Tenant Qualification Requirements


last updated: 1/12/2023

Thank you for your interest in Sylvan Homes. Our qualifying criteria is outlined below. Please read these requirements thoroughly prior to application. Application fees are non-refundable.

APPLICATION DOES NOT CREATE A LEASE. This application, even if accepted, shall under no circumstances be considered a lease agreement between Applicant and Landlord, or an offer to lease. No lease shall exist between Applicant and Landlord unless and until the parties enter into a formal Lease Agreement and Applicant pays all required fees, deposits and advance rent. Please be advised that Sylvan’s minimum lease term is 12 months.

AUTHORIZATION. By applying, applicant authorizes Sylvan Homes, LLC to verify your background, credit and rental history from all reporting agencies.

  1. Applicant will submit 1 form of valid photo ID
    1. Acceptable forms of ID include
      1. State issued DL or ID
      2. US Passport
      3. US Permanent Resident Card
      4. US Military ID (front and back required)
      5. Valid Foreign Passport + US issued work visa
  2. Applicants gross monthly income must equal to or exceed 3x total rent. Occupant guarantors must show a gross monthly
    income equal to or exceeding 3x total rent. Non-resident guarantors must show a gross monthly income equal to or exceeding 5x
    total rent.

    1. Required income documentation:
      1. Employed
        1. 30 days most recent pay stubs
        2. 60 days most recent bank statements if paid by direct deposit
        3. 90 days most recent bank statements if you do not receive paystubs or direct deposit
      2. New Job
        1. Offer letter on company letterhead including hourly rate or salary, start date + any stubs to date, and signed by employer
        2. Employment must be verified
      3. Self Employed
        1. Business must be in operation for a minimum of 6 months
        2. 5 months most recent bank statements from personal account and 5 months most recent bank statements from a business account (showing how you are consistently paid through the business to your personal account).
        3. Copy of active business license
      4. Retirement, Social Security, Disability, GI Benefits, Alimony, Child Support, and other forms of fixed income (1)
        1. Active issuing agency documentation (award letter, statement)
        2. 90 days most recent bank statement
      5. Financial Aid
        1. Formal documentation showing room and board allowance
        2. Documentation must be active
  3. Applicant Screening
    A background screening will be completed on all applicants to verify credit worthiness. A credit report will be obtained on all applicants to verify credit ratings. Income plus verification of credit history will be entered into a credit scoring model to determine rental eligibility and security deposit levels. This credit scoring model will include positive and negative payment history for lines of credit, usage of credit, credit history, credit availability, and inquiry history. Unfavorable accounts which will negatively influence this score include, but are not limited to collections, foreclosures, charge-off, repossession, absence of credit, and current delinquency. Your approval is determined by credit score and rent score based on the criteria listed in this section. The rental score is determined from an analysis of information found in each applicant’s consumer credit report, application, and previous rental history. Our application process also includes identification verification which can be sent to applicants via text or documents can be uploaded, income verification, criminal background check, and rental history verification.Applicants with no FICO score may be considered with a qualifying non-resident guarantor with a gross monthly income of 5x total rent, pay 1.5 months security deposit, and the guarantor must have a minimum 620 FICO score. In addition, in today’s competitive marketplace, it is common to have more than one application on any given home. In this instance, the landlord will choose the best suited applicant based on qualifications. If your application is not selected, you will still be qualified for another Sylvan Home of similar price range, with no additional application fees required for 60 days. Please note, application fees are non-refundable in the event of multiple applications received on any home regardless of the outcome.
  4. Criminal History
    1. All applicants with previous felony convictions of a violent or sexual nature as well as fraud related offenses are
    2. Registered sex offenders are denied
    3. Some felony convictions within a specified period based upon the severity, recidivism, and remoteness of the crime as
      outlined on crime safety grid may be denied.
    4. Multiple misdemeanors within a specified period based upon severity, recidivism, and remoteness as outline on crime
      safety grid may be denied.
  5. Credit History
    1. No evictions or multiple fillings within last 3 years; older cases require applicant to provide debt satisfaction letter or other proof of payment
    2. No open bankruptcies
    3. Any outstanding creditor debt or liens may be cause for denial without proof of satisfied judgement or payment plan in good standing
  6. Pets/Animals
    1. Sylvan welcomes up to a maximum of 2 animals per household. A pet/animal is defined as a dog, cat, fish, and small caged domestic animals.
    2. There is a $250 non-refundable pet fee, per pet. There is no charge for a Service Animal or Emotional Support Animal.
    3. Sylvan does not allow exotic, farm, wild or venomous pets. The following dog breeds are not permitted as pets: Pit Bulls, Bulldogs (not including French bull dogs), American Bull Terriers, American Staffordshire Terriers, Rottweilers, Doberman, or any breed mix of the aforementioned. Some dogs may require letter from licensed veterinarian verifying non-violent behavior.
    4. Weight and size restrictions may be evaluated on a case by case basis, dependent on property size.


    • All pet owners must complete and abide by the Pet Section 14, as part of their lease.
    • Evidence of Renters Insurance coverage, which includes additional dog bite liability

    Service Animal Policy
    Sylvan complies with all requirements under the American’s with Disabilities Act and Fair Housing Act regarding Service Animals and are exempt from any rent, fees, deposits, and insurance requirements.

    Emotional Support Animals (ESA) Policy
    Sylvan complies with all requirements under the American’s with Disabilities Act and Fair Housing Act regarding Service Animals and are exempt from any rent, fees, deposits, and insurance requirements.

  7. Holding Fee/Deposit
    1. The holding fee is determined by credit score and rent score. Up on approval you will be notified if we require a fee equivalent to 1 month rent or 1.5 month’s rent.
      1. If you are required to pay 1.5 months rent the following is also  required:
        • Must prove employment for 12 months or longer in the same job @ 3X income.
        • Current landlord must provide proof of timely payments for previous 6 months.
    2. Properties are leased on a first come – first-served basis.  Holding fee must be paid online through one of these preferred methods:
      1. Resident prospect may pay online through the Sylvan Homes portal with credit or
        debit card or with a valid bank account. Instructions provided at approval.
      2. Resident prospect may pay at the nearest approved payment center.
        • In order to pay through an approved payment center, you will need a voucher certificate. Instructions for accessing a payment voucher are provided at approval.
      3. Approved applicant has a total of 14 days to start the lease period and pay remaining monies owed including 1st month rent and any prorated amount due as determined by lease start date. Holding fee is non-refundable.
      4. Holding Fee will become the Security Deposit upon lease start date.
      5. PAYMENT MUST CLEAR PRIOR TO RECEIVING KEYS TO THE PROPERTY. Therefore, payment-in-full must be made a minimum of 7 business days (if paying electronically) or pay CASH with a voucher certificate prior to your scheduled move-in date to avoid delays.
  8. Other
    1. Desired move-in date must allow a minimum of 5 business days from notice of approval.
    2. Housing Vouchers must be active for a minimum of 30 days or applicant will be directed to the Housing Authority to request an extension prior to application.
    3. Occupancy guidelines allow 2 people per bedroom + 1 or in accordance with local/state laws where applicable.