance or rental subsidies); and/or any other written proof of any other income that is lawful, verifiable, paid to a tenant, a representative of a tenant, or on behalf of a tenant, including federal, state or local public assistance, and federal, state, or local housing subsidies, including, but not limited to, federal housing assistance vouchers issues under Section 8 of the United States Housing Act of 1937. Qualifying applicants with Section 8, VASH vouchers, or other federal/state/local public assistance or rental subsidies will be income evaluated based only on the applicant's share of the stated monthly rent, rather than the entire rental amount.

 

EMPLOYMENT (current and previous)
 

Applicant must supply 12 months of stable, verifiable employment. If an applicant has less than 12 months of employment history, an additional deposit or guarantor may be required.

  • If not employed, the applicant must pass income, credit, and criminal criteria, or (in some instances) pay an additional deposit or provide an acceptable guarantor.

  • If self-employed, applicant must provide (1) the prior year's tax return with Schedule C form with the applicant's affidavit that anticipates applicant's NET earnings for the next 24 months; (2) CPA/accountant's statement of the prior year's tax returns and anticipated NET income for the next 24 months; or (3) 24 months of certified or uncertified financial statements (including accountant's calculation of straight-line depreciation expense if accelerated depreciation was used on the tax return or financial statement). Otherwise, an additional deposit or guarantor may be required.

  • Full-time students (minimum of 9 credit hours) who do not have verifiable employment must provide proof of school enrollment and must provide either additional deposit or an acceptable guarantor.

 

RENT TO INCOME RATIO

All applicants must have a verifiable source of funds.

  • Applicants must have income of at least 3 times the tenant paid rental amount less any concessions or incentives. If an applicant's income is not sufficient, a guarantor may be required.

  • If a guarantor is required, guarantor's income must be 5 times the tenant paid rental amount.

 

CREDIT SCREENING (excluding student loans and medical accounts)

  • An applicant with an unsatisfactory credit report will be denied.

  • Excessive collection accounts, including utility accounts (regardless of status), will result in denial of the rental application. All utility collection accounts within the last 2 years must be paid in full and confirmation presented with the application in order to be approved.

  • An applicant whose credit report contains more negative than positive history may be approved subject to an additional deposit.

  • Bankruptcy (regardless of discharge) or repossession within the last 2 years may be grounds for denial of the application or may require an additional deposit for approval.

  • Rental housing debt, evictions, or collections within the last 5 years will result in automatic denial of the application.

  • Any unresolved tax liens will negatively impact the overall applicant screening result.

 

RESIDENCY HISTORY

  • All occupants 18 and over (except first-time renters) must have at least 12 months of verifiable and positive residency history immediately preceding application. Verification must be performed by a third-party entity. Verification by an individual will not be accepted unless proof of payments on a timely basis is included.

  • First-time renters or applicants with no verifiable residency history will require payment of an additional deposit or acceptable guarantor in lieu of immediate past rental history.

  • Residency history that includes prior evictions within the last 5 years, multiple late payments, returned checks, poor housekeeping, conduct disturbing the rights and comforts of other residents, unauthorized occupants, property damage or failure to adhere to the policies and regulations of the community or management company will result in automatic denial of the application.

  • Landlord reference indicating the landlord would not re-let to the applicant due to lease violation is grounds for automatic denial of the application.

  • If Applicant owned his/her immediate prior residence, mortgage history will be verified through credit report or other documentation of home ownership.

 

CRIMINAL HISTORY SCREENING

 

  • All applicants (and current residents upon renewal where applicable) will be screened for criminal history.

  • If the applicant or any proposed occupant has a conviction in their past that would disqualify the applicant under the criminal criteria, and applicant desires to submit supplemental evidence along with the application as to why the application should not be denied based on such criminal history, Edgewater at the Lagoon will consider and evaluate any such additional information provided by applicant

  • An applicant will be disqualified based on the following criminal history -

    1. Felonies involving arson, burglary, homicide, robbery, crimes against children or animals, sex crimes against a person or a child, destruction of property, disturbance of peace, domestic crimes, kidnapping, organized crime, drug-related crimes, and manufacturing or distributing a controlled substance.

    2. Felonies not listed above involving;assault and battery, fraud, crimes relating to prostitution, pornography, lascivious conduct, and any other crime for which the applicant was charged and those charges are currently pending or convicted that would adversely affect the property of the landlord, other residents or the health, safety or right of peaceful enjoyment of the premises of other residents, the landlord or the landlord's agent(s), where the disposition has occurred in the last 7 years.

    3. Felonies not listed above involving; alcohol related, drug related possession, harassment, offenses relating to driving under the influence of alcohol or drugs, weapons related, and any other crime for which the applicant was charged and those charges are currently pending or convicted that would adversely affect the property of the landlord, other residents or the health, safety or right of peaceful enjoyment of the premises of other residents, the landlord or the landlord's agent(s), where the disposition has occurred in the last 5 years.

    4. Felonies not listed above involving; petit theft, trespassing and any other crime for which the applicant was charged and those charges are currently pending or convicted that would adversely affect the property of the landlord, other residents or the health, safety or right of peaceful enjoyment of the premises of other residents, the landlord or the landlord's agent(s), where the disposition has occurred in the last 3 years.

    5. Misdemeanors involving crimes against children, drug-related crimes, homicide, kidnapping, sex crimes against a person or a child.
      Misdemeanors involving arson, burglary, and any other crime for which the applicant was charged and those charges are currently pending or convicted that would adversely affect the property of the landlord, other residents or the health, safety or right of peaceful enjoyment of the premises of other residents, the landlord or the landlord's agent(s), where the disposition has occurred in the last 7 years.

  • Misdemeanors not listed above involving crimes relating to prostitution, pornography, lascivious conduct and any other crime for which the applicant was charged and those charges are currently pending or convicted that would adversely affect the property of the landlord, other residents or the health, safety or right of peaceful enjoyment of the premises of other residents, the landlord or the landlord's agent(s), where the disposition has occurred in the last 5 years.

  • Misdemeanors not listed above involving assault and battery, destruction of property, disturbance of peace, domestic crimes, fraud, harassment, organized crime and any other crime for which the applicant was charged and those charges are currently pending or convicted that would adversely affect the property of the landlord, other residents or the health, safety or right of peaceful enjoyment of the premises of other residents, the landlord or the landlord's agent(s), where the disposition has occurred in the last 3 years.

  • Edgewater at the Lagoon considers the entire application. We do not exclude individuals simply because of prior convictions and only consider records that are reportable under the Fair Credit Reporting Act and rules of TX.

  • Applicants or current residents appearing on the list of known terrorists and wanted fugitives as provided by the Office of Foreign Asset Control (OFAC), federal agencies (including the FBI or other state and local law enforcement agencies) will be denied. All applicants and current residents aged 18 and over will be screened through the OFAC.

  • If an application is denied based on criminal history information and the applicant does not dispute the criminal history screening information but requests consideration of the nature, date and circumstances of the conviction, the Applicant must notify the property manager in writing to initiate the request. If an applicant disputes the accuracy of information from the third party report, the applicant must contact the screening provider to dispute the information believed to be inaccurate

  • All persons 18 and over intending to reside in the apartment must qualify in each of the above categories with the exception that the household's combined income may be used to satisfy the rent to earnings ratio. Any person under the age of 18 intending to occupy the apartment must be identified on the application and listed on the lease or such person will otherwise be considered an unauthorized occupant.

     

    GUARANTORS

    Acceptable guarantors must reside in the United States and qualify in each of the above categories. An additional deposit may be accepted if a qualified guarantor is not available.

     

    OCCUPANCY STANDARDS

    Occupancy of the apartment is limited to those persons listed on the lease and is based on the number of bedrooms in a unit. A bedroom is defined as a space within the premises that is used primarily for sleeping, with at least one window and a closet space. Occupancy shall not exceed two persons per bedroom plus one additional person per apartment.

     

    Occupants under the age of 24 months at the time of lease signing or renewal are not counted toward maximum occupancy. Rooms such as a study or den may be considered a bedroom for purposes of maximum occupancy.

     


    Occupants are immediate family members under the age of 18 or legal dependents as indicated on the most recent federal or state income tax form. Occupants must not have any automatic rejections. All others need to apply for lessee status, complete an application and be screened.

     

    PROCEDURE FOR NOTIFICATION OF DENIAL OF APPLICATION

    Should your application be denied, an adverse action letter will be provided. You may have the opportunity to file a grievance challenging the decision to deny your application; you will receive information regarding your rights to grievance with the adverse action letter.

     

 

REASONABLE ACCOMMODATIONS TO DISABILITIES

As part of this property's commitment to equal housing opportunity and non-discrimination on the basis of disability, you may request reasonable accommodations that are necessary because of a disability during the application process. Please notify management if you believe any such accommodation to a disability is necessary.