Rental Criteria

Thank you for choosing South Valley Ranch as your potential new home. We are pleased that you have taken an interest in our community, and the following Rental Criteria identify the criteria through which we will process your application. All applicants must meet the following rental criteria for tenancy consideration.

It is the policy of CONAM Management to comply with all applicable federal, state, and local fair housing laws and not discriminate against any person based on race, color, religion, sex, family status, national origin, handicap/disability, or any other basis protected by state or local law.

CONAM Management will consider all reasonable accommodations, modifications, accessible apartments, and auxiliary aid and service requests when necessary to provide a person with a disability an equal opportunity to use and enjoy their apartment home and the common community areas. If you or a member of your household has a disability and requires an accommodation or modification, please contact the leasing office and ask to speak with the Community Manager.

The acceptance of the rental application and associated fees or deposits do not constitute a guarantee of acceptance for housing. All documentation requested during the application process must be submitted immediately. Missing information or an applicant's failure to supply requested documentation within forty-eight (48) hours of the request may result in a rejection of the application. Application processing times vary and can take up to three (3) business days or longer to process.

Application Fee/Reservation Deposit

An application fee of $60.00 is required for each application processed, and cash is never accepted. Application fees are non-refundable and cover the costs of obtaining information about you, including but not limited to the cost of using a resident screening/consumer credit service and the reasonable time spent to validate, review, or otherwise process your application.

Credit and background screening is performed instantly upon submission of an application. If an applicant's credit and background screening result in approval or conditional approval, the community will proceed with the remainder verifications to fully approve the application.

Upon notification of credit screening approval and, if applicable, criminal background screening approval, a Reservation Deposit of $200.00 is due within twenty-four hours, and a Reservation Deposit and Agreement are executed. Reservation Deposits are non-refundable and retained as liquidated damages when:


•	Seventy-two (72) hours have expired since the initial Reservation Deposit Agreement was executed, and the applicant's file is approved

Reservation Deposits are refundable when:


•	An applicant's application is pending

•	An applicant rejects the security deposit increase based on results found in the application process that would require an increase

•	An applicant's application is rejected

Applicants whose application fee or reservation deposit payment is returned as non-sufficient funds will be assessed an NSF fee of $75.00.

Rental Application

All persons eighteen (18) years of age or older and those deemed to be an adult under applicable law with respect to the execution of contracts will be required to complete an application. Only completed and signed applications are processed for consideration.

An applicant's incomplete application submission, intentional misrepresentation, or intentional omission of any information on the application will be a sufficient reason for the rejection of the application.

Occupancy Standards

The occupancy standard per floorplan is as follows:

Bedroom Size	Minimum Persons	Maximum Persons
1 Bedroom	1	3
2 Bedroom	1	5
3 Bedroom	1	7

If you have a special need that you would like us to consider, please contact the leasing office to discuss an accommodation.

Households who do not meet the minimum or maximum occupancy requirement during tenancy may be allowed to remain in the apartment until the lease expires or for a reasonable period after that. This scenario does not apply to a change in occupancy where the household allows unauthorized occupants to reside in the leased premises. All changes in occupancy require applicants to meet the community's rental criteria for tenancy consideration.

Applicant Identification

All applicants will be required to confirm their identity. An applicant whose identity cannot be verified is grounds for rejection.

Credit Screening

Credit screening is performed instantly upon submission of an application. However, the approval of an applicant's credit does not constitute a guarantee of acceptance for housing. All processes identified in this rental criteria outline are performed before application approval is determined.

This community uses a credit screening service to evaluate your consumer credit report. If credit screening is considered, credit scoring is based on actual data and statistics, so all applicants are treated objectively. Your credit report contains information about you and your credit experiences, including your bill-paying history, the number and type of accounts you have, late payments, collection actions, outstanding debt, bankruptcy, and the age of your accounts. Our credit screening provider also checks data sources, including the OFAC Specially Designated Nationals and Blocked Persons List (SDN) Sanctions Search list. Your application will be compared to our predetermined acceptable ranges based on your credit score and related data source information, which are the same for all applications.

Community associates are not permitted to access or discuss the detail of an applicant's credit report. If an application results in less than a full approval, applicants are provided the name, address, and telephone number of the consumer reporting agency that provided the consumer information.

Reusable resident screening reports are not accepted.

Criminal Background Screening

This community does / does not conduct criminal background screening.

If the community conducts criminal background screening, it will be conducted on all persons eighteen (18) years of age or older. Criminal background screening is performed instantly upon the approval or conditional approval of an applicant's credit screening.

Criminal background is only considered when the applicant passes credit screening and meets all other rental criteria for the community. If an applicant does not meet the credit or other rental criteria, the applicant is denied on that basis without consideration of the criminal background.

Criminal background screening results may take up to seventy-two (72) hours. The grounds for which a rental application may be denied include convictions for crimes committed by any applicant or by other occupants (including family members) who plan to live in the community for:


•	the manufacture or distribution of controlled substances

•	criminal conduct that indicates a demonstrable risk to resident safety and/or property, including felony convictions for violence, assault, sex offenses, kidnapping, terrorism, weapons, and property destruction

Applicants denied based solely on their criminal background screening may submit an appeal within thirty (30) days from receipt of the adverse action notification. CONAM's appeal process includes an individualized assessment where applicants are offered the opportunity to provide information that produces a complete understanding of how past conviction(s) relate to current circumstances. The individualized assessment will take into account relevant mitigating information such as (1) the facts or circumstances surrounding the criminal conduct; (2) the age of the individual at the time the conduct occurred; (3) evidence that the individual has maintained a good tenant history before and after the conviction or conduct; and (4) evidence of rehabilitation efforts. If the individualized assessment results in an approved application, the denied applicant status is reversed.

Credit and Criminal Screening Results/Screening Warnings


•	Approve – This means the applicant’s credit screening and, if applicable, criminal background screening is accepted at the community’s established security deposit level. The community will continue with the application process, such as income and other verifications.

•	Approve With Conditions – Although the applicant’s credit screening and, if applicable, criminal background screening is approved, the applicant will be required to pay a higher security deposit based on the results found. Applicants must accept the increase to the security deposit for the community to continue with the application process. Applicants are provided an Adverse Action Notice outlining the reason for the conditional approval.

•	Decline – The community may not proceed with the application. Applicants are provided an Adverse Action Notice outlining the reason for the decline. Consideration may be given for extenuating circumstances where this would be required by federal or state law.

•	Screening Warnings – Applicants whose screening returns a security statement or identity warnings, such as name, date of birth, or age warnings, may be required to submit specific documentation to clear the warning. Failure to submit sufficient documentation to clear a warning may result in a rejection of the application.

Household Income

Households must have a combined gross monthly minimum income of 2.5 times the monthly rent amount. Income must be legal and verifiable to be considered. Income verification includes, but is not limited to, submission of current and consecutive pay stubs, court-ordered spousal or child support, prior year's certified tax return, social security or other retirements, federal/state aid, disability/worker's compensation/unemployment, trust accounts, bank statements, and other sources of regular income. Income documentation requested during the application process must be submitted within twenty-four (24) hours.

Rental History

If an applicant is identified through the screening process as a current or former resident at another CONAM-managed community, the rental history at the CONAM-managed community will be verified. If there is a substantial history of late payments, excluding COVID-related rental debt as that term is defined under Federal or State law, an unlawful detainer judgment in the community owner's favor, or substantial lease violations resulting in the service of a notice, the application will be denied.

Additionally, applications may be denied for the following reasons:


1)	An outstanding debt to a previous landlord

2)	A public record of an unlawful detainer action or an eviction

3)	A breach of a prior lease including failure to pay rent timely and non-compliance with rules, laws, and regulations

Rent Subsidy Applicants

The application screening for applicants with rent subsidies is processed in adherence with federal, state, and local laws.

Guarantors

This community does / does not accept guarantors.

If the community accepts guarantors, they may be accepted for applicants with income or credit-related failures. A guarantor is added only after determining that the applicant does not qualify on their own. One guarantor per household is permissible unless the community is a student housing community and is required to complete an application and pay an application processing fee.

Guarantors must meet a higher financial standard which includes demonstrating the ability to meet the income-to-rent of the household they are guaranteeing, in addition to their mortgage or rent payment. Guarantor income must exceed 5.0 times the rent. Income must be legal and verifiable to be considered. Guarantor income will be verified in the same manner as an applicant.

Guarantor applications are processed the same as applicants as outlined in this rental criteria. An exception is criminal background screening, where it is not considered as guarantors are not granted tenancy rights.

As a guarantor is a person selected to guarantee the applicant’s debt should they default, they are required to execute the Residential Lease Contract and Lease Guaranty Addendum.

Liability Insurance Requirements

This community does / does not require liability insurance. In a community that requires liability insurance, approved households must maintain a $100,000.00 liability insurance policy as a condition of residency. Applicants can obtain a liability insurance policy through the community's preferred provider or the insurance company of their choice. Liability-only policies do not include personal property coverage. It is encouraged that applicants purchase a renter’s personal liability insurance policy so that personal property is covered if unexpectedly damaged or ruined during the tenancy.

Pets

This community does / does not allow pets. In a community that allows pets, applicants must complete an Animal Application and follow the Animal Acceptance Criteria established for the community. Assistive animals for persons with disabilities are not considered pets but require advanced written approval from management.

Smoking Restrictions

This community is / is not a smoke-free community.

This community offers / does not offer smoke-free apartment homes.

If any part or all of the community is smoke-free, the resident, members of the resident's household, and resident guests shall not smoke anywhere designated as smoke-free.

Liquid Filled Furniture

Liquid-filled furniture over thirty (30) gallons must have a $100,000.00 liability insurance policy in place.

Liquid-filled furniture over one hundred (100) gallons will be restricted to the ground floor.

Reapplying


•	A rejected applicant may reapply at any time.

•	An applicant who cancels their application may change their mind and reapply, subject to the community’s waitlist policy. If more than thirty (30) days pass from the cancelation date, the community will not reinstate the rental application or credit/criminal screening report. A new application and application screening fee will be required, and a new credit/criminal screening report will be generated.

Conduct

An applicant may be rejected for conduct displayed during the tour or application process that would violate the lease policies. Examples are but are not limited to offensive conduct or language on or about the premises, threats or physical injury to another person, or any activity that impairs the physical or social environment of the premises.

Applicant Consent and Acknowledgement:

I/We acknowledge that the details of our application will be reviewed, and a consumer credit report, public search, and an investigative consumer report that discloses the consumer's character, general reputation, personal characteristics, and mode of living will be obtained. A copy of any such report(s) will be provided upon request.

I/we, the applicant(s), acknowledge that I/we have received a copy of the rental criteria and consent to allow this community, through its designated agents or associates, to collect my information in accordance with state law and the Federal Fair Credit Reporting Act.

The Fair Housing Act prohibits discrimination in the sale, rental, or financing of housing on the basis of race, color, religion, sex, handicap, familial status, or national origin. Federal law also prohibits discrimination on the basis of age. This institution is an equal opportunity provider and employer.