Application Acceptance Policy
It is our office policy that this policy along with the rental application instructions, fair housing and other pertinent tenant notices are clearly posted for inspection by any person. Your rental application is a request for an extension of credit and is therefore subject to federal and state jurisdiction. In compliance with the rules set forth, the following criteria will be used in fairly determining your eligibility.
Any comments, questions, or other matters relating to your application should be sent in writing to our franchise headquarters, MHS Franchising, Legal and Compliance Dept, 429 S Navy Blvd, Pensacola, FL 32507. Should you feel that your situation warrants special consideration due to some extenuating circumstances other than those listed above, you may submit your request in writing with your application. This request must be made prior to completing the application process and must include an explanation of your circumstances and any supporting documentation necessary. In the event that your application is denied and you wish to dispute the denial, you must put your dispute in writing. Denial Disputes will not be discussed on the telephone or in person. The rental premises will not be held off of the market during the denial dispute.
Our goal is to process all applications within one business day. It is important you provide us with as much contact information as possible so we can quickly verify your employment and prior residency. We cannot issue a final decision until all screening information is obtained.
Applicant Identification: As a condition of occupancy, any person intending to occupy of legal age (18 years or older) must complete an application and be included in all legal obligations. Any person not possessing sufficient qualification, may obtain co-signors as a responsible party with the same procedure. We require positive identification for all persons and you must submit a valid photo identification prior to lease signing.
Credit Verification: A credit history report will be performed on all applicants and guarantors. We use 5 different screening models depending on the type and location of the property and the owner risk tolerance. The screening models are listed below. Credit factors will include the actual credit score, bankruptcy, collections, outstanding debt, bad checks and other legal items.
Income Verification: A verification of income must be obtained on all responsible applicants. An applicant must have verifiable monthly gross income must be equal to a minimum of three (3) times the monthly rental amount. Applicant is encouraged to deliver all necessary documentation to assist with this verification. Acceptable documentation can take the form of paychecks, check stubs, bank statements, and any other documents proving employment and/or income. Self employed applicants will be required to furnish 3 months of personal bank statements showing proof of deposits. Company bank statements will not be accepted. Legally married applicants may combine their income for qualification. Newly employed applicants can use an offer letter on company letterhead as proof of employment. Phone verification will also be done on all applicants. Applicants may use social security, retirement, child support, governmental housing payment vouchers or other income to qualify. Persons not having the required monthly income equal to 3 times the monthly rent may pay an additional deposit per person in the amount of 75% of the rent as long as they earn at least 2 times the rent in verified income per month.
Residence Verification: A verifiable rental or mortgage history from a non-related person must be obtained on current and previous residency for the last (2) years. If application shows current residency less than (2) years, additional information will be required. Cancelled copies of checks will assist in this process and will be required for applicants previously renting from private individuals. Phone verification will also be done on all applicants. Rental history must reveal timely payment and fulfillment of the contractual agreement. More than two (2) late payments per year will disqualify the applicant. Prior evictions, foreclosures, or bankruptcies in the past five (5) years, current intentions of default, or any balance owed to a previous landlord may disqualify the applicant. Applicants not meeting residence history requirements may be accepted upon approval of the property owner and/or the payment of additional security deposits.
Background Verification: We intend to rent to responsible and law abiding persons. A criminal background check will be run on all applicants. Applicants with a felony in the past 10 years or any violent crimes or sexual offenses will result in an automatic disqualification.
Occupants per Property: We limit the number of occupants per property in an effort to extend the useful life of the premises and reduce ordinary wear and tear unless otherwise prohibited by law. A studio unit shall be limited to one person, a One-Bedroom shall be limited to 2 persons, a Two-Bedroom shall be limited to 3 persons, a Three-Bedroom shall be limited 5 persons, a Four-Bedroom shall be limited to 6 persons, a Five-Bedroom shall be limited to no more than 7 persons.
Corporate Entities and Foreign Applicants: Any corporation, unless publicly traded, and any person not having natural citizenship shall be required to pay an additional security deposit equal to twice the monthly rental rate. Private corporations shall require a personal guarantee of a corporate officer who complies with applicant requirements.
Cosignors and Guarantors: Cosignors and Guarantors shall be considered when applicant credit is not sufficient and applicant cannot afford to pay additional deposits. Cosignors and Guarantors must reside and own a home in Florida, must have income greater than 4 times the monthly rent and a credit score of 680+. They must furnish a valid photo identification, pay required application fees and pass the decision criteria as well as sign a co-signor agreement. These persons may not occupy or otherwise reside in the property.
Reservation of the Property: Applicants, at their discretion, will be given the opportunity to reserve a property by paying a conditionally refundable holding fee after submitting a Holding Deposit Agreement. Applicants should carefully read the Holding Deposit Agreement prior to paying any reservation fee.
Non-Refundable Application Fee: All applications are non-refundable. The applicant shall confirm the unit availability, lease requirements, rental pricing and move-in costs and agree to accept the unit in its As-Is condition at time of application as evidenced by their payment for the application fee. The submission of an application will not reserve the unit from the market – a holding deposit agreement and fee must be paid to reserve the unit. Application approvals are valid for 15 days.
Deposits and Collections: All applicants will be required to submit certified funds for the initial deposits and a full month’s rent prior to move-in. Payments thereafter may be paid by personal check (unless instructed otherwise). No cash is accepted. Our firm reserves the right to hire professional collection services including, but not limited to attorneys, to recover checks and other debts owed.
Adverse Action Notice: All applicants will receive, in compliance with state and federal laws, a notice of acceptance or rejection by U.S. Mail in the time provided for by law. Our firm reserves the right to notify applicant of a conditional approval that may require additional deposits or increased rental rates.
Anti-Discrimination: No applicant shall be declined for residency on the basis of their race, sex, religion, marital status, familial status, age, or by any other method of discrimination by treating one person or group different than other persons or groups who have the same characteristics, or by any laws, legal codes or regulations that prohibits discriminatory practices.
Pet Policy: Any applicant desiring to have a pet in our rental property must have a credit score of no less than 640. No more than two (2) pets are allowed in any property. All pets must be older than six (6) months and must be spayed or neutered. The following breed are not allowed (even if a mixed breed): Pit Bull, German Shepherd, Akita, Doberman Pinscher, Chow, Rottweiler, Great Dane, Caucasian Mountain Dog, Staffodshire Terrier, Bulldog, Beauceron, Wolf Hybrids. Owner reserves the right to deny the pet for any reason. All Pets must be approved in writing and are subject to additional Fees and a Pet Lease having additional requirements.
Pet Application Fee: $25 /per pet
Pet Deposit Required: $150 refundable contingency /per pet
Additional Pet Rent: $30 per month / per pet
Pet Policy for Applicants with Disability: Federal laws require us to allow service animals. You will be required to provide us written verification of your disability and prescription for the service animal to be accepted in any no pet property and as a waiver of the required pet fees. We will comply with all Federal, State and local laws regarding pets for disabled persons.
Model C Screening (Typically properties priced under $750mo)
Model B Screening (Typically properties priced $750 – $1100mo)
Model A Screening (Typically properties priced $1100+mo)
Lease Renewal Policy: Any tenant paying late for than four times in the year shall not be eligible for their lease to be renewed.
Rental Verification: Any tenant paying late for than three times in an annual lease term shall not be eligible for future occupancy for 1 year upon vacate.