SMART Property Management, LLC is a dedicated fair housing advocate and will assist all persons without regard to race, color, creed, sex, religion, national origin, marital status, familial status, sexual orientation, disability, ancestry or any other protected class as defined by state and federal fair housing laws.

Applicants are screened on a first come, first serve basis based on a FULLY COMPLETED application for the household. An in-person or virtual showing is required to be considered. ALL applications must be submitted IN FULL, with necessary documents to support source of income, housing references and credit references. IN ADDITION, if there are any pets or animals living in the property, a complete registration through petscreening.com must be submitted prior to screening.

SMART Property Management, LLC requires each adult (18+) intending to occupy the premises to complete their own application (*some exceptions do apply). Please be prepared to pay our application fee of $60 for each applying adult. Application fees are non-refundable and are used accordingly:

Colorado Law (HB19-1106) requires that a Landlord provide a written disclosure of costs pertaining to rental application fees before a tenant incurs said costs. The Landlord charges a $60 application fee to ALL applicants. This application fee is applied as follows: 1) $25 fee paid to vendor AppFolio to facilitate AppFolio’s internet-based rental application platform and credit card payment processing; 2) $35 fee charged by Landlord’s property manager to (a) review the rental application, background check and substantiating documentation, if any; (b) if necessary, make further inquiries regarding information which appears on the rental application, background check or documentation; (c) if necessary, request and process additional required information; and (d) render a written decision regarding the rental application.

How Long Does It Take? Generally, 2-3 business days, if your landlord and employer are very responsive. It is not the responsibility of SMART Property Management to pursue and/or investigate missing information.

Action Required: Tell your employer and landlord to expect a call and that they need to respond within 1-2 days.

Upon Approval - Critical Next Steps: Once approved, you will have two (2) days from approval to sign the lease and pay the necessary fees and security deposit to secure the property. Failure to do so will result in the withdrawal of your approval.

 

SCREENING CRITERIA – PLEASE READ CAREFULLY!

Application fees are $60 per applicant and are 100% Non-Redundable

General Statements:

1. Please be available to answer questions and provide information. There are strict guidelines on timing and fairness to other applicants.
2. When you apply, your credit and background will be pulled electronically, and you will be charged immediately. For this reason, application fees are NON-REFUNDABLE.
3. If Applicant(s) make any derogatory or offensive comments, and/or act in a threatening, combative, or disorderly manner, during any phase of the inspection, meeting or application process will result in a denial of your application.
4. Each applicant will be required to qualify individually or as per specific criteria areas. Income will be calculated based on the entire household unless requested otherwise.
5. Inaccurate or falsified information will be grounds for denial of the application.
6. Any individual whose tenancy may constitute a direct threat to the health and safety of any individual, the complex or the property of others, will be denied tenancy.
7. The denial of one applicant will result in the denial of the entire household.
8. Government issued photo ID will be required.
9. Incomplete applications will not be approved.
10. Applicant(s) must be able to enter into a legally binding contract.

Income Requirements:

Gross monthly household income must be equal to or greater than two (2) times the monthly rent. All income must be verifiable. (Verifiable income may mean, but is not limited to: Employment, Bank Accounts, Alimony/Child Support, Trust Accounts, Social Security, Unemployment, Welfare, Grants/Loans and vouchers under the Section 8 Housing Choice Program).

Are You Self Employed? Self-employed individuals will be required to show the previous year tax return (both business and personal) and any business names and corporate filings will be verified through the state. If applicant is earning a wage or drawing a salary from their business, income will be based on pre-adjusted gross income as reported on their personal tax return. If no wage is drawn, four (4) months of bank statements will be required, and the average monthly ending balance will be used to verify monthly income. You must contact our office to supply this information.

Non-Employment Income; Liquid Assets; Other: If non-employment income is being used, the applicant must provide information verifying their right to receive the income and that the obligations of the payor are current. To qualify based on liquid assets, the household must have liquidated assets equal to 12 months of rent.

Inadequate Income: If applicant does not have enough income to reside in the property, then a qualified cosigner could be considered on a case-by-case situation per the approval of the Landlord. See cosigner criteria below.

Rental History/Mortgage Requirements:

• Three (3) or more late RENTAL payments within the previous 12 months of application will result in denial.
• Three (3) or more late MORTGAGE payments within the previous 12 months of application will result in denial.
• Two (2) or more NSF checks within a one-year period will result in denial.
• Five (5) years of eviction free rental history is required.
• A pending eviction action that has not yet resulted in a dismissal or judgment in favor of the Applicant, at the time the application is submitted will be denied.
• Rental history with past due rent or an outstanding balance will be denied.
• Rental history demonstrating lease violations will result in denial.
• A negative referral from either a current or past Landlord will result in the denial of your application(s).

Credit Requirements:

1. ALL applicants must meet a 650 or higher credit score. Applicants receiving government funding assistance are exempt from this credit requirement, however they will be required to provide double the security deposit.
2. An application resulting in no credit score shall require an additional security deposit equal to 50% or higher of stated rental amount or a co-signer.
3. Negative Report: A credit history with negative reports will not be accepted. A “negative report” is any non-medical and non-mortgage item 60 days past due or greater, charge-offs, repossessions, settlements for less than full amount or garnishments.
4. Collections: A report containing a cumulative amount in excess of $500.00 in collections will result in a denial.
5. Judgments & Liens: A report containing a cumulative amount in excess of $500.00 In Judgments or liens will result in a denial.

Criminal:

We will conduct a search of public records to determine whether the applicant or any proposed tenant has charges pending for, been convicted of, or pled guilty or no contest to within the past 5 year to, any: drug-related crime; person crime; sex offense; crime involving financial fraud, including identity theft and forgery; or any other crime if the conduct for which the applicant was convicted or is charged is of a nature that would adversely affect property of the landlord or a tenant or the health, safety or right of peaceful enjoyment of the premises of residents, the landlord or the landlord’s agent. A single conviction, guilty plea, no contest plea or pending charge for any of the following shall be grounds for denial of the rental application.

Cosigner/Guarantor Policy:

A person will qualify as a cosigner if they:

• Meet all the general requirements listed above.
• Have very good established credit with a minimum credit score of 650.
• Have a monthly gross income of three (3) times the stated rental amount.
• Have a credit history with no more than 1 (1) negative reports.

PORTABLE SCREENING REPORT HB23-1099:

1. The prospective tenant has the right to provide to the landlord a portable screening report, as defined in Section 38-12-902 (2.5), Colorado Revised Statutes; and
2. If the prospective tenant provides the landlord with a portable tenant screening report, the landlord is prohibited from:
   * Charging the prospective tenant a rental application fee; or
   * Charging the prospective tenant a fee for the landlord to access or use the portal tenant screening report. This portable screening report MUST be within the previous 30 days of your application.

PET / ANIMAL POLICY AND SCREENINGS:

All Emotional Support Animals MUST set up an account and be ESA verified through petscreening.com. All other pets may require additional screening.

Pet Rent: there is an additional $35 per pet or 1.5%, whichever is higher of the monthly rent per month. ESA’s are exempt.

Increase security deposit of $300. ESA’s are exempt.