Rental Application Instructions


One Focus Property Management does business in accordance with the Federal, State and Local Fair Housing laws and welcome Persons of all Race, Color, Disability, Religious Creed, Ancestry, Sex, Familial Status, Sexual Preference, Gender Identity, Age and National Origin. We process applications and score is on the criteria described in this policy. We select the best qualified tenant based on the highest scoring application.

Each application requires that we verify credit history, leasing history, income, and criminal reports. Factors such as your move in date, pets and your behavior and cooperation with our staff may also be considered in the application decision.

IN ORDER TO PROCESS YOUR APPLICATION, WE NEED YOU TO PROVIDE US THE FOLLOWING 4 ITEMS:

APPLICATION POLICIES

APPLICATION SCORING- CONVENTIONAL

CREDIT

  1. 775+FICO score
  2. 700-774 FICO score
  3. No Score or 600-699 FICO score
  4. 599-550 FICO score
  5. ≤ 549

*Open (non-discharged) bankruptcy is cause for automatic denial of the rental application.*

RENT/INCOME RATIO (THIS IS A HOUSEHOLD MEASUREMENT, ALL APPLICANTS’ INCOME IS COMBINED FOR SCORING)

When an applicant presents child support as a source of income, we need to be able to verify the income to consider it part of the application income. Acceptable forms of proof are court orders and notarized statements with proven receipt of the funds. (i.e. bank statements showing regular deposits)

Non Court Ordered Support:
With verification including proven receipt of funds and a notarized statement we will count the lesser amount of support OR 20% of the application income. (Example- If the application income is $4,000/month and the notarized statement states that the support is $1,000/month, we will only count $800 toward the monthly income because it is the lesser of the two amounts.)

Court Ordered Support:
There is no limit to the amount of child support counted if it is verified as court ordered. If a court order states that the applicant is receiving $1,000/month in income, all $1,000 will be counted because it is court ordered.

**All rent to income ratios are rounded to the nearest whole percent. Temporary or seasonal income will not be considered. Income without sufficient documentation (e.g. paystubs, statements, letter of hire) will not be considered. If applicant is starting a new job, paystubs are not necessary but a letter of hire detailing wage, start date and position will serve as the documentation.

LANDLORD HISTORY

Current Landlords will be asked to rate your cleanliness and general upkeep of your unit during your tenancy on a one to four star scale. One being worst and four being the best. If you are given one star, two points will be added to your overall landlord score. If you receive two stars, one additional point will be added. If three or four stars are given, no additional points will be added.

* Three years of address history must be verifiable. Lack of verifiable address history may result in application denial at the discretion of One Focus Property Management.

**Your application is automatically denied if you have an eviction record in the past 10 years, Negative Landlord Reference regarding property damage or outstanding balance due, Outstanding Landlord Collection or Judgement, or Mortgage is currently past due

***When a full time student and non student wish to reside together, each person must fill out the appropriate/separate application. The non student must complete the residential application. The non student must meet the requirements listed on the residential application. The non student’s rent to income ratio will be calculated using a percentage of the rent (For example, If there are two people residing in the unit, the ratio will be calculated using one half of the rent to calculate the ratio.) Approval of the application as a whole will be at the discretion of One Focus Property Management

CRIMINAL HISTORY

Criminal history is given an individual assessment and is either considered qualified or unqualified based on those facts separate from the scoring of financial matters. In order to fully consider your criminal history, please provide any information you feel is necessary to understand the context of your convictions. Examples of information you may want to provide for consideration include the circumstances surrounding the criminal conduct, your age at the time of the conduct and evidence of rehabilitation. As we evaluate an applicant’s criminal history, special attention is paid to violent and sexual offenses. We base our decisions related to criminal history on our business concern for the safety of other residents and our staff. Only convictions are considered, arrests without conviction are not considered when evaluating an application. Convictions for the manufacture and distribution of illegal drugs (no matter how long since the conviction) will result in application denial.

SCORING DECISION

≤ 6 = approved with one-month security deposit

7 - 8 = high risk, if no more than one category is scored at highest possible score then a co-signer or higher deposit may be required to be approved. Co-signers live in the United States AND must score ≤1 on credit AND 1 on landlord history AND have verifiable gross income at least four times the rent after subtracting debt service and the amount of rent. Whether a higher deposit or co-signer (or both) is required is at the discretion of One Focus Property Management.

9 or higher = Declined

If you are applying with multiple people, we the average scores each of each individual to get a score for the whole application. If your application score is not a whole number, it will be rounded to the next whole number. (e.g. average score is 3.33 then the score is rounded to 4)

When choosing an applicant, we also look at move in date. Please make sure to list the earliest date you are willing to start your lease.

If we have multiple applicants who score the same, we then look at move in date, then highest FICO score, to select the best applicant.

FULL TIME COLLEGE STUDENTS (ENROLLED FULL TIME)

We rent many off-campus student housing properties. If you are a full-time student, it is very likely that you cannot qualify to rent a property because of your limited income and little or no credit and rental history. To accommodate the needs of our full-time student applicants we have developed the following guidelines for application approval. Our student applicants should restrict their search the student rental sections of our website. Those properties are owned by our clients who are prepared to accept student renters with co-signers.

Co-signers are required for full-time students. Co-signers must be living in the United States, are preferably closely related to the student applicant and must be willing to sign the lease agreeing to bear the financial responsibility of the lease, including property damage, without being permitted to reside at the property. Special exceptions may be made for international students to allow them to rent a property without a co-signer if they pay a double deposit.

Please note: You may be a full-time student and want to rent a property without a co-signer or a property that isn’t on our student rental sections of the website. This is possible, but in that case you would have to apply and qualify on the conventional scoring standards. You must complete a full rental application, provide those documents and pay the fees.

If you are renting with roommates on a joint and several lease (please ask your leasing agent about whether the property you are interested in requires a joint and several lease or individual room lease), then all roommates must have co-signers or all qualify without co-signers.

If you intend to rent with roommates, but some of your roommates are not full time students, then you need to discuss this with the Director of Property Management to determine your application process. This process can vary depending on the property, who it is owned by, and the nature of your application.

In order to process your application, we need you to provide us the following two items:

CRIMINAL HISTORY

Criminal history is given an individual assessment and is either considered qualified or unqualified based on those facts separate from the scoring of financial matters. In order to fully consider your criminal history, please provide any information you feel is necessary to understand the context of your convictions. Examples of information you may want to provide for consideration include the circumstances surrounding the criminal conduct, your age at the time of the conduct and evidence of rehabilitation. As we evaluate an applicant’s criminal history, special attention is paid to violent and sexual offenses. We base our decisions related to criminal history on our business concern for the safety of other residents and our staff. Only convictions are considered, arrests without conviction are not considered when evaluating an application. Convictions for the manufacture and distribution of illegal drugs (no matter how long since the conviction) will result in application denial.