Application Qualification Policy

HOLDING FEE:

You may pay the Holding Fee after at least one person from your household applies or after your application is approved. Unless otherwise noted, the Holding Fee equals one month’s rent and applies to the security deposit upon signing a lease. A Holding Fee Receipt will be sent to you after processing the payment. After electronically signing the Holding Fee Receipt, the property will be unlisted and reserved for your move-in.

All future occupant and/or co-signer applications must be submitted, along with requested information and documentation, within 24 hours of paying the Holding Fee. This allows us to calculate your combined income. The lease must be signed within 14 days of placing the Holding Fee, and the tenant(s) must move in unless the unit is unavailable within that timeframe. If you need to reserve the home for longer than 14 days, you may request a 30-day Holding Fee Receipt for an additional fee.

The Holding Fee is non-refundable after one business day from the time received unless the applicant is denied.

If you have a voucher assistance program (such as Section 8 or housing voucher), you are eligible to place a Holding Fee upon submitting an application and all other terms apply to this Holding Fee policy; please note that the required voucher paperwork and inspections must be completed within the applicable 14-day timeframe for a lease needing to be signed and approved by your voucher program (this applies to both 14-day and 30-day Holding Fee Receipts). Per the policy above, the holding fee is non-refundable after one business day.

14-Day Holding Fee Receipt

30-Day Holding Fee Receipt

United Properties is happy to have a complete Resident Benefit Package for all of our tenants for a low monthly cost of $25/month. The Resident Benefit Package is provided to all tenants with no option to opt out. To learn more about all of the great benefits you will receive as a valued tenant, please visit our Resident Benefit Package page.

Income Requirement:

• The combined gross income for all applicants must meet or exceed three times the monthly rent amount.
• For applicants using a housing voucher (including but not limited to Section 8), the combined gross income must meet or exceed three times their rent portion as outlined by the voucher program.
  • The applicant is responsible for coordinating with their voucher program to provide a rent estimate determination based on the property they’re applying for.
  • No additional income requirements or conditions will be imposed on applicants solely because they are using a housing voucher.

Accepted Sources of Income:

Gross income includes, but is not limited to:

Employment Income:

• Pay from non-temporary employment if:
  • The applicant has been employed for the previous 6 months without gaps in employment exceeding 30 days; or
  • The applicant has been employed at their current job for any length of time and has a credit score of 640 or higher.
• Gross income is calculated using the current YTD gross wage, as shown on the most recent paystub, divided by the number of weeks elapsed year-to-date. This includes applicable tips, commissions, paid out PTO, paid out sick leave, paid holidays, and other qualified leave. Bonuses and overtime are not included.

Temporary Employment Income:

• If the applicant has been on the same assignment for the previous 12 months without employment gaps exceeding 30 days.

Self-Employment Income:

• Verified by the previous year’s federal tax return Schedule C, line 31.

Court-Ordered Payments:

• Child Support and/or Alimony, if required by court order and paid through the Friend of the Court.

Government and Public Benefits:

• Social Security, Disability benefits, and Veterans Assistance (including VA housing benefits).
• Caretaker income paid by the State of Michigan.
• Any other form of legal government assistance or subsidy, including housing vouchers (that cover the full lease term).

Trusts, Pensions, and Investments:

• Money received from a trust or pension.
• Investment income if verified by the previous year’s tax return and six months of bank statements showing regular deposits.

Excluded Sources of Income:

Gross income does not include:

• Overtime and Bonuses
• Cash receipts not reported on an income tax return
• Food stamps (SNAP) and DHS cash assistance
• Unemployment benefits
• Student loans (unless proven as a consistent income stream)
• Assistance programs that do not guarantee payments for the full lease term
• Any other income not meeting the requirements listed above.

Employment Verification:

If starting new employment, the applicant must provide documentation of pay and start date, usually in the form of an offer letter from the employer. The offer letter must:

• Include the start date of the employment;
• List the applicant’s salary, or hourly rate and expected number of hours per week;
• Be signed by the applicant and the employer; and
• Be printed on company letterhead.

Housing Voucher Applicants:

• Applicants with a housing voucher must coordinate with their voucher program to provide a rent estimate determination for the property. This document must come directly from the voucher program.
• The same qualification criteria, including credit, rental history, and background checks, apply to all applicants equally, regardless of income source.

Documentation Requirements:

• Most recent pay stub. If at the current job for less than six months, also provide the last pay stub from the previous employer.
• Last year’s W2 Tax Forms.
• Direct supervisor’s company email and phone number, and Human Resources contact.
• Benefit letters for government income (e.g., Social Security, veterans’ benefits).
• Six months of bank statements showing direct deposits from employer or government benefits.
• For child support, payment history from the Friend of the Court (six months of statements).
• Self-employed applicants need the last two year’s tax forms and six months of bank statements.
• Applicants using a housing voucher must provide a rent estimate determination from the voucher program.

Fair Housing and Non-Discrimination Statement:

• United Properties complies with federal and state fair housing laws, including Michigan’s new source of income law.
• All applications are evaluated equally regardless of the source of income.
• No applicant will be denied housing based solely on their legal source of income, including housing vouchers, Social Security benefits, or veterans’ benefits.

1. If all applicants, whose income is being used towards the income qualification of the household, have a credit score of 640 or higher, a security deposit equal to 1 month’s rent is required. Otherwise, a security deposit equal to 1.5 months’ rent is required.
2. No applicant will be accepted who has a delinquent utility bill, unless proof of payment has been provided. Utility bills include electric, gas, and water. At least one applicant must be able to transfer utilities not included in the rent into their name.
3. No applicant will be accepted who has had a possession judgment entered against them, unless more than 10 years have passed since the date of the judgment, or unless the eviction was due to foreclosure (limit 1), or unless the judgment has been paid and the tenant has a co-signer (limit 1).
4. No applicant with a pending eviction case will be accepted, unless the applicant has a co-signer.
5. Applicants must not have an unpaid money judgment or balance owed to a previous landlord on their screening report (or landlord reference) unless discharged, satisfied with payment documentation, or satisfied by bankruptcy. The applicant must have a qualified co-signer.
6. Chapter 7 bankruptcies must be discharged. Chapter 13 bankruptcies must be discharged, or the monthly payment will be subtracted from the applicant’s income, unless the applicant has a co-signer.
7. If the applicant’s background check indicates an outstanding utility bill, possession judgment, money judgment, or bankruptcy, the burden is on the applicant to prove that he or she meets the above qualifications.
8. If you have not rented before, you must have a credit score greater than 640 and a 1.5x security deposit is required. If your credit score is below 640, then a cosigner is required and a 1.5 security deposit is required. Family members or friends are not a valid landlord reference.
9. Applicants may be rejected if a negative landlord reference is obtained. Having a qualified cosigner will not override this requirement.
10. Landlord reference should not be older than two years. Having a qualified cosigner will not override this requirement.
11. If prior rental history was through a private landlord, a copy of the lease agreement and ledger is required. Having a qualified cosigner will not override this requirement.
12. If you are a homeowner and don’t have a rental history, you must provide one of the following documents. Having a qualified cosigner will not override this requirement (*If the property has been sold, it must be within one year):
• *Property Deeds.
• *Deed of Trust.
• *Mortgage Note.
• *Satisfaction of Mortgage Letter

1. No applicant will be accepted who has been convicted of a violent felony or a felony involving fraud, unless more than 10 years have passed since the date of the conviction or the date of release from incarceration, whichever is later.
2. No applicant will be accepted who has been convicted of any felony, unless more than 5 years have passed since the date of the conviction or the date of release from incarceration, whichever is later.
3. No applicant will be accepted who has a pending felony charge.
4. No applicant will be accepted who has been convicted of two or more non-driving misdemeanors within the past 5 years.
5. If the applicant’s background check indicates a felony or two or more misdemeanors, the burden is on the applicant to prove that he or she meets the above qualifications.
6. Criminal history cannot be overridden with a qualified cosigner.

1. If we are advised of a possible identity theft involving an applicant, request that the applicant verify their identity by bringing their social security card/ITIN document and a picture ID into the office. The application shall not be approved until the prospect’s identity is verified in person.

1. A cosigner is qualified if:
   • The cosigner has a credit score of 720 or greater, or
   • The cosigner has income (as defined above) of three times the monthly rent or greater, has a credit score of 640 or higher and lives in Michigan.
   • By default, cosigners cannot occupy the cosigning property or unit. Additionally, co-signers are not considered tenants.

1. Applicants must complete a Pet Screening profile for their pet and have the pet approved.
2. For properties allowing pets, additional monthly rent may be charged according to the FIDO score given to the pet.

• 5 paws – $35/pet
• 4 paws – $45/pet
• 3 paws – $55/pet
• 2 paws – $65/pet
• 1 paw – $85/pet
• 0 paw – restricted breed / exceed weight limit – pet not allowed

3. Applicants must pay a non-refundable pet fee equal to $300 for one pet, and then an additional $150 for each additional pet.
4. Applicants must pay an annual non-refundable $50 pet inspection fee.
5. Applicants must not own more than two pets.
6. Applicants must accept the terms of a pet addendum to their lease.
7. For all dogs, the applicant must supply proof of a dog license, proof that shots are current, and a picture of the dog as part of the pet screening process.
8. For all cats, the applicant proof of spaying/neutering, proof that shots are current, and a picture of the cat as part of the pet screening process.
9. No aggressive breeds of dogs are permitted, including but not limited to: Akita, American Staff Terrier, Boxer, Bull Staff, Chow Terrier, Doberman/Doberman Pincher, German Shepherd, Great Dane, Husky, Mastiff, Pit Bull/Any bull terrier, Presa Canario/Canary dog, Rottweiler, Wolf/dog hybrid, or a mix including any of the above.
10. No dogs weighing 75 pounds or more are accepted.

1. Per city ordinance, occupancy is limited to:
   • 1 person per bedroom of 72 to 100 square feet or less, and
   • 2 people per bedroom of 100 to 149 square feet, plus 1 additional person for every additional 50 square feet.

The following are the expected move-in costs:

• $150 Administration Fee ($300 if a 30-day Holding Fee Receipt was signed)
• Security Deposit (Equal to 1 month’s rent if credit score is above 640 and a positive landlord verification is obtained. If not, the security deposit will be equal to 1.5 month’s rent)
• Pro-rated Rent (+full following month’s full rent if moving on the 25th-31st of any month)
• Pet Fee (if applicable)
• Pet Rent (if applicable)
• Resident Benefit Package