-Read First Before Applying-​​

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BEFORE YOU APPLY - PLEASE READ THE FOLLOWING BASIC SCREENING POLICIES

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Company: MySmartLease.Com

Purpose: To apply a fair, consistent, and objective screening process for all applicants while protecting property owners, residents, and the rental property. If you continue by hitting the “I accept” button below, then this serves as your copy of the application process and policy as of 05/01/2026.    

----Application  Fee is $45.00 ----

 

1. Equal Housing Opportunity

We comply with all federal, state, and local fair housing laws. Applications are evaluated without regard to race, color, religion, sex, national origin, disability, familial status, age, marital status, sexual orientation, gender identity, source of income, military/veteran status, or any other protected classification.

Housing discrimination is illegal in nearly all housing, including private rental housing.

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2. Who Must Apply

Every person 18 years of age or older who will reside in the property must complete a separate application, provide valid identification, and authorize screening. This is consistent with common professional property-management criteria.

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3. Application Order

Applications will be reviewed in the order they are completed and received. The first applicant or applicant group that fully satisfies the written rental criteria may be offered the property, subject to final owner approval where applicable. If you are not processed, your application fee will automatically be refunded within 30 days by the credit processing company.

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4. Income Requirement

Applicants must demonstrate verifiable lawful income sufficient to support the rental obligation.

Standard Qualification:
Household gross monthly income should generally exceed 2.5 times the monthly rent.

Acceptable income may include:

• Wages or salary

• Self-employment income

• Retirement income

• Disability income

• Social Security

• Pension income

• Child support or alimony, if the applicant chooses to disclose it

• Housing assistance or voucher income

• Government benefits

• Other lawful, verifiable income

• ​US Sourced Income only considered verifiable

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5. Housing Vouchers / Subsidized Income

Applicants using Section 8, Housing Choice Vouchers, or other lawful rental subsidies will be considered fairly and consistently.

For California properties, income qualification must be based on the applicant’s ability to pay their tenant portion of rent, not necessarily the full contract rent. California Civil Rights guidance states that housing providers may screen applicants, but must consider lawful verifiable income and cannot treat applicants differently because they receive housing assistance.

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6. Credit Standards

Credit history will be reviewed to evaluate payment responsibility, debt load, collections, rental debt, bankruptcies, and overall financial reliability.

Suggested standard:

• 650+ credit score: Generally approvable if all other criteria are met.

• 600–649: May be conditionally approved with additional deposit, higher income, or qualified guarantor.

• Below 600: Denied

Automatic or likely denial may occur for:

• Open bankruptcy

• Unpaid landlord or utility debt

• Recent eviction judgment

• Multiple unpaid collections suggesting inability or unwillingness to meet obligations

• Falsified identity, income, or rental history 

                          

7. Rental History

Applicants should demonstrate a positive rental history, including:

• Timely rent payments for 2 years

• No unresolved landlord debt

• No serious lease violations

• No history of property damage beyond normal wear and tear

• Proper notice given when vacating prior rentals

• Positive or neutral landlord references

Possible denial factors:

• Eviction within the past 5–7 years

• Unpaid landlord balance

• Repeated late payments

• Unauthorized occupants or pets

• Documented nuisance, threats, or property damage

• Inability to verify rental history

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8. Employment / Income Verification

Applicants may be asked to provide:

• Three recent pay stubs

• Bank statements

• W-2s or 1099s

• Offer letter for new employment

• Benefit award letters

• Court orders or payment history for support income

• Employer contact information 

 

9. Self-Employed Applicants

Self-employed applicants may qualify by providing:

• 2 Most recent completed and filed tax returns

• 3–6 months of bank statements

• 1099s

• Profit-and-loss statement

• CPA letter, if available

• Business license or proof of active business, if applicable

 

10. Criminal Background Review

We do not accept crimes against person(s) or property.

 

11. Occupancy Standards

Unless state or local law requires otherwise, occupancy is generally limited to:

Two persons per bedroom plus one additional occupant.

Example:
2-bedroom home = up to 5 occupants.

Reasonable accommodation requests will be considered when required by law.

 

12. Pets and Animals

See Pet Policies and separate application below.

 

13. Guarantors / Co-Signers

A Co-Signer may be accepted when an applicant is otherwise close to qualifying but does not fully meet income, credit, or rental-history requirements.

Co-Signer standards:

• Credit score of 700+

• Gross monthly income of at least 4 times the monthly rent

• Verifiable income and identity

• No open bankruptcy

• No landlord debt or eviction history

• Willingness to sign guarantor agreement

 

14. Grounds for Denial

An application may be denied for:

• False, misleading, or incomplete information

• Inability to verify identity

• Insufficient verifiable income

• Excessive debt relative to income

• Poor rental history

• Recent eviction or unpaid landlord debt

• Open bankruptcy

• Serious criminal history relevant to tenancy risk

• Prior damage to rental property

• Unauthorized occupants or animals

• Refusal to provide required documentation

• Failure to pay the required move-in funds

• Failure to sign the lease within the required timeframe

 

15. Conditional Approval

Applicants who do not fully meet all criteria may still be considered with one or more conditions, where lawful:

• Increased security deposit 

• Qualified guarantor, e.g., Deposit / Rent Guaranty Company of our choice

• Additional income documentation

• Potential Owner approval

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(Please note that if Deposit insurance  is required, they will require a simple application/information and soft credit pull to qualify and prepare the file for the insurance approval. If Deposit insurance firm declines the application, then the file is considered declined)

 

16. Move-In Funds

Before possession is granted, approved applicants must provide:

• Signed lease

• Security deposit

• First month’s rent

• Pet fees/deposits, if applicable

• Proof of renter’s insurance

• Utility transfer confirmation, if required

• Guarantor Documents completed and premium paid if required.

*No keys will be released until all required funds are paid in certified or approved form.

 

17. Renter’s Insurance

Residents are required to provide and maintain renter’s insurance. (PRIOR TO MOVE IN) The owner’s insurance does not cover the tenant's personal property, temporary relocation, or tenant liability. Note, there will be contract language discussing this further within the rental / lease agreement.

 

18. PET POLICY - Pets are considered on some properties.  All pets must have a current valid License and photo. (Certain Breeds are not allowed as per insurance company list. Animals used to assist the disabled and handicapped are always welcome with proper documentation.) Pet Rent is $25 per month per pet, 2 pet maximum.

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19. If you are approved, then you will be required to have a hold deposit agreement signed and returned with certified funds eg., Cashiers Check within 48 hours of approval.  Credit manager may move on to next tenant if deposit is not received, unless otherwise agreed to in writing by the credit manager.

 

19. Policy Statement

MySmartLease.Com evaluates every application using written, objective, and consistently applied standards. Our goal is to place qualified residents who demonstrate the financial ability, rental responsibility, and personal reliability necessary to care for the property and meet the obligations of the lease.

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Updated  05/12/2026