Before anyone applies to rent an apartment home in a Gray Residential managed community, please take the time to review this screening policy. A rental application will be processed on all prospective residents eighteen (18) years of age or older, and a non-refundable application fee will be paid for each applicant. For every lease that all applicants are on, there will also be a non-refundable administration fee charged as well.

Please note that this is Gray Residential’s current rental criteria, and nothing contained in these requirements shall constitute a guarantee or representation by Gray Residential that all residents and occupants currently residing in the community have met these requirements. There may be residents and occupants that have resided in the community prior to these requirements going into effect; additionally, Gray Residential’s ability to verify whether these requirements have been met is limited to the information Gray Residential receives from the various resident credit-reporting services used. It is the policy of Gray Residential to comply with all applicable fair housing laws including those which prohibit discrimination against any person based on race, color, national origin, religion, sex, gender identification, sexual orientation, familial status, and/or disability.
Falsification of Application
Any falsification of applicant's paperwork will result in the automatic denial of application. If an applicant falsifies his/her paperwork, the owner has the right to hold all deposits and fees paid to apply towards liquidated damages.
Applicant(s) must provide one (1) valid government issued forms of identification. Some of our communities may participate in an Identification and Income Verification program. Applicant(s) will have to provide identification and answer questions to provide proof that the identification information matches the Applicant.
Positive Owner/Rental History
  • Applicant(s) not having rental history will pay the highest deposit tier.
  • Any evictions within the last five (5) years must be paid off in full and provide proof that evictions are paid off. Additional fees and/or deposits may be required.
  • Proof of payment will be required if you have ever had an account sent over to a rental collection agency.
  • Applicants will be denied for:
    • Outstanding debt to any landlord(s). Any non-sufficient fund (NSF) check must be paid in full.
    • Breach of lease resulting in negative rental reference.
    • Any foreclosure that has happened within a year of applying.
Occupancy Guidelines
Gray Residential considers anyone (regardless of if the person is on the lease or not (i.e., children)) that occupies an apartment on a full time or part time basis an occupant of that apartment and therefore must adhere to the HUD Standards
Renter’s Insurance
Applicant is required to obtain and maintain renter's insurance at Applicant’s cost for the entire duration of the lease. Applicant’s renter's insurance policy must contain at least $100,000 in property liability coverage and must name the property and its address as additional interest/interested party on the renter's insurance declaration page. If Applicant fails to provide a renter's insurance policy that complies with the guidelines stated in this section, then Applicant will automatically be enrolled into property's renter's insurance program and will be responsible for paying the monthly cost associated with the program.
Apartment Reservation
An apartment will not be reserved until applicant(s) complete and sign the rental application, all qualifying documents are verified by the property’s leasing office staff, applications fee(s) and an administration fee are collected by the property’s leasing office, and the Applicant has completed the identification and income verification. Again, application fee(s) and administration fee are non-refundable even with application denial.
Income Requirements
Applicant(s) household must earn verifiable monthly gross income equal to or greater than three (3) times the total net monthly rent. Income from all applicants of eighteen (18) years or older may be combined to meet this income requirement.
Communities not participating in Checkpoint ID:
  • Employed Applicants: Applicant(s) must provide a copy of the three (3) most recent paycheck stubs for income verification.
  • Self-Employed Applicants: Applicant(s) must provide a copy of their latest Federal Tax Return and business license, as applicable. In lieu of the tax return, the applicant may provide a copy of the last three (3) bank statements showing deposits greater than three (3) times the monthly rent and copies of all 1099's issued to the applicant.
  • Fixed Income: Applicant(s) must submit one (1) or more of the following: the current year supplemental security income (SSI) award letter, benefit letter, the last three (3) months of payment statements for pension.
Fair to Good Credit Record
  • A credit report will be completed on applicant(s) to verify credit ratings. Income plus verified credit history will be entered into a credit scoring model (i.e. RV Index) to determine rental eligibility and fees and/or deposits. Requirements are to have a score of fifty (50) or higher. Unfavorable accounts which will negatively influence this score include, but are not limited to, collections, charge-off, repossession, and current recent delinquency; and open bankruptcies will result in an automatic denial of the application. Medical debt and student loans will be excluded.
If an Applicant needs a guarantor to help qualify the Applicant, the guarantor must provide proof that he/she makes five (5) times the monthly rent, passes the credit scoring model (i.e. RV Index) with a score of sixty-five (65) or higher, and does not have any accounts in bankruptcy or foreclosure within the past seven (7) years of applying, and does not have any accounts with a rental collections agency or been evicted within the past five (5) years of applying.
Pet Application
Every resident will have to complete an application on regardless of whether the resident has a pet or not. If the resident has a pet that does not qualify as an assistant animal or emotional support animal, the resident will have to pay the annual fee that charges. If the resident does not have a pet or has a pet that is classified as an assistance animal or emotional support animal, then the resident will not have to pay the annual fee that charges. The property's one-time non-refundable pet fee ($250) will be charged if the pet is approved through screening. Every resident who has a pet that does not qualify as an assistance animal or emotional support animal will also be financially responsible to pay the monthly pet rent ($35 per pet). If a pet DNA program is not already in place at the property, the property's ownership has the right to implement any pet DNA program and a resident will be financially responsible for paying any fees or fines associated with the pet DNA program.
Criminal Background Check
A criminal background check will be conducted for each applicant and occupant aged eighteen (18) years or more, regardless of if the occupant is on the lease. The application may be denied if an applicant has been convicted of a crime, based on the severity of the crime and how many years ago the applicant was convicted of the crime. All records are evaluated from the date of disposition. An applicant may request this decision be overridden by a committee.
Please remember that the background screening process does not constitute a guarantee or representation that occupants currently residing in the Gray Residential managed community have not been convicted of or subject to deferred adjudication for a felony, certain misdemeanors or sex offenses requiring registration under applicable law. There may be occupants that have resided in the community prior to this requirement going into effect. Additionally, Gray Residential’s ability to verify this information is limited to the information made available to Gray Residential by the resident background reporting services used.