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Tenant Selection Criteria & Grounds for Denial

Compliance Disclosure: Texas Property Code § 92.3515

Notice to Applicants: At the time an applicant is provided with a rental application, the landlord must make available the landlord’s tenant selection criteria and the grounds for which the rental application may be denied. By proceeding with this application, you acknowledge you have had the opportunity to review these standards in full.

Statutory Acknowledgment:

Signing this acknowledgment indicates that you have had the opportunity to review the landlord’s tenant selection criteria. The tenant selection criteria may include factors such as criminal history, credit history, current income, and rental history. If you do not meet the selection criteria, or if you provide inaccurate or incomplete information, your application may be rejected and your application fee will not be refunded.

1. Identification & Application Requirements

  • Government-Issued ID: Each applicant age eighteen or older must provide a valid federal, state, or local government-issued photo ID.

  • Complete Application: All application fields must be completed accurately. Incomplete, inaccurate, or unverifiable information is grounds for immediate denial.

  • Application Fee: A non-refundable application fee of $75.00 is required for each applicant.

2. Income & Employment Verification

  • Income Standard: Gross household monthly income must be at least three times (3×) the monthly rent.

  • Verification Method: Income and identity are verified using primary-source financial data when available. Screenshots are not accepted.

  • Self-Employed Applicants: Must provide the most recent two years of signed tax returns and three months of bank statements.

  • Military (JBSA): A current Leave and Earnings Statement (LES) and assignment orders are required. BAH is included as qualifying income.

3. Credit History & Stability

  • Credit Review: A credit report is obtained for every applicant to evaluate payment history and financial reliability.

  • Score Requirement: A minimum credit score of 600 is required for standard approval. Scores of 580 or above may be considered with an additional deposit, risk fee or a guarantor based on other qualifications.

  • Automatic Denial Grounds:

    • Any open collection or judgment from a landlord, property management company, or utility provider.

    • Any active or open bankruptcy proceeding.

    • Discharged bankruptcies less than two years old or without re-established credit history.

    • A documented history of unpaid child support or open federal tax liens.

4. Previous Rental History

  • Verifiable History: A minimum of one year of verifiable rental or mortgage history from an unbiased source is required.

  • Evictions and Lease Violations: Any eviction filing, broken lease, or documented property damage claim within the past seven years results in automatic denial.

  • Prior Landlord Feedback: Negative references regarding lease violations, unauthorized occupants, or repeated disturbances are grounds for denial.

5. Application Order & Processing

  • Order of Review: Applications are processed in the order received once all required documentation has been submitted and verified.

6. Criminal History Standards

  • Individualized Assessment: Criminal history is evaluated in accordance with federal Fair Housing guidance and Texas law, with emphasis on convictions rather than arrests.

  • Denial Thresholds: Convictions within the past seven years for felonies involving violence, kidnapping, death, arson, sexual offenses, or drug manufacturing or distribution.

  • Sex Offender Registration: Any applicant subject to a state sex offender registration requirement is grounds for denial.

7. Animal & Asset Preservation Screening

  • Mandatory Profile: All applicants, including those without animals, must complete a profile at forleaseclover.petscreening.com.

  • Restrictions: Animals restricted by standard insurers or with a documented bite history are not permitted.

  • Assistance Animals: Verified service and support animals are exempt from pet fees in compliance with the Fair Housing Act.

8. Grounds for Denial & Conditional Approval

Automatic Grounds for Denial

Applicants will be denied for the following or similar reasons:

  • Application Integrity: False, inaccurate, or incomplete applications.

  • Rental History: Evictions, judgments related to rental residency, tax liens, or unpaid rent/broken leases within the last seven years.

  • Financial Judgments: Unpaid child support or current/active bankruptcy proceedings.

  • Criminal History: Felony convictions where the applicant has been out of prison or jail less than 5 years; multiple felonies; or convictions for physical or violent crimes, domestic violence, or the manufacture of illegal substances.

  • Public Safety: Appearance on any sexual offense or terrorist database.

Conditional Approval Requirements

Applicants may be required to pay an additional security deposit (up to 2× rent) or provide a qualified guarantor for the following reasons:

  • Income/Credit: Insufficient verifiable income or credit scores between 580 and 600.

  • Financial Patterns: Excessive late payments, NSF (Non-Sufficient Funds) history, or excessive credit collection balances.

  • Residency Issues: Foreclosures or bankruptcy filings older than two years but less than five years old.

Special Considerations

To ensure consistent risk management and compliance with property standards, potential applicants in the following categories must contact our office for a preliminary review before submitting a formal application:

  • Applicants in the adult entertainment industry.

  • Applicants working or studying in the practice of law or related legal fields.