Rental Application Process
We ask that you review our approval criteria before completing the rental application. If you have questions concerning the criteria or application process, please contact a leasing consultant by email at ApplicantScreening@HendersonProperties.com.
After all required information and application fee(s) have been provided, Henderson Properties will begin processing the application. Processing can take several business days, depending on the timeliness of responses from landlords and employers, as well as the number of applications received for a particular property.
Equal Housing Opportunity
Henderson Properties is committed to providing equal housing opportunities for all applicants and fully complying with the Federal Fair Housing Act. Henderson Properties does not discriminate against any person because of Race, Color, Religion, Sex, Handicap, Familial Status, National Origin, or Age.
Application Fees, Admin Fee & Security Deposit
$75.00 per person age 18 or older. Application fees are non-refundable.
$150 due at time of approval. This fee is non-refundable.
Equivalent to one month’s rent and must be paid by money order or cashier’s check.
Move-in should occur no later than 21 days from the application approval date.
Security Deposit Details
- Payment of the security deposit and signing of the lease rental agreement are required within 24 hours of application approval for the home to be taken off the rental market.
- If move-in does not occur within 21 days of application approval, the home is returned to the rental market.
- Cancellation of the lease may result in the forfeiture of all or part of the deposits paid.
- All units will have their locks changed as part of the move-in process for new residents.
If you cancel your Lease Agreement before the Lease Start Date or fail to take possession after receiving final approval and submitting the required security deposit, a non-refundable Cancellation Fee of $500 will be charged. This fee is deducted from any deposit or pre-paid amounts received, and the balance, if any, will be refunded thereafter.
Credit, Income & Rental History Criteria
Credit Report
A credit report is prepared for all applicants, and the results are factored into a credit scoring model. Applicants must have a minimum credit score of 550.
Examples of unfavorable accounts that could impact the overall credit score include, but are not limited to:
- Unpaid debt, including repossessions, charge-offs, or collections in an amount exceeding $500.00 in the past 3 years.
- Judgments within the last 7 years.
- Late payment history, with no more than 3 late payments within the last year on credit cards or other loans, excluding student loans and medical charges or collections.
- Late payments or collections for two years from a bankruptcy file date, if applicable.
- Eviction filings or evictions in the last 7 years.
Income
- Applicants must have a minimum combined gross income before taxes of 2.5 times the monthly rent.
- Rent plus all long-term debt cannot exceed 50 percent of gross monthly income.
- Verification of income is required. Email income documents to ApplicantScreening@HendersonProperties.com.
Examples of income verification include:
- Consecutive and most recent pay stubs for gross monthly income.
- Bank statements for the most recent 90-day period.
- Social Security or retirement income verification.
- Legal documentation supporting other income, such as child support or alimony.
- A letter of intent to hire from a future employer verifying start date and compensation, where new employment applies.
Verification of income for self-employed, retired, or unemployed applicants may include CPA-prepared financial statements, current and prior-year tax returns filed with the IRS, and two of the most recent bank statements.
Rental History
- Rental history should reflect no outstanding debt to any landlord or management company.
- Acceptable rental payment history means no more than 3 late payments in any 12 months in the last 3 years.
Pet Policy
Acceptance of a pet requires individual property owner approval.
- One-time pet fee: $250 per pet, non-refundable.
- Pet rent: $25.00 per pet, paid monthly in addition to rent.
- Most updated vet records are required.
- A recent picture of the pet is required.
- Breed restrictions apply. The following breeds are not accepted: Rottweilers, Pit Bulls, Chows, German Shepherds, Doberman Pinschers, Presa Canarios, or any mix of these breeds. This list is subject to change.
Co-Signers
Co-signers are accepted for applicants with no prior rental history or who do not meet the required income criteria outlined above.
- Co-signers are screened the same as applicants and must meet all screening criteria.
- Co-signers must sign the rental agreement.
- Co-signers may be relatives or an employer; friends may not serve as a co-signer.
- Co-signers are required to make five times the monthly rent amount.
Property Damage Liability Insurance Coverage
Property damage liability insurance coverage is required under the lease, with a minimum of $100,000 per occurrence for perils including fire, smoke, explosion, water discharge, and sewer backup.
Criminal Screening Criteria
A criminal background check is conducted on each applicant and occupant aged 18 years or older. The application will be denied for criminal offenses that occurred within the timeline identified below, before the application date. All records are evaluated from the date of disposition.
| Offense | Felony on File | Misdemeanor on File |
|---|---|---|
| Crimes against a person, including homicide, murder, robbery, assault, battery, kidnapping, domestic violence, child abuse, spousal abuse, violating an order of protection, abandonment, sexual assault, rape, prostitution, obscenity, molestation, etc. | Declined regardless of the time frame | 10 years |
| Offenses against property, including theft, vandalism, arson, embezzlement, destruction of property, etc. | 10 years | 5 years |
| Offenses involving illegal drugs, including possession of drugs, possession of drug paraphernalia, possession of drugs with intent to sell, sale of drugs, drug trafficking, etc. | 10 years | 5 years |
| Offenses involving firearms, including possession of firearms, weapons, etc. | 10 years | 5 years |
| Offenses involving fraud, including bribery, forgery, falsifying documents, passing bad checks, misuse of official information, etc. | 10 years | 7 years |
| Deferred adjudication and/or adjudication withheld | Approved if off probation/parole for 5 years |
Ready to Apply for a Rental Home?
Please review the application requirements above before submitting your online rental application. For questions about applying, documentation, or application status, contact the Leasing Team at 704-970-4147 or email ApplicantScreening@HendersonProperties.com.