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Garden city Esates, LLC Rental Criteria Terms and Conditions

  • This document details the Resident Selection Criteria for Garden City Estates (“GCE”). It may be revised, modified, or updated at any time by GCE at the discretion of GCE. Applicants applying to homes governed by homeowner’s associations (“HOAs”) or municipalities may be subject to additional qualification criteria based upon HOA regulations or municipal ordinances.

GCE offers reasonable accommodations for any individual with a disability who needs assistance with touring and visiting a prospective home or with assistance during the application process. Please call (678)609-8577 or email info@gcehomes.com  and a GCE Homes team member will be happy to help you. Listed features may not be accurate; confirm details with a leasing representative.

Application

  • All adults, 18 years of age, or considered an adult under state law, are required to complete an application in its entirety;
  • All occupants applying for the property must reside in the property. We do not accept guarantors as additional applicants;
  • By acknowledging the terms and conditions outlined in the GCE rental criteria, the Applicant confirms all information provided is true and accurate. Any falsification, fabrication, or untruthful answers and supporting documentation shall result in an automatic denial;
  • Applicants are required, unless otherwise noted, to pay a $35 non-refundable application fee to start the qualification processes and a separate $35 non-refundable fee to authorize a background check and credit report; Properties may not be held off the market for greater than ten (10) days, unless a GCE representative approves an extension;
  • Applicants of pre-leased properties need to complete taking possession of their home, assuming it has been accepted after the tour when made ready, within 7 days of notification of the home being made ready, unless a GCE representative approves an extension.
  • Upon Applicant approval, Leases are required to be signed within 24 hours of generation. In the event Lease is not signed within the 24-hour time Garden City Estates may elect to cancel the application and place the home back on the market. A non-refundable Administrative fee is required upon move in, price varies per market;
  • Non-US Citizen applicants will be subject to all qualifications outlined in the criteria and required to verify you are lawfully in the United States, proof of your right to be in the U.S. does not expire during your Lease term and providing a U.S. Immigration and Naturalization Service (INS) document such as a Form I-551, Form I-766, Form I-94;
  • Approved applications are valid for thirty (30) days, after that time period, all Applicants must provide written consent for additional screening, credit checks, income verification, and re-qualification for a property managed by Garden City Estates LLC. 

Resident Qualification Criteria

Any application that provides falsified or incorrect information may be subject to automatic disqualification. If an Applicant falsifies their application or supporting documentation, Garden City Estates has the right to hold all deposits and fees paid to apply towards liquidated damages.

Standard Occupancy Guideline

The maximum occupancy for Garden City Homes LLC  properties is two persons per bedroom, plus one additional occupant per home. Occupancy standards may vary by region based on local city, county, and state laws.

Age

  • All persons 18 years of age occupying the property are required to complete an application.
  • All persons occupying the property must be identified in the application; this includes all minors under the age of 18.

Credit

  • All applicant’s credit history enters a scoring model to determine a SafeRent Score for each application. The SafeRent Score is determined from an analysis of information found in each applicant’s consumer credit report, application, and previous rental histories (if applicable). Consumer reports may include but are not limited to payment history, bankruptcies, number and type of accounts, collection activity, outstanding debt and credit inquiries. In addition, the scoring process includes income-to-rent ratio, eviction records, and subprime credit records.
  • An applicant’s security deposit is determined by the SafeRent Score of the applicant and may result in an increased security deposit for approval.
  • Current Open Bankruptcies (Chapter 7 or 13) will result in an automatic denial.
  • Applicants are subject to further verification at the request of a GCE representative.
  • For applications in the state of Illinois: Applicant(s) does hereby consent upon completion and meeting the criteria of a credit and rental history screening, a criminal background report will be processed by Garden City Estates, LLC to complete screening of the consumer information report.

Garden City Homes uses the Identity and Fraud Services of Zillow rental manager. Applicant acknowledges that nonpublic consumer information, provided on the Rental Application and which is defined under the Gramm Leach Bliley Act (“GLBA”) (15 U.S.C. §6802(e)) or its implementing regulations (“NPI”), may be shared with Zillow and SafeRent Solutions, LLC, and consents to the use of this NPI for the purposes of identity verification and fraud prevention.”

Applicant hereby consents to receive SMS text messages from or on behalf of Garden City Estates at the telephone number provided by Applicant. Applicant understands that consent is not a condition of receiving service and that Applicant may revoke consent to receive SMS text messages at any time. Applicant further understands and agrees that any text messages received may be sent by an auto dialer. SMS text message fees may apply

Security Deposit

  • Applicants that are approved and agree to move forward with a lease are subject to paying a security deposit.
  • Security deposits may vary depending on the market, and SafeRent Score.
  • If application is denied due to falsified information and/or documents provided and a security deposit has been paid, the security deposit will be forfeited. 

Income

  • Household income requirements are based upon the market, SafeRent Score, and other qualification factors within the application process and should be a minimum of 2.5 times the monthly rent.
  • If a household has more than three (2) Applicants, Landlord will use only the 2 highest qualified incomes in calculating the combined household income.
  • Employment: Applicants are required to provide proof of income for the past four (4) consecutive weeks unless otherwise advised by a representative of Garden City estates LLC. The most recent proof of income must be dated within the last 15 days of the date of application. (Applicants paid on a monthly basis will be asked to supply two (4) months’ worth of income for consistency of pay evaluation). Garden City Estates may request additional proof of income if documents provided are insufficient. Any falsified documents will result in a denial.
  • Additional Income Sources: Social Security Benefits, Child Support, Alimony, Disability, Retirement, Pensions, VA Benefits and Bank Statements (complete) are accepted. Items containing redacted or otherwise altered information are subject to additional verification and may be denied. 
  • All income should be verified and evidenced by the source of income. If income is not verifiable. Garden City Estates may request additional information for verification of income at any time.
  • Job Transfer/New Role: Applicants with an offer of employment or transfer of role from their existing employer are required to provide an Offer Letter or Transfer Letter on employer letterhead confirming terms of compensation and start date. The letter should be signed and dated by the offeror.
  • Proof of income being made in the state you are wishing to rent a home is required. Examples include but are not limited to the state taxes shown on your pay statements, an offer letter or transfer letter confirming you are beginning a new role in that state, or proof that you are a remote employee.
  • Applicants that provide any false, counterfeit, or other fake documentation are subject to denial, even if discovered after approval.

Rental History

  • Prior Evictions, filed or enforced, may result in an automatic denial of the application.
  • Any outstanding debt or judgment owed to any prior landlord may result in a denial. 

Criminal History

  • Each Applicant is subject to a criminal background check.
  • Criminal background screening is broken into the following categories 1) Crimes Against Persons, 2) Property, and 3) Society. Criminal histories presented through applicant screening reports pertaining to weapons, drugs, violence, or any other act that poses a threat to household, neighborhood, vendors, GCE employees, or the physical property itself, may result in a denial. Criminal history will be assessed on the risk to persons or property by an applicant including but not limited to the type of crime; the severity of the crime; circumstance of the crime; and the length of time since the crime occurred.
  • Denied Applicants may dispute any wrongful record claims by contacting Zillow rental manager and following process as outlined in their action letter and Zillow Rental Manager. 
  • Criminal background screening is also governed by federal, state or local laws which regulate Garden City Estates screening processes.

OFAC-Office of Foreign Assets Control

An Office of Foreign Assets Control (OFAC) search is completed for each Applicant. If Applicant appears on the OFAC list, the application will be denied.

Pets

  • Unless Garden City Estates provides written approval, for the safety of other residents No Pets over 30 pounds or outside pets are allowed on the property. 
  • Applicants are required to pay a non-refundable pet fee of $400, per each pet; and where applicable, monthly pet rent of $50 per pet in the home.
  • Unless deemed restricted by local city or county ordinance, small pets are allowed.
  • Restricted breeds include Akita, American Bulldog, American Pit Bull Terrier, Belgian Malinois, Bull Mastiff, Chow, Doberman Pinscher, German Shepard, Bergamasco Shepard, Caucasian Shepard, Alaskan Malamute, Great Dane, Husky, Pit Bull, Presa Canario, Rottweiler, Staffordshire Terrier, Wolf, or any mix of the listed breeds.
  • Dangerous or poisonous animals are not permitted as a pet.
  • Fish tanks are limited to 20 gallons. No pet fee or pet rent is required for fish.
  • Assistive Animals for persons with disabilities are not considered to be pets and are not subject to the pet restrictions bestowed in this section.

Vehicles

  • No more than four (4) vehicles are permitted on the Premises, Vehicles must remain on driveway pads at all times, no vehicles can be parked on grass, 
  • Vehicles must be operational and have current and valid registration based upon state law. 
  • Vehicles must always remain on driveway pad, no vehicles can be parked on grass. If cannot park on pad vehicle cannot be on premises. 

Renters Insurance

  • Garden City Estates LLC requires residents to obtain and maintain rental insurance in an amount no less than $100,000 for Property Loss and Personal Liability Insurance coverage. In addition, Garden City Estates requires “Garden City Estates, LLC” to be named as a “Party of Interest” or “Interested Party” (or similar language as may be applicable based upon the insurance company) on the renter’s liability insurance policy. Proof of this coverage is required at lease renewal or time of possession. Keys will only be given with proof of fully paid insurance for the full term of the lease.
  • If you fail to purchase Renters Insurance, you will be charged a monthly $19.95 non-compliance fee and this fee is NOT a substitute for Renters Insurance coverage. 

Denied Applications

  • If an Application is denied, Garden City Estates or Garden City Estates agent shall notify the applicant within ten (30) days, or upon written request of the Applicant, with the basis for the denial.
  • If the application is denied, applicants(s) consent to disclosing the basis and the personal information to all co-applicants, which may include but is not limited to credit reports, income verification, criminal history, or other negative reasons which may contain personal information.
  • If an applicant submits fraudulent information for application screening, the applicant will forfeit security deposit, fees, and any move-in funds. 

Application Does Not Create a Lease

This application, even if accepted, shall under no circumstances be considered a lease agreement between Applicant and Garden City Estates, nor an offer to lease, and does not create a landlord/tenants relationship. No lease shall exist between an Applicant and Garden City EstatesF unless and until the parties enter a fully executed Lease Agreement conditioned on the Applicant paying all required fees, security deposits, and rent.

Application Does Not Create a Lease

  • Delay of Possession By Landlord.

If Landlord is unable to deliver Possession of the Property within ten (10) days after the Start Date, Resident may terminate this Lease by giving written notice to Landlord before the Property is made available for occupancy by Resident, and Landlord will refund the Security Deposit and any Rent paid. Landlord may cancel this lease agreement at any time prior to Resident taking Possession (“Cancellation”). Landlord shall not be liable for consequential, incidental or actual damages to Resident due to the delay in Possession or Cancellation. Notwithstanding the foregoing, Resident shall not have the right to terminate this Lease because of delays not impacting the habitability of the Property, including but not limited to, cleaning or make-ready work, and cosmetic defects.

  • Resident’s Refusal to take Possession.

If Resident refuses to take Possession of the Property after being made available by Landlord, Landlord’s obligations under the Lease cease and Landlord shall retain Resident’s security deposit, application fee, pre-paid rent, lost rent damages, or any other fee contained herein, as well as, all other monies collected by Landlord. Landlord’s acceptance of any monies does not waive Landlord’s right to exercise other remedies available per the Lease or state and local law.

  • Late, Attorney, Letter and Evictions Fees 

Late fee of $50 will be charged on the 5th of every month for late payments. If the payment is still late on the 8th, an additional $40 fee will be charged for sending a default letter to the resident. If the payment is not received by the 15th of the month, a fee of $125 will be charged for an attorney to send out a certified letter of default and initiate eviction proceedings. On the 22nd of each month, if the rent and fees are not received, eviction will be filed against the resident. These fees and deadlines are final and will be enforced. We kindly ask all residents to ensure timely rent payments.

© 2023 Garden City Estates.