Leasing Information

HOKOLD DEVELOPMENT LEASING POLICIES

Our community supports equal housing opportunity, including the Fair Housing Act as amended, and does not discriminate in housing based on race, color, religion, sex, sexual orientation, national origin, familial status or disability. In addition, many state 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 may result in denial of residency and loss of application deposit as liquidated damages for our time and expense.

Hokold Development, LLC requires all applicants to meet the following criteria in order to qualify for any of our affiliated housing communities:

  • Applicants must be 18 years of age or older unless deemed to be an adult under applicable law with respect to the execution of contracts.
  • Everyone over the age of 18 that will be residing in the apartment must apply and be approved.
  • You must be currently employed for two (2) months locally, or provide proof of other verifiable monthly income that meets the qualifications.
  • Your total household monthly income must be two and a half (2.5) times the amount of the rent.
  • Co-signers or Guarantors are only accepted for full-time students.
  • All applications must be signed in the presence of a leasing agent

Identification: All applicants must provide a valid driver's license or other government issued photo identification such as passport, military or state issued identification card. Valid picture identification is required to view an apartment.

Income: Gross income for all applicants in one apartment home will be combined and entered into the credit scoring model for income eligibility. All applicants will be asked to produce consecutive and most recent pay stubs for the last 1 month from application date. Applicants must have a minimum combined gross income of 2.5 times the monthly rent. Additional sources, other than employment, of verifiable income may be considered. These sources may include but are not limited to: child support, grants, pensions, disability, trust funds, social security and savings accounts. (The applicant must supply 3 current consecutive months of bank statements if any of the additional sources of income listed above cannot be provided directly from the supplier).

Self Employed: Such applicants must provide the previous year's income tax return and the previous two month's bank statements, or twelve months of financial statements. If applicant is to begin work shortly, the applicant must provide a "letter of intent" to hire from the employer as well as documentation of monthly income. Some credit scoring results will necessitate further income verification. In such instances, verification with the employer may be completed or applicant may be asked to produce additional financial statements/records.

Credit Screening: An applicant with an unsatisfactory credit report may be denied. Excessive collection accounts, including utility accounts (regardless of status) may result in denial of the rental application. Student loans and medical accounts will be excluded. Bankruptcy, repossession or unresolved tax liens will negatively impact the credit screening and may result in denial of the application. Rental Housing evictions within the last 7 years will result in denial of the application. Rental Housing collections or debt must be paid in full and proof provided at the time of the application.

Rental History: Negative rental history such as evictions, NSF or late payments and failure to adhere to the policies and regulations of the community or management company will result in denial of the application. References that indicate prior landlord would not re-rent to applicant due to a lease violation will result in denial of the application.

Occupancy Standards: Occupancy of the apartment is limited to those persons listed on the lease. Residents who exceed these occupancy standards, will be required to either transfer to a larger unit or move out. The following occupancy standards apply based on 2 persons per bedroom, plus one per apartment. Some units may vary based on square footage.

  • One Bedroom - Three Occupants
  • Two Bedroom - Five Occupants
  • Three Bedroom - Seven Occupants
  • Criminal History: A criminal background check will be conducted for each applicant and occupant age 18 years or more. The application may be denied for any of the following reported criminal related reasons that have occurred within the timeline identified below prior to the application date regardless of the applicant's age at the time the offense was committed. All records are evaluated from the date of disposition.

    Offense Felony Misdemeanor
    Crimes against a Person or Property 7 years 5 years
    Drug Related Offenses 7 years 5 years
    Theft or Fraud by Check Related Offenses 7 years 5 years
    Prostitution Related Offenses 7 years 5 years
    Weapons Related Offenses 7 years 5 years
    Cruelty to Animals Related Offenses 7 years 5 years
    Any Other Felony Offense (ex: traffic, DUI) 7 years 5 years
    Sex Related Offenses Declined Regardless of Time
    Terrorism Related Offenses Declined Regardless of Time

    Offense
    Deferred Adjudication and/or Adjudication Withheld Off probation/parole for 5 years
    Active Status on Probation and Parole Off probation/parole for 5 years
    Pending Cases and/or Arrest Warrants Approved
    Pre-Trial Intervention/Diversion Approved

    Please remember that this requirement does not constitute a guarantee or representation that residents or occupants currently residing in our community have not been convicted of or subject to deferred adjudication for a felony, certain misdemeanors or sex offenses requiring registration under applicable law. Our ability to verify this information is limited to the information made available to us by the resident credit reporting services used.

    If an applicant has a criminal record returned, Hokold Development, LLC will use the following Criminal Conviction Review Process:

    Owner/Agent will engage in an individualized assessment of the applicant's, or other proposed occupant's, convictions if applicant has satisfied all other criteria (the denial was based solely on one or more convictions) and:

    1. Applicant has submitted supporting documentation prior to the public records search; or

    2. Applicant is denied based on failure to satisfy these criminal criteria and has submitted a written request along with supporting documentation. Supporting documentation may include:

    Letter from parole or probation office;

    Letter from caseworker, therapist, counselor, etc.;

    Certifications of treatments/rehab programs;

    Letter from employer, teacher, etc.

    Certification of trainings completed;

    Proof of employment; and Statement of the applicant.

    Statement of the applicant.

    Owner/Agent will:

    1. Consider relevant individualized evidence of mitigating factors, which may include: the facts or circumstances surrounding the criminal conduct; the age of the convicted person at the time of the conduct; time since the criminal conduct; time since release from incarceration or completion of parole; evidence that the individual has maintained a good tenant history before and/or after the conviction or conduct; and evidence of rehabilitation efforts. Owner/Agent may request additional information and may consider whether there have been multiple convictions as part of this process.

    2. Notify applicant of the results of Owner/Agent's review within a reasonable time after receipt of all required information.

    3. Hold the unit for which the application was received for a reasonable time under all the circumstances to complete the review unless prior to receipt of applicant's written request (if made after denial) the unit was committed to another applicant.

    Guarantors

    Guarantors will be accepted for full-time students only who do not meet the required rent-to-income ratio or are denied on credit. Only one guarantor per apartment is permissible. The guarantor will be required to complete an application and pay a full application fee. Guarantors must have a gross monthly income of 4 times the monthly rent and meet all other qualifying criteria identified in this screening policy. Guarantors may be relatives or an employer; friends may not serve as a Guarantor.

    Vehicles

    Two vehicles are allowed per apartment. Vehicles must be operational and have current registration and inspection. Boats or trailers are not allowed at any time.

    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 our 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 the Property Manager at the location in which you are applying for housing. The Property Manager will respond to your request within 72 business hours after receipt.

    This property does not accept comprehensive reusable tenant screening reports.