09/01/2013
APPLICATION PROCESS
Qualifying the Standard Rental Application
September 1, 2013
The Standard Rental Application must be completed accurately and completely.
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The Standard Rental Application (Exhibit B-1) must be completed in its entirety by the
applicant. Benchmark team members should not write on application anywhere except the
For Office Use Only Box. For audit purposes, verify the For Office Use Only Boxes and
authorization paragraph are completed and signed/initialed where required.
A Standard Rental Application must be completed for every person 18 and older (unless
state law calls for an older age) who will occupy the apartment.
The following forms must be signed by applicant(s):
- Standard Rental Application
- Income Verification (Exhibit B-2)
- Rental Verification (Exhibit B-3)
The Standard Rental Application should be reviewed based on Resident Selection Criteria
(Exhibit B-4).
OneSite credit screening and criminal background screening will be run on all potential
leaseholders. OneSite criminal background screening only will be run on all potential
additional occupants or occupants only 18 and older.
Completion of Standard Rental Application on Website
The Standard Rental Application is also available on the Benchmark Website and must be completed
accurately and completely.
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When the applicant chooses to complete the Standard Rental Application online, they may enter
all of their personal information in the open fields provided except for the signature line.
The application must be completed in its entirety by the applicant.
Once completed, the applicant must print and sign the application.
The following documents can be faxed or scanned by email if not submitted in person:
- Standard Rental Application
- Copy of driver’s license or government issued photo identification
- Copy of social security card.
All other Standard Rental Application criteria and verifications will apply.
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09/01/2013
Rental Application
FOR OFFICE USE ONLY
Date
Community
Apt. No.
Rent $
Agent
OneSite Approval: Pass
Pass w/Conditions
Fail
Guarantor Name
CM Approval
Date
All occupants 18 years and over are required to complete an application. Please complete all requested information on this form.
Thank you for your interest in our Community.
Date of Application
Desired Date of Occupancy
Type and Size of Apartment Wanted (No. of Bedrooms, etc.)
Proposed Number of Occupants
How Did You Hear About Our Community?
Date of Birth
Applicant: (please print)
Last
Full Names of All Other Residents
First
Relationship to Applicant
Date of Birth
Home Telephone
Male
Occupant
Leaseholder
Occupant
Occupant Under 18
Cell Phone
Work Telephone
Gender
Leaseholder
Middle
Ext.
Female
E-mail
Social Security No./ITIN (Individual Taxpayer Identification Number)
Driver License/State or Federal ID Number
Visa Control Number
State of Issue
Passport Number
Country of Issue
Please list all criminal convictions:
i.e. have you ever been, convicted, pled guilty, pled no-contest, received probation, received deferred adjudication, received courtordered supervision, received pre-trial diversion for a crime (excluding minor traffic infractions)?
Yes
No
Please explain in detail providing the date, location and exact charge(s):
Have you ever had an eviction filed against you, been sued for rent or property damages, or broken a lease?
Yes
No
Please explain in detail:
(For the previous two questions, a failure to check the respective box shall serve as your representation that the answer to the
respective question is No).
Current Residence
Landlord/Mortgage Company
Address
Country
Rent Amount $
Move In Date
Length of Residency
Reason for leaving
Rent
City, State, Zip Code
Manager Contact
Telephone
Facsimile
E-mail
Previous Residence (if less than one year at current residence)
Landlord/Mortgage Company
Rent
Address
City, State, Zip Code
Country
Manager Contact
Rent Amount $
Telephone
Move In Date
Facsimile
Length of Residency
E-mail
Reason for leaving
Own
N/A
Own
N/A
Exhibit B-1
09/01/2013
Current Employment
Employer Name
Address
Occupation
Position
Start Date
Supervisor
Name
Telephone
Facsimile
E-mail
Length of Employment
Estimated Annual Income $
Additional Annual Income $
If there are other sources of income you would like us to consider, please list income, source and person (Banker, Employer, etc.)
who we could contact for confirmation. You do NOT have to reveal alimony, child support or spouse’s annual income unless you
want us to consider it in this application (documentation required).
Amount $
Amount $
Comments:
Per
Per
Source
Source
Telephone
Telephone
Previous Employment (if less than one year at current employment)
Employer Name
Address
Occupation
Position
Start Date
Supervisor
Name
Telephone
Facsimile
E-mail
Length of Employment
Estimated Annual Income $
Additional Annual Income $
Emergency Contact (individual not living with you)
Name
Address
Relationship
Home Telephone
Cell Phone
Work
Facsimile
Country
E-mail
Vehicles
Vehicle Owner
Make
Model Year
Model
Notes
Pets (limit two)
Type of Pet
Type of Pet
Vehicle Type
Color
License Plate
License State
Breed
Breed
Weight
Weight
I have read and understand the Resident Selection Criteria provided to me. I hereby make application for an apartment and certify
this information is correct. I authorize you to contact any references I have listed. I also authorize you to obtain my consumer credit
report from your credit reporting agency, which will appear as an inquiry on my file. I authorize you to conduct a criminal
background check and to obtain all other related information for the purpose of determining whether or not to lease an apartment to
me. I am submitting herewith the sum of $
as a non-refundable application fee. In addition, I am submitting $
as reservation for the apartment. If I fail or refuse apartment offered for any reason after 72 hours, the Lessor shall retain said
reservation monies to cover the cost of having removed apartment from available lease rolls. In the event this application is
disapproved, reservation monies will be returned to me. Should I lease an apartment, I understand Benchmark Management and its
agents shall have a continuing right to review my credit and criminal information during my residency as it deems necessary.
By initialing here, I represent and warrant that I have read and understand the above paragraph and my reservation monies will not
be returned to me in the event I refuse the apartment offered to me for any reason after 72 hours.
By signing below, I attest all information contained in this application is true and correct. If any information is found to
be false, this application may be rejected and/or the lease be terminated immediately.
Applicant’s Signature
Date
FOR OFFICE USE ONLY – DO NOT WRITE BELOW
Date Application Received
Verification Required of Drivers License/State or Federal ID Number #
Received By
Agent’s Initials
Exhibit B-1
09/01/2013
LEGAL NAME OF COMMUNITY
INCOME VERIFICATION
TO:
(Employer)
(Address)
DATE:
has applied for residency at
(Applicant’s Name)
(Community Name)
.
As part of our processing procedure, it is necessary to obtain verification of his/her employment and
anticipated gross annual income prior to occupying the apartment. Please complete the information
below and return to us via facsimile ________________________________. Thank you for your prompt
attention.
(Fax Number)
Sincerely,
Management Signature
Applicant Signature
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The total anticipated gross annual income (including tips, bonuses, commissions and overtime) for the
next 12 months for
is $
(total
only,
please).
(Employee’s Name)
Hire Date:
Signature of Supervisor/Human Resources
Printed Name
Title
Exhibit B-2
09/01/2013
LEGAL NAME OF COMMUNITY
RENTAL VERIFICATION
To:
Re:
The above referenced person has recently applied for residency at
Apartments and has indicated previous residency at your property located at:
.
As indicated by the signature below, the applicant consents to the release of information pertaining to
his/her rental history. We would greatly appreciate your cooperation in completing the questions below
and returning the form at your earliest convenience.
Move-in date:
Lease expiration:
Was proper notice given?
Yes
No
Move-out date:
Current monthly rental amount: $
Was the above resident ever delinquent in rental payments in the past 12 months?
Yes
No
If yes, how much? $
Amount currently outstanding $
Number of late payments:
Number of NSF’s:
Number of court filings:
Currently under eviction?
Yes
No
Was the resident destructive to the apartment or the community?
Were bed bugs an issue?
Yes
No
Was treatment completed before move out?
Yes
No
N/A
What was/is the reason for the resident leaving your apartment community?
If qualified, would you rent to the resident again?
Yes
No
If no, please explain why:
Any pets?
Yes
No
How many?
Please list any lease violations:
Additional comments:
Management Name (Print)
Date
What kind?
Size:
Management Signature
Thank you for your time in providing the information we requested. Please fax this form back to us at
at your earliest convenience.
Sincerely,
Management Signature
Telephone Number
I authorize the release of the information requested above.
Applicant Signature
Date
Applicant Signature
Date
Exhibit B-3
09/01/2013
NAME OF COMMUNITY
Resident Selection Criteria
THIS COMMUNITY DOES NOT DISCRIMINATE ON THE BASIS OF RACE, COLOR, SEX, RELIGION, HANDICAP, FAMILIAL STATUS, SEXUAL ORIENTATION
OR NATIONAL ORIGIN.
APPLICATION FOR RESIDENCY
An application for residency must be completed and maintained for each applicant (minimum age 18 years) who will be living in the apartment. A
criminal background check must be completed on anyone over the age of 18 that will be residing in the apartment home.
AVAILABILITY: Applications for apartments will be accepted on a first come, first serve basis.
RENTAL RATES: Rental Rates are subject to change without notice.
QUALIFYING STANDARDS
1. Identity Verification. Government issued photo identification will need to be presented by all applicants. International applicants with no
Social Security Number may be approved with verification of employment and income, a valid passport, and a valid work Visa or student Visa. An
additional deposit may be required.
2. Rental History: Minimum of 12 months of history may be verified on present and previous residence. A positive record of prompt monthly
payment, sufficient notice to vacate, with no damages is expected. For applicants who are homeowners, permission must be granted to verify
payment history with the bank or lending institution.
3. Consent to Verify Credit, Previous Rental History, and Criminal Background: All applicants must agree to the following:
Scoring of your Consumer Credit Report. Community Name uses an empirically derived, statistically sound credit scoring system to evaluate
your consumer credit report. Credit scoring is based on real data and statistics, so it treats all applicants objectively. Your consumer credit
report contains information about you and your credit experiences, such as your bill-payment history, the number and type of accounts that
you have, late payments, collection actions, outstanding debt, and the age of your accounts. Using a statistical program, we compare this
information to the credit performance of other applicants with similar profiles which allows us to predict how likely it is that you will pay your
rent in a timely manner and fulfill your other lease obligations. Based upon your credit score, your application will pass, fail, or pass with
conditions. If your application fails or passes with conditions, you will be given the name, address and telephone number of the consumer
reporting agencies which provided your consumer information to us. An applicant who fails for unsatisfactory credit is encouraged to obtain a
copy of the credit report, correct any erroneous information that may be on the report and submit a new application to this community for
further consideration.
Rental Background. Benchmark Management and its agents maintain a list of former residents who are excluded from renting at any
community managed by us due to a negative previous rental history at one of our communities. If your application fails due to a negative
previous rental history at one of our communities, you will be given the name, address and telephone number of the consumer reporting
agency where you can get a copy of this information. An applicant who fails due to a negative previous rental history at one of our
communities is encouraged to obtain a copy of the rental report, correct any erroneous information that may be on the report and submit a
new application to this community for further consideration.
Criminal Background Search. We will conduct a criminal background search on anyone over the age of 18 residing in the apartment home. It
is our policy not to lease to applicants who have been convicted of certain felonies or misdemeanors, as well as not allow occupancy to
anyone who does not pass our criminal background search criteria. We have a pre-defined selection configuration which has been provided to
our Criminal Search vendor. Prior to final acceptance of any applicant, our Criminal Search vendor will search for criminal background
information on each applicant. If a report is found, it will be compared to our pre-selected criteria and a determination regarding whether an
applicant meets our criteria will be made. Applicant may fail due to any criminal history, based on the sole discretion of Management, if
Management believes the applicant may be a detriment to the community. If your application fails based upon our pre-selected criteria, you
will be given the name, address and telephone number of the consumer reporting agencies which provided your criminal information to us.
An applicant who fails due to an unsatisfactory criminal background is encouraged to obtain a copy of the criminal report, correct any
erroneous information that may be on the report and submit a new application to this community for further consideration.
4. Income: Applicants must have a gross income source that can be verified. Acceptable income verification is required, which consists of
applicant’s last 2 paycheck stubs; or if new employment, a letter of offer from new employer; proof of assets equal to three (3) years’ rent, or a
completed Benchmark Income Verification form. Self-employed applicants are required to supply the most recent tax return or certified
verification from their certified public accountant. Any other income to be considered requires documentation. The following items represent
examples that are not to be included as income: (1) bank statements, (2) unemployment, (3) one-time cash receipt such as income tax refund, etc.
OCCUPANTS
Occupancy standards are followed by Federal Guidelines of two (2) occupants per bedroom.
PETS
ALL pets are subject to community policy.
Revised 1/1/2013
Exhibit B-4
09/01/2013
APPLICATION PROCESS
Processing of Standard Rental Application
September 1, 2013
Process the Standard Rental Application properly and consistently.
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Review Standard Rental Application for completeness.
Verification of income or proof of readily accessible (liquid) assets equal to three years’ rent is
required prior to entering information into OneSite. Obtain copies of verification.
- Applicants with a steady income must provide one of the following:
 Two most recent consecutively dated paystubs from current employer; or
 Completed Income Verification form; or
 Offer letter from prospective employer; or
 Social Security benefits award letter; or
 Legal documentation for child support or alimony; or
 Disability award letter.
- Applicants who are self-employed must provide one of the following:
 Most recent tax return; or
 Certified verification from their certified public accountant.
- Applicants who are unemployed or have no steady income or are full-time students (if
qualifying without a Guarantor) must provide one of the following:
 Bank statements proving liquid assets equal to three years’ rent; or
 Investment/fund statements proving liquid assets equal to three years’ rent; or
 Student loan or grant – is acceptable only when the value of the housing portion
is specifically identifiable. The amount allotted for housing is the only portion of
the loan or grant that should be included in income for screening purposes.
The following items represent examples that are not to be included as income:
- Bank statements (except in the case of proof of liquid assets); or
- Unemployment income; or
- One time cash receipt such as income tax refund.
In the event you are unable to get income verification and applicant requests a decision, you
may proceed with application process utilizing income on application. Income should be
calculated using the Income Calculation form (Exhibit B-5). However, applicant must be
rescored (not rescreened) if verification proves to be different amount.
Collect rental application fee and reservation fee. (Payment can be made by credit card, check,
money order, or bank draft). Make copies of payments for resident file. Reservation fees are
to be held 72 hours from date of application. Reservation fees may be applied to security
deposit, lease administration fee, rent, etc.
Assign an apartment:
- Refer to Pricing Sheet for identifying an apartment and minimizing vacancy loss.
- If no notice is available to assign, assign a vacant if move-in is expected within 15 days.
- Put applicant on waiting list if no notice is available or if move-in is greater than 45 days
out.
- If a notice becomes available meeting applicant’s requirement and reducing days
vacant, reassign apartment whenever possible.
If an applicant does not have a Social Security Number, he/she must have passport, work visa or
student visa with an I-94 form which gives the date of entry to the United States and the date
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he/she must leave. Expiration of documentation must be for length of lease term. If no
passport, work visa or student visa is available, applicant should not be considered whatsoever.
If an applicant has a legal resident alien card, he/she should also have a Social Security Number
or ITIN – Individual Taxpayer Identification Number. Temporary residents will have a temporary
Social Security Number with a temporary work permit valid for only one year. ALL PAPERWORK
SHOULD BE VERIFIED FOR DATES.
Enter Standard Rental Application into OneSite, including all demographics such as pet and
vehicle, in the Miscellaneous tab.
E-mail or fax Rental Verification and/or Income Verification, if applicable.
OneSite screening should be run before any other processing. There are three possible
recommendations:
- Approved
- Approved with conditions
- Failed.
It is imperative each applicant’s Detailed Report be printed, thoroughly reviewed by Community
Manager, and placed in resident file. OneSite’s recommendation is truly a recommendation and
not necessarily the absolute decision.
NOTE: OneSite screening utilizes applicant rental history from other communities which may or
may not be Benchmark communities. This information may need to be manually reviewed via
the Detailed Report and evaluated in the event other communities did not report to the credit
bureau agencies. We will refer to this OneSite information as “shared”.
The following are reasons for OneSite recommendations and the actions to be taken:
1. Approved: An approved applicant is one who has met the criteria and scoring model as
designed and set up for your community by Benchmark and is required to pay standard
security deposit. Applicant has met the following requirements:
 Credit scoring range
 Income requirements
 Passed fraud search and alert
 Cleared check writing history
 Positive rental history
 Debt collection is within tier specific range
 Tax lien is within tier specific range.
Community Manager completes thorough review of printed Detailed Report to identify
“shared” information prior to final approval and places entire report in resident file.
2. Approved with Conditions: Applicants may be approved with conditions for the
following reasons:
 Credit scoring range, no trade lines/no record
 Fraud alert
 Check writing history
 Foreclosure
 Amount of debt collection for tier specific range
 Amount of tax lien for tier specific range.
Applicants may be approved with additional requirements. These requirements may
include the following:
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09/01/2013
 Guarantor or additional security deposit is an option for credit score, no credit,
no trade lines/no record
 Verification of identity/address – fraud alert
 All monies paid with certified funds for negative check writing history.
It is imperative to understand multiple conditions may apply. Credit scores and negative
check writing history would require a Guarantor or additional security deposit and all
monies paid with certified funds.
Community Manager completes thorough review of printed Detailed Report to identify
“shared” information prior to final approval and places entire report in resident file.
3. Failed: A recommendation of failed may be due to the following:
 Screening score below lowest allowable credit scoring range
 Insufficient income
 Filed and dismissed bankruptcies based on scoring tier level.
 Amount of debt collection is over allowable for tier specific range.
 Amount of tax lien is over allowable for tier specific range.
 Criminal background
 Eviction judgment.
The following fails may be eligible for override with either corporate representative or
Regional Manager approval:
 Insufficient income – guarantor required
 Improper fail on criminal background – proof required.
If failed, Regional Manager approval is required prior to commencing guarantor process.
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Criminal Background – As stated in the Resident Selection Criteria, there are certain crimes, if
convicted, that will cause an automatic fail. OneSite screening is set up to automatically fail
misdemeanor crimes less than or equal to five years and ALL felonies. However, there are
certain crimes that are eligible for override (please refer to Exhibit B-6 for listing of crimes that
are both eligible and non-eligible for override).
An improper fail (conviction not belonging to applicant) on a criminal screening may be
received. If the applicant contends they are not the person in question, notify the corporate
representative or your Regional Manager immediately. Many times the identity can be easily
verified based on name variations, birthdates, etc. If not easily determined, proof must be
obtained by applicant.
When recommendation given by OneSite is fail and based on Exhibit B-6 the applicant is eligible
for override consideration, request override from corporate office representative (if criminal) or
Regional Manager (if credit), who will perform override themselves. No site team member is
permitted to do override.
Any deviation from OneSite recommendation requires either corporate representative or
Regional Manager approval.
At this point in the process, the entire file should be given to Community Manager for review of
OneSite recommendation.
If after Community Manager’s review applicant fails, proceed with the following:
- Do not mail or fax Rental Verification.
- Copy adverse action letter (Exhibit B-7) and place in rejected applicant file.
- Mail original to applicant.
- Return reservation fee.
- Deny application and close out account in OneSite.
If after Community Manager’s review applicant passes or passes with conditions, proceed with
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the following:
- Fax Rental Verification. Rental Verification must be signed by a representative or owner
of previous residence. If applicant is not currently paying rent to a landlord, document
on Rental Verification form current living situation.
Inform applicant that final approval is contingent on Community Manager’s review.
Once all information is received, Community Manager is to review and make final decision in
OneSite. Scorecard and detail can now be printed from OneSite.
Send approval letter (Exhibit B-8).
Standard Rental Applications are good for 90 days. If older than 90 days, follow Standard Rental
Application process as if new applicant.
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09/01/2013
Income Calculator
Prospective Resident Name
Proposed Apartment Number
Place of Employment
(Paystub, offer letter, LES from
Military, Federal Tax Document,
Other)
Employment Verification Type
If Other, List
Manager to initial - Verification is
Present and checked.
Manager Review
Only need to complete ONE section If you have the Hourly Rate:
Enter Hourly Rate Here
Number of Hours worked per year
Monthly Salary -
(Full Time - 40 hours per week will
=2080 hours)
$0
* Multiple paystubs with different amounts:
If you have the weekly rate
Enter Weekly Rate Here
Monthly Salary
If they are paid every two weeks
Enter Bi Weekly Rate
Monthly Salary
$0
Paycheck 1 amount
Paycheck 2 amount
Paycheck 3 amount
Total
$0
Number of paystubs used above
Average pay to be used to caclulate
If they are paid monthly
Enter monthly rate
Monthly salary
$0
If they have a Yearly Salary
Enter Annual Salary Here
Monthly Salary
$0
Additional Amounts - Monthly
Child Support
Alimony
Overtime
SS, pension, 401 k, annuities
Other:
$0
$0
$0
$0
$0
Total for Applicant
Additional Applicants Income:
Total Income for screening
0
#DIV/0!
$0
$0
$0
$0
$0
$0
$0
* if using multiple pay stubs and they are different amounts, add them together and divide by number to determine
average using box in yellow
If applicant has overtime - only put base hourly rate in the hourly rate calcualtion. Calculate total dollar amount
of overtime for the last month and insert in line under Additonal amounts - overtime
9/1/2013
Exhibit B-5
09/01/2013
Sample
Prospective Resident Name
John Doe
Proposed Apartment Number
1206
Place of Employment
Publix Grocery
Employment Verification Type
(Paystub, offer letter, LES from
Military, Federal Tax Document,
Other)
Pay stubs 6/24, 6/10
If Other, List
Manager to initial - Verification is
Present and checked.
Manager Review
Only need to complete ONE section If you have the Hourly Rate:
Enter Hourly Rate Here
Number of Hours worked per year
Monthly Salary -
(Full Time - 40 hours per week will
=2080 hours)
$0
Multiple paystubs with different amounts:
If you have the weekly rate
Enter Weekly Rate Here
Monthly Salary
If they are paid every two weeks
Enter Bi Weekly Rate
Monthly Salary
$0
Paycheck 1 amount
Paycheck 2 amount
Paycheck 3 amount
Total
$925
$2,004
Number of paystubs used above
Average pay to be used to caclulate
If they are paid monthly
Enter monthly rate
Monthly salary
$0
If they have a Yearly Salary
Enter Annual Salary Here
Monthly Salary
$0
Additional Amounts - Monthly
Child Support
Alimony
Overtime
SS, pension, 401 k, annuities
Other:
Total for Applicant
Additional Applicants Income:
Jennifer Jones
Total Income for screening
912
937
1849
2
925
$300
$0
$0
$0
$0
$2,304
$2,850
$0
$0
$0
$0
$61,850
* if using multiple pay stubs and they are different amounts, add them together and divide by number to determine
average using box in yellow
If applicant has overtime - only put base hourly rate in the hourly rate calcualtion. Calculate total dollar amount
of overtime for the last month and insert in line under Additonal amounts - overtime
9/1/2013
Exhibit B-5
09/01/2013
Instructions
Prospective Resident Name
Name of Head of householder or primary applicant
Proposed Apartment Number
Enter actual unit number is already identified
Place of Employment
Name of Employer, Institution if student
Enter form they are using: pay stub (minimum 2
most recent), prior tax return if self employed, offer
letter if new job
Employment Verification Type
If Other, List
Manager Review
Cm must sign as part of approval process
Only need to complete ONE section If you have the Hourly Rate:
Enter Hourly Rate Here
Number of Hours worked per year
Monthly Salary -
For hourly apps, put their base rate here
Average number of hours worked (take average
from last 2 stubs if provided
LOCKED - auto calculates
If you have the weekly rate
Enter Weekly Rate Here
Monthly Salary
If salaried and paid weekly
Enter amount here
LOCKED - auto calculates
If they are paid every two weeks
Enter Bi Weekly Rate
Monthly Salary
If salaried and paid bi-weekly
Enter amount here
LOCKED - auto calculates
If they are paid monthly
Enter monthly rate
Monthly salary
If salaried and paid monthly
Enter amount here
LOCKED - auto calculates
If they have a Yearly Salary
Enter Annual Salary Here
Monthly Salary
If salary provide is annual (usually job offer letter) or
using tax return
Enter amount here
LOCKED - auto calculates
Additional Amounts - Monthly
Child Support
Alimony
Overtime
SS, pension, 401 k, annuities
Other:
Total for Applicant
Additional Applicants Income:
Enter amount here - legal doc to support monthly amt
Enter amount here - legal doc to support monthly amt
Review pays stubs and take average
Get statements to support monthly amount
LOCKED - auto calculates
Add name to left and use another form to calculate
their income. Insert on this line
Total Income for screening
LOCKED - auto calculates - this is what you enter into Onesite
Any questions or items not addressed, please contact your regional manager.
Exhibit B-5
09/01/2013
MISDEMEANOR CRIMES LESS THAN 5 YEARS OLD – ACCEPTABLE FOR OVERRIDE
 Contact Corporate Representative for Override
 Note: Misdemeanor crimes greater than five years old will auto-pass
Property Related
 Embezzlement
 Hazardous Waste Disposal
 Shoplifting
Animal Related
 Animals at Large
Fraud Related
 Bribery
 Fraud
 Deception
 Corruption
 Forgery
 Falsifying Documents
 Perjury
 Falsifying Evidence
 Counterfeiting
 Insurance Fraud
 Misuse of Official Information
 Libel
 Passing Bad Checks
Computer/Telecommunications Related
 Interception of Electronic Communications
 Crimes against Computers
 Crimes against Telecommunications
 Fraudulent Access to Computers
 Wire Tapping
Public Justice Related
 Obstructing Justice
 Tampering
 Eluding Law Enforcement
 Resisting Arrest
 Insurrection
Public Order Related
 Loitering
 Eavesdropping
 Leaving the Scene of an Accident
 Fighting by Agreement
Exhibit B-6
09/01/2013
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Disturbing the Peace
Disorderly Conduct
Leaving the Scene of a Crime
Gambling Related
 Illegal Lotteries
 Bookmaking
 Gaming
 Horse Racing
 Possession of Gaming Devices
Transportation Related
 Reckless Driving of other Driving Offenses
Alcohol Related
 Public Drunkenness
 Driving under the Influence of Drugs or Alcohol
Violence Related
 Assault
 Attempted Assault
Drug Related (Prescription Drugs Included)
 Possession or Use of Drugs or Drug Related Paraphernalia
 Possession with Intent to Sell
Victimless Related
 Destruction of Document
 False Impersonation
 Illegal Assistance to Suicide
 Crimes involving Contraband
 Parole, Bail or Probation Violations
 Trespassing
Exhibit B-6
09/01/2013
FELONY CRIMES GREATER THAN 5 YEARS – ACCEPTABLE FOR OVERRIDE
 Contact Corporate Representative for Override
Drug Related (Prescription Drugs Included)
 Possession or Use of Drugs or Drug Related Paraphernalia
FELONY CRIMES GREATER THAN 10 YEARS – ACCEPTABLE FOR OVERRIDE
 Contact Corporate Representative for Override
Violence Related
 Vehicular Manslaughter
FELONY CRIMES THAT FAIL – WILL NOT OVERRIDE
 PROPERTY PERSONNEL SHOULD DENY AND SEND LETTER
 *Exception: Vehicular Manslaughter Conviction More than 10 Years Old
Property Related
 Stealing
 Theft
 Arson
 Burglary
 Larceny
 Vandalism
 Destruction of Property
Animal Related
 Cruelty to Animals
 Animal Fighting
 Cock Fighting
 Ownership of Dangerous Animals
Violence Related
 Homicide
 Rape
 Manslaughter
 Kidnapping
 Hostage Taking
 Robbery
 Attempted Murder
 False Imprisonment
 Battery
 Attempted Robbery
 Vehicular Manslaughter *
Exhibit B-6
09/01/2013
Family Relations Related
 Abandonment and Neglect of Children
 Child Abuse
 Trafficking in Children
 Child Abduction
 Spousal Abuse
 Domestic Violence
 Bigamy
 Incest
Public Justice Related
 Escape and Rescues
 Crimes against Peace Officers
 Intimidating or Retaliating against Jurors, Witnesses or Victims
 Endangering Public Transportation
 Terrorism
 Treason
Public Order Related
 Malicious Mischief
 Invasion of Privacy
 Harassment
 Inciting a Riot
 Mayhem
 Dueling
Weapons Related
 Possession of a Firearm, Weapon, Explosive or Harmful Substance
 Illegal Conduct Involving a Firearm, Weapon, Explosive or Harmful Substance
 Careless, Reckless or Negligent use of a Firearm, Weapon, Explosive or Harmful Substance
Organized Crime Related
 Conspiracy
 Money Laundering
 Extortion
 Loan Sharking or Usury
 Racketeering
Drug Related (Prescription Drugs Included)
 Felony Possession with Intent to Sell
 Sale of Illegal Drugs
 Drug Trafficking
 Manufacturing of Drugs
Sex Related
 Sexual Assault
Exhibit B-6
09/01/2013









Rape
Seduction
Molestation
Indecent Exposure
Sexual Exploitation of a Child
Sodomy
Prostitution
Pimping
Obscenity
Exhibit B-6
09/01/2013
APPLICATION PROCESS
Adverse Action
January 1, 2012
(date)
Applicant Name and Address
Thank you for your recent application. Your request for a leasing agreement was carefully considered, and we regret that we
are unable to approve your application at this time for the following reason(s):
Criminal history unsatisfactory
Fraud alert
Unverified information
Our decision was based in whole or part on the credit and/or public record information obtained in a report from the consumer
reporting agency. You have the right under the Fair Credit Reporting Act to know the information contained in your file at the
consumer reporting agency. Under the Fair Credit Reporting Act, you have the right to submit a written request to the
consumer reporting agency for disclosure in the form of a free copy of the consumer credit report no later than 60 days after
you receive this notice. The reporting agency played no part in our decision and is unable to supply specific reasons why we
have made this decision on your leasing application.
We also obtained your credit score from the consumer reporting agency listed below and used it as a factor in our decision.
Your credit score is a number that reflects the information in your credit report. Your credit score can change, depending on
how the information in your credit report changes.
Your Credit Score:
Date:
Scores range from a low of 350 to a high of 850
Key factors that adversely affected your credit score:
Serious delinquency and derogatory public record or collection filed
Length of time accounts have been established
Length of time since derogatory public record or collection is too short
Number of accounts with delinquencies
In addition to your credit score which we obtained from the consumer reporting agency, our screening services provider,
RealPage, Inc., also provides a score. Your LeasingDesk score is set forth below.
Your LeasingDesk Score:
Date:
Scores range from a low of 0 to a high of 1000
Key factors that adversely affected your LeasingDesk score:
Acceptable accounts ratio
Rent-to-income ratio
Fico
Rental History
If you have a question on the completeness or accuracy of the information used to create the consumer report, you have the
right to dispute the matter by contacting the consumer reporting agencies listed below:
Equifax
P O Box 105873
Atlanta, GA 30348
(800) 685-1111
Exhibit B-7
09/01/2013
RealPage, Inc.
4000 International Parkway
Carrollton, TX 75007-1913
(866) 934-1124
http://www.realpage.com/consumer-dispute
If you have a question about this notice or the community’s rental standards, please contact the submitting property:
Community Name
Address
Telephone
The Federal Equal Credit Opportunity Act prohibits creditors from discriminating against credit applicants on the basis of race,
color, religion, national origin, sex, marital status, age (provided the applicant has the capacity to enter into a binding contract),
because all or part of the applicant’s income derives from any public assistance program, or because the applicant has in good
faith exercised any right under the Consumer Credit Protection Act. The federal agency that administers compliance with this
law concerning this creditor is the Federal Trade Commission. Call toll free 877-382-4357 or write to Correspondence Branch,
Federal Trade Commission, Washington, DC 20580. For questions regarding Fair Housing and Equal Opportunity, call toll free
800-669-9777 or write to the Department of Housing and Urban Development Office of Fair Housing and Equal Opportunity, 451
7th Street S. W., Room 5100, Washington, DC 20410.
Sincerely,
Community Name
Exhibit B-7
09/01/2013
APPLICATION PROCESS
Approval
January 1, 2012
(date)
Applicant Name and Address
Thank you for your recent application. Your request for a leasing agreement was carefully considered and is approved.
Our decision was based in whole or in part on the credit and/or public record information obtained in a report from the
consumer reporting agency. You have the right under the Fair Credit Reporting Act to know the information contained in your
file at the consumer reporting agency. Under the Fair Credit Reporting Act, you have the right to submit a written request to
the consumer reporting agency for disclosure in the form of a free copy of your consumer credit report no later than 60 days
after you receive this notice. The reporting agency played no part in our decision and is unable to supply specific reasons why
we have made this decision on your leasing application.
The Federal Equal Credit Opportunity Act prohibits creditors from discriminating against credit applicants on the basis of race,
color, religion, national origin, sex, marital status, age (provided the applicant has the capacity to enter into a binding contract),
because all or part of the applicant’s income derives from any public assistance program, or because the applicant has in good
faith exercised any right under the Consumer Credit Protection Act. The federal agency that administers compliance with this
law concerning this creditor is the Federal Trade Commission. Call toll free 877-382-4357 or write to Correspondence Branch,
Federal Trade Commission, Washington DC 20580. For questions regarding Fair Housing and Equal Opportunity call toll free
800-669-9777 or write to the Department of Housing and Urban Development, Office of Fair Housing and Equal Opportunity,
451 7th Street S.W., Room 5100, Washington DC 20410.
Sincerely,
Community Name
Exhibit B-8
09/01/2013
APPLICATION PROCESS
Approval with Conditions
January 1, 2012
(date)
Applicant Name and Address
Thank you for your recent application. Your request for a leasing agreement was carefully considered and is approved with the
following condition(s):
A)
Sec Dep = 2 mos rent or B) Guar. + $500 addl dep
for the following reason(s):
Credit history unsatisfactory
Our decision was based in whole or in part on the credit and/or public record information obtained for the group application,
including the reports from the consumer reporting agency relating to
(applicant name).
You have the right, under the Fair Credit Reporting Act, to know the information contained in your file at the consumer
reporting agency. Under the Fair Credit Reporting Act, you have the right to submit a written request to the consumer
reporting agency for disclosure in the form of a free copy of your consumer credit report no later than 60 days after you receive
this notice. The reporting agency played no part in our decision and is unable to supply specific reasons why we have made this
decision on your leasing application.
In addition to your credit score which we obtained from the consumer reporting agency, our screening services provider,
RealPage, Inc., also provides a score. Your LeasingDesk Score is set forth below.
Your LeasingDesk Score:
Date:
Scores range from a low of 0 to a high of 1000
Key factors that adversely affected your LeasingDesk score:
Acceptable accounts ratio
Rent-to-income ratio
Fico
Rental history
If you have a question on the completeness or accuracy of the information used to create the consumer report, you have the
right to dispute the matter by contacting the consumer reporting agencies listed below:
Equifax
P O Box 105873
Atlanta, GA 30348
(800) 685-1111
RealPage, Inc.
4000 International Parkway
Carrollton, TX 75007-1913
(866) 934-1124
http://www.realpage.com/consumer-dispute
If you have a question about this notice or the community’s rental standards, please contact the submitting property.
Community Name
Address
Telephone
Exhibit B-9
09/01/2013
The Federal Equal Credit Opportunity Act prohibits creditors from discriminating against credit applicants on the basis of race,
color, religion, national origin, sex, marital status, age (provided the applicant has the capacity to enter into a binding contract),
because all or part of the applicant’s income derives from any public assistance program, or because the applicant has in good
faith exercised any right under the Consumer Credit Protection Act. The federal agency that administers compliance with this
law concerning this creditor is the Federal Trade Commission. Call toll free 877-382-4357 or write to Correspondence Brach,
Federal Trade Commission, Washington, DC 20580. For questions regarding Fair Housing and Equal Opportunity call toll free
800-669-9777 or write to the Department of Housing and Urban Development, Office of Fair Housing and Equal Opportunity,
451 7th Street S.W., Room 5100, Washington, DC 20410.
Sincerely,
Community Name
Exhibit B-9
09/01/2013
APPLICATION PROCESS
Guarantor Guidelines
July 1, 2010
When an applicant’s screening results recommend or require the condition of a guarantor, a Guarantor
Application (Exhibit B-10) must be completed and screened.
A guarantor cannot be a signature on a Standard Rental Application or the Apartment Lease Contract. A
separate Guarantor Application is completed and Lease Contract Guaranty (Page 10, Exhibit B-11)
signed.
Guarantor Requirements:
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Guarantor must be permanent resident, legal alien, or citizen of the United States.
Applicant must always be run first and separately from guarantor.
Guarantor must be run separately. OneSite is set up to run guarantors with the highest
screening model.
Guarantor will be screened for credit only. Criminal screening is not required as guarantor will
not be residing in the apartment home nor signing the Apartment Lease Contract.
Guarantor’s income must be adjusted by current rental obligation. If guarantor currently owns a
home, we do not adjust income because mortgages are typically already included in credit
report and would be considered in scoring process.
Guarantor must have a gross income source that can be verified. Acceptable income verification
is required, which consists of guarantor’s last 2 paycheck stubs; or if new employment, a letter
of offer from new employer. Self-employed guarantors are required to supply the most recent
tax return or certified verification from their certified public accountant.
If guarantor or guarantor’s spouse is a guarantor for any other lease, the income must also be
adjusted by the monthly obligation of the lease(s).
Guarantor must always receive an approved recommendation from OneSite. Guarantor must
Pass, therefore, “Pass with Conditions” is disabled in OneSite screening for guarantors.
If resident wishes to remove guarantor at renewal, resident will pay current application fee and
be successfully re-qualified.
In the case of full-time students, applicant may have individual guarantors or share the same
guarantor.
6
09/01/2013
LEGAL NAME OF COMMUNITY
GUARANTOR APPLICATION
Guarantor for/Applicant’s Name:
Apartment #:
Last
First
Middle
Last
First
Middle
Guarantor’s Information: Legal Name:
Date of Birth:
Soc. Sec. Number/ITIN (Individual Taxpayer Identification Number):
Driver License/State or Federal ID Number:
State of Issue
(Management verification)
Current Address:
Street
Home Telephone: (
Do you
Own
City
)
Cell: (
)
State
Zip Code
State
Zip Code
State
Zip Code
E-Mail:
Rent your home?
How long at current address:
Current Rent/House Payment: $
Current Landlord/Mortgage Lender:
Telephone:
Landlord/Mortgage Lender Address:
Street
City
Current Employer:
Occupation:
Employer Address:
Street
City
Name of Supervisor:
Supervisor’s Telephone: (
Monthly Gross Income (must provide documentation): $
)
Start Date:
Additional income you would like considered:
What relationship are you to the Applicant(s)?
Are you or your spouse a guarantor for any other lease?
Yes
No If Yes, monthly obligation: $
NOTICE TO GUARANTOR
Guarantor is required to have this application notarized if not signed in the presence of Management. Management recommends
that guarantor obtains a copy of the Apartment Lease Contract and read it. The Lease Contract Guaranty applies even if guarantor
fails to read said Apartment Lease Contract or obtain a copy. Management will furnish guarantor a copy of the Apartment Lease
Contract upon written request.
Guarantor accepts responsibility for all fees including, but not limited to rent, late fees, property damage, repair costs, animal
violation charges, utility payments, legal or collection fees and all other sums which may become due under the Apartment Lease
Contract should resident default.
Should account be sent to collections, Management and its affiliates or agents will use all methods allowed by law to collect debt
from resident and/or guarantor.
I authorize Management to verify the above information through a consumer reporting agency. The function of this agency is to
track and maintain records pertaining to residential and personal credit history.
GUARANTOR SIGNATURE:
DATE:
State of
County of
I certify that I know or have satisfactory evidence that
is/are the person(s) who appeared before me and
acknowledged that he/she/they signed this instrument, and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the
instrument.
Printed Name of Notary Public
Date
Signature of Notary Public
My Commission Expires
MANAGEMENT SIGNATURE:
DATE:
Exhibit B-10
09/01/2013
Rev 12/10/2013rev 02/14/2014
APPLICATION PROCESS
Qualifying the Guarantor Application
September 1, 2013
The Guarantor Application must be completed accurately and completely.





The Guarantor Application must be completed in its entirety by the applicant. Benchmark team
members should not write on application anywhere.
The following forms must be signed by guarantor:
- Guarantor Application
- Income Verification
- Rental Verification, if applicable; does not apply if homeowner.
If above not signed in presence of Management, Guarantor Application must be notarized.
Guarantor Application should be reviewed based on Guarantor Guidelines.
OneSite credit screening will be run on all potential guarantors.
7
09/01/2013
Rev 12/10/2013rev 02/14/2014
APPLICATION PROCESS
Processing the Guarantor Application
September 1, 2013
The Guarantor Application must be processed properly and consistently:

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Review Guarantor Application for completeness and notarization.
Verification of income or proof of readily accessible (liquid) assets equal to three years’ rent is
required prior to entering information into OneSite. Obtain copies of verification.
- Applicants with a steady income must provide one of the following:
 Two most recent consecutively dated paystubs from current employer; or
 Completed Income Verification form; or
 Offer letter from prospective employer; or
 Social Security benefits award letter; or
 Legal documentation for child support or alimony; or
 Disability award letter.
- Applicants who are self-employed must provide one of the following:
 Most recent tax return; or
 Certified verification from their certified public accountant.
The following items represent examples that are not to be included as income:
- Bank statements (except in the case of proof of liquid assets); or
- Unemployment income; or
- One time cash receipt such as income tax refund.
In the event you are unable to get income verification and applicant requests a decision, you
may proceed with application process utilizing income on application. Income should be
calculated using the Income Calculation form (Exhibit B-5). However, applicant must be
rescored (not rescreened) if verification proves to be different amount.
Collect application fee. (Payment can be made by credit card, check, money order, or bank
draft.) Make copies of payments for resident file. Guarantor application fees are to be
deposited immediately.
Enter Guarantor Application into OneSite.
OneSite credit screening should be run before any other processing. When a recommendation
is given by OneSite, thorough review of printed Detailed Report should be completed. If
recommendation is fail, determine if any justification to send override recommendation to
Regional Manager. If determined to be justified, request override from Regional Manager, who
will perform override themselves. No site team member is permitted to do override.
At this point in the process, the entire file, including OneSite scoring, should be given to
Community Manager for approval.
If Guarantor application is failed, proceed with the following:
- Print scorecard and detail from OneSite.
- Do not mail or fax Rental Verification.
- Copy adverse action letter (Exhibit B-7) and place in rejected applicant file.
- Mail original to applicant.
- Deny Guarantor Application and close out account in OneSite.
If Guarantor Application passes, proceed with the following:
- Print scorecard and detail from OneSite.
8
09/01/2013
Rev 12/10/2013rev 02/14/2014
Fax Rental Verification. Rental Verification must be signed by a representative or owner
of previous residence. If applicant is not currently paying rent to a landlord, document
on Rental Verification form current living situation.
Inform Guarantor that final approval is contingent on Community Manager’s review.
Send approval letter (Exhibit B-8).
All Guarantor Applications are good for 90 days. If older than 90 days, follow Guarantor
Application process as if new guarantor applicant.
-
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9
09/01/2013
Rev 12/10/2013rev 02/14/2014
APPLICATION PROCESS
Lease Contract Guaranty Guidelines
July 1, 2010
Upon approval of Guarantor Application, a Lease Contract Guaranty must be completed by each
guarantor.

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
Guarantors are NEVER to sign Apartment Lease Contract.
Lease Contract Guaranty must be completed in its entirety, including “FOR OFFICE USE ONLY”
box.
Verify signature and date of Lease Contract Guaranty.
Verify Lease Contract Guaranty has been notarized if not signed in presence of Management.
10
09/01/2013
Rev 12/10/2013rev 02/14/2014
LEGAL NAME OF COMMUNITY
LEASE CONTRACT GUARANTY
Apartment Lease Contract Information
Date of Lease Contract:
Apartment No.
of leased apartment:
and street address
Resident names (list all leaseholders and
occupants on Lease Contract):
City/State/Zip of leased apartment:
In consideration for us to enter into the Apartment Lease Contract with the resident, as an inducement to us for
making the Apartment Lease Contract and other good and valuable consideration, the receipt of which is
acknowledged, you guarantee all obligations of resident under the Apartment Lease Contract including, but not
limited to, rent, late fees, property damage, repair costs, animal violation charges, utility payments, legal or
collection fees and all other sums which may become due under the Apartment Lease Contract.
You agree that your obligations as guarantor will continue and will not be affected by amendments, modifications,
roommate changes or deletions, unit changes, or renewals in the Apartment Lease Contract which may be agreed
to from time to time between resident and us. If we, as Management, delay or fail to exercise lease rights, pursue
remedies, give notices to you, or make demands to you, as guarantor, you will not consider it as a waiver of our
rights as Management against you as guarantor. All of our remedies against the resident apply to guarantor as
well. All residents and guarantors are jointly and severally liable. It is unnecessary for us to sue or exhaust
remedies against resident in order for you to be liable. This Lease Contract Guaranty is part of the Apartment
Lease Contract and shall be performed in the county where the apartment is located.
You are required to have this Lease Contract Guaranty notarized if not signed in the presence of Management.
GUARANTOR NAME (PRINTED):
GUARANTOR SIGNATURE:
DATE:
State of
County of
I certify that I know or have satisfactory evidence
is the person who appeared before me and
acknowledged he/she signed this instrument, and acknowledged it to be his/her free and voluntary act for the uses and purposes mentioned in the
instrument.
Printed Name of Notary Public
Date
Signature of Notary Public
My Commission Expires
MANAGEMENT SIGNATURE:
DATE:
FOR OFFICE USE ONLY
Guarantor signature was verified by Owner Representative.
Verification was by
telephone or
presence of Management. Date of verification:
Telephone number called (if applicable)
Name of Guarantor who was contacted
Name of Owner Representative who talked to Guarantor
Exhibit B-11
09/01/2013
Rev 12/10/2013rev 02/14/2014
APPLICATION PROCESS
Corporate Housing Guidelines
September 1, 2013
A business is defined as one of the following:



Corporation has shareholders as owners. Therefore, an officer of the corporation must sign the
Apartment Lease Contract. A copy of the board of directors’ meeting minutes is required as
documentation listing the individual as a signing officer.
Partnership has partners as owners. The General Partner or Managing Partner is authorized to
conduct the daily business. Therefore, an officer or duly appointed agent of the General Partner
is required to sign the lease. Documentation of appointment is required.
Limited Liability Corp. has its members represent the owners. The managing member should be
the individual signing the lease. If the managing member is not an individual, it would normally
be a corporation and you would follow the rules of a corporation above.
The following guidelines apply to furnished and unfurnished apartments leased at corporate rental rates
by an individual or a business for short or long term stays at additional income to the community.

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
A corporate Apartment Lease Contract may be in the name of a business or individual.
If business is to be leaseholder, a Business Application (Exhibit B-12) and Business Rental
Verification (Exhibit B-13), if applicable, must be submitted. If an individual is to be leaseholder,
the Standard Rental Application would be submitted.
A Standard Rental Application must be completed on all residents for the purpose of criminal
background screening.
In the event of a business entering the Apartment Lease Contract, the Apartment Lease Contract
must be in the business name. All residents’ names must be added to the Apartment Lease
Contract if the same resident(s) will occupy the apartment during the full term of the lease.
In the event of an individual entering the Apartment Lease Contract, the Apartment Lease
Contract must be in the resident’s name. If multiple residents will occupy the corporate
apartment at different intervals during the term of the lease, residents would not be added to
Apartment Lease Contract, as this would change too frequently. However, each resident must
complete the Standard Rental Application for criminal screening. Utilize the Business Resident
Log (Exhibit B-14) to track each occupant of a unit.
A business application is run through OneSite screening as a corporation/business.
The legal name of the business should be on the Apartment Lease Contract exactly as it appears
in the Secretary of State records. This is easily verified online by entering a search by the state
for Secretary of State and selecting corporation and corporation search where the business is
based.
Business Signed Apartment Lease Contract (Example: ABC Construction, Inc., by John Smith, President):


In the signature section of the Apartment Lease Contract, the business name needs to be listed
as the resident along with the name of the individual signing the Apartment Lease Contract on
behalf of the business.
The individual signing the Apartment Lease Contract will be bound to all terms, conditions and
obligations of the Apartment Lease Contract.
11
09/01/2013
Rev 12/10/2013rev 02/14/2014
Individual Resident Signed Apartment Lease Contract:


The individual resident signing the Apartment Lease Contract is responsible for completing the
Standard Rental Application (refer to Application Process).
The individual resident signing the Apartment Lease Contract will be bound to all terms,
conditions and obligations of the Apartment Lease Contract.
The following may be applicable with all corporate housing applicants:

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Set-up fees will be determined by the Regional Manager for charges involved in setting up the
corporate apartment with furnishings.
A criminal background check must be completed on everyone over the age of 18 living in the
apartment home.
Refundable security deposit equal to the standard community security deposit charged per
apartment.
Non-refundable pet fees, pet rent or deposits are equal to the standard community pet policy.
Monthly corporate rent charges are determined by the Regional Manager based on the cost of
the monthly services offered.
A minimum of three-month lease term is required for all new Apartment Lease Contracts.
Short term Apartment Lease Contracts may be subject to hotel/motel tax or sales tax per
individual state guidelines and must be added to the monthly rent charge. The tax varies by
state, therefore, verify with accounting liaison to determine amount of tax for lease terms under
specific state guidelines.
Upon expiration of initial lease term, the standard community renewal policies and charges
apply.
Corporate apartment notice to vacate only requires 30 days’ notice and not the standard policy
of 45 days (please adjust lease when typing). All lease termination fees apply.
A standard cost for furniture/software package should be set for each apartment size/type, with
Regional Manager approval.
All standard documents must be signed by the business or individual responsible for the
Apartment Lease Contract. Documents must be signed in presence of Management or notarized
if not signed in presence of Management.
When resident(s) arrives to take possession of the apartment, the resident(s) is to be shown
amenities around the community and accompanied to his/her apartment home, as he/she
probably has not visited the community before. All residents must present valid photo
identification at move in.
Move-in/move-out inspection is to be completed by the resident(s) the day of move-in, and a
copy is sent to the business, as they will be responsible for any damages/cleaning upon moveout.
All applicable fees must be approved by the Regional Manager.
When entering into OneSite, rent code is not altered; rent charges are to be at market rate and
all other charges go to corporate apartment premium rent.
Applying for additional apartments after vacating original residence:
12
09/01/2013
Rev 12/10/2013rev 02/14/2014
The screening of a business applicant returning after eighteen months would require rescreening;
however, lapse in Apartment Lease Contract less than eighteen months would have prior approval
based on initial OneSite screening.
13
09/01/2013
Rev 12/10/2013rev 02/14/2014
BENCHMARK MANAGEMENT, INC.
CORPORATE CREDIT APPLICATION
Company Name
Address
City
State
Zip Code
Type of Business:
Phone Number
( )
-
Fax Number
( )
-
Federal I.D. Number
Date of Incorporation
/
/
Banking
Name:
Phone Number
Address,
City,
State
Zip
Account Number:
(
Name:
Phone Number
Address,
City,
State
Zip
Account Number:
(
Name:
Phone Number
Address,
City,
State
Zip
Name:
Phone Number
Address,
City,
State
Zip
Name:
Phone Number
Address,
City,
State
Zip
Name:
Phone Number
Address,
City,
State
Zip
Name:
Phone Number
Address,
City,
State
Zip
Name:
Phone Number
Address,
City,
State
Zip
Name:
Phone Number
Address,
City,
State
Zip
Name:
Phone Number
Address,
City,
State
Zip
)
)
-
Principals
References
I have read and understand the Resident Selection Criteria provided to me. I hereby make application for an apartment and certify this
information is correct. I authorize you to contact any references I have listed. I also authorize you to obtain the company’s consumer credit
report from your credit reporting agency, which will appear as an inquiry on the company’s file. I authorize you to conduct a criminal
background check on all occupants throughout the lease term and to obtain all other related information for the purpose of determining
whether or not to lease an apartment to me. Should I lease an apartment, I understand Benchmark Management and its agents shall have a
continuing right to review my credit and criminal information during all occupants and potential occupants residency as it deems necessary.
Criminal background checks will be run on all occupants at a cost of $________________ per screening.
By initialing here, I represent and warrant that I have read and understand the above paragraph ____________.
By signing below, I attest all information contained in this application is true and correct. If any information is found to be false, this application
may be rejected and/or the lease be terminated immediately.
RESERVATION FEE
I authorize you to obtain the business’s credit report from Dunn and Bradstreet or any other credit reporting agency. I am submitting
$___________ as a reservation fee. I understand that this good faith fee portion will be applied toward payment of my security deposit(s). If
application is approved and I refuse apartment tendered for any reason after 72 hours, the lessor shall retain said fee. In the event this
application is not approved, reservation fee will be returned to me.
Officer or Managing Member’s Signature
Officer or Managing Member’s Signature
Date Paid
THE APARTMENT LEASE CONTRACT WILL NOT BECOME EFFECTIVE UNTIL THIS APPLICATION IS APPROVED BY MANAGEMENT.
Community Manager’s Approval Signature:
Date:
Exhibit B-12
09/01/2013
Rev 12/10/2013rev 02/14/2014
LEGAL NAME OF COMMUNITY
BUSINESS RENTAL VERIFICATION
To:
Re:
The above referenced business has recently applied for residency at
Apartments and has indicated previous residency at your property located at:
.
As indicated by the signature below, the business consents to the release of information pertaining to
their rental history. We would greatly appreciate your cooperation in completing the questions below
and returning the form at your earliest convenience.
Move-in date:
Lease expiration:
Was proper notice given?
Yes
No
Move-out date:
Number of units leased:
Current monthly rental amount: $
/unit
Was the above corporation/business ever delinquent in rental payments in the past 12 months?
Yes
No If yes, how much? $
Amount currently outstanding $
Number of late payments:
Number of NSF’s:
Number of court filings:
Currently under eviction?
Yes
No
Were the residents destructive to the apartment or the community?
What was/is the reason for the business leaving your apartment community?
If qualified, would you rent to the business again?
Yes
No
If no, please explain why:
Please list any lease violations:
Additional comments:
Management Name (Print)
Date
Management Signature
Thank you for your time in providing the information we requested. Please fax this form back to us at
at your earliest convenience.
Sincerely,
Management Signature
I authorize the release of the information requested above.
Management Signature
Date
Officer or Managing Member’s Signature
Date
Exhibit B-13
09/01/2013
Rev 12/10/2013rev 02/14/2014
LEGAL NAME OF COMMUNITY
BUSINESS RESIDENT LOG
Apartment Number:
Business Name
Resident Name
Occupied Date
Vacated Date
Exhibit B-14
09/01/2013
Rev 12/10/2013rev 02/14/2014
APPLICATION PROCESS
Processing the Business Application
September 1, 2013
The Business Application must be processed properly and consistently.
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If individual applicant, refer to Processing of Standard Rental Application (page 2).
Review Business Application for completeness.
Collect business application fee and reservation fee (to be determined by Regional Manager).
Payment can be made by credit card, check, money order, or bank draft.
Business application fees are to be deposited immediately.
Reservation fees are to be held 72 hours from date of application. Reservation fees may be
applied to security deposit, lease administration fee, rent, etc.
All residents over the age of 18 will be charged for criminal background screening.
Assign an apartment.
- Review notices and assign a notice if possible.
- If no notice is available to assign, assign a vacant if move-in is expected within 15 days.
- Put applicant on waiting list if no notice is available or if move-in is greater than 45 days
out.
- If a notice becomes available meeting applicant’s requirement and reducing days
vacant, reassign apartment whenever possible.
Enter Business Application into OneSite. (See OneSite Screening of Business Application page
15).
When recommendation is given by OneSite and it is determined to override recommendation,
request override from Regional Manager, who will perform override themselves. No site team
member is permitted to do override.
At this point in the process, the entire file, including OneSite scoring, should be given to
Community Manager for approval.
If application is failed, proceed with the following:
- Print scorecard and detail from OneSite.
- Do not mail or fax Business Rental Verification.
- Copy adverse action letter and place in rejected applicant file.
- Mail original to applicant.
- Return reservation fee.
- Deny application and close out account in OneSite.
If OneSite passes or passes with conditions, proceed with the following:
- Print scorecard and detail from OneSite.
- Fax Business Rental Verification, if applicable.
- Send approval letter.
- Request override from Regional Manager if necessary.
Inform applicant that final approval is contingent on Community Manager’s review.
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APPLICATION PROCESS
OneSite Screening of Business Application
September 1, 2013
The Business Application must be screened properly and consistently.
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Once the Business Application is completed, enter the prospective business information in
OneSite in Leasing & Rents. Under the General Information heading, enter a new contact.
In the name field, enter an * instead of the first name.
In the name field for last name, enter the full name of business.
Under other information, select the Business checkbox option.
No demographics will be used.
Under the summary tab in Leasing and Rents, choose the business and click More to screen.
When the pop-up box displays, click only the company and then click Screen.
Note: Ensure that only the company is selected to be screened. Prospective residents cannot
be screened using the Corporation/Business scoring model.
Once the contact information has been entered into Leasing and Rents, the applicant page will
display. Complete the highlighted fields, Applicant Type-Business.
If no D-U-N-S number is found, then select the Find D-U-N-S link.
Enter the company name in the text field, select the State from the dropdown, and click Find.
The company information will display a company list. Click on the correct company and then
click Select.
Once the result is returned, it will display on the scorecard.
Print the scorecard and place in the file.
After a decision has been made, you will have a letter to also place in the file.
If a D-U-N-S number is still not found, financial statements and tax returns should be requested.
Forward documents to your accounting analyst to see if we should lease to the business.
Information to include but not be limited to why the business is renting, length of lease term
and will the business be able to pay first of the month (depending on type of business).
Refer to OneSite diagram on following pages:
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Business Credit Reports
How to Run a Business Credit Report through LeasingDesk Screening.
Leasing & Rents
Enter the prospective resident’s information in Leasing & Rents; then under General Information, enter
a new contact. In the name field, enter an ‘*’ and enter the full company name in the last name field.
Under Other Information, select the Business/Corporation checkbox option.
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Screen Now
Under the Summary tab in Leasing & Rents, choose the company and click More to screen.
When the pop-up box displays, click the company and click Screen.
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Note: Ensure that only the company is selected to be screened. Prospective residents cannot be
screened using the Business/Corporation scoring model.
Applicant Display Page
Once the prospective resident and company contact information has been entered into Leasing & Rents,
the applicant page will display. Complete the highlighted fields.
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Find D-U-N-S
If the D-U-N-S number is unknown, select the Find D-U-N-S link. Enter the company name in the text
field, select the state from the dropdown, and click Find.
The company information will display in the table below. Highlight the appropriate company and click
Select.
Scorecard Result
Once the result is returned, it will display on the scorecard as follows.
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Adverse Action Letter
After a decision has been made, Business Credit Report has been added to the list of factors as well as
on the Adverse Action letter.
Summary Report
Any return information will display on the Summary Report.
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09/01/2013
APPLICATION PROCESS
Completion of Leasing Process
September 1, 2013
Once an applicant is approved, meaning all necessary qualifying criteria have been met and verified,
perform the following:
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Complete a Move-In Cost Disclosure (Exhibit B-15) which welcomes them to the community and
outlines the following:
- Confirms date for move-in
- Provides apartment address
- Provides contact numbers for utility transfers
- Confirms monies already received by community
- Outlines remaining monies due:
 Security deposit/pet fee/remote deposit
 Lease administration fee
 Any other charges – pet rent, garage rent
 Pro-rated rent for month of move-in.
- Payment must be made prior to lease start date via any Benchmark form of payment.
Make copies of payments for resident file.
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09/01/2013
LEGAL NAME OF COMMUNITY
MOVE-IN COST DISCLOSURE
Applicant Name:
Today’s Date
Address Applied For:
Total Monthly Rent: $
Move-In Date
Wait List
Thank you for selecting Community Name to call your next home. We will always do our best to provide you with
a comfortable living environment. We may be reached during our office hours of
or, if you prefer, you may email us at
. Emergency service is available 24 hours a day. Please keep the following information easily accessible
should you need to contact us for any reason.
Office Address
Office Telephone & Fax
Prior to your move-in day, you will need to have your utilities connected. Please call directly.
Electric Company Name and Telephone Number
Gas Company Name and Telephone Number
Cable Company Name and Telephone Number
Water Company Name and Telephone Number
Locksmith Name and Telephone Number
Community Name has received:
$
non-refundable application fee
$
non-refundable administrative fee
$
non-refundable pet fee
$
reservation fee
$
other
Total
$
Please set an appointment to complete prior to move-in day or leave ample time on your move-in day to complete
your Apartment Lease Contract paperwork. Community Name will be unable to disperse apartment keys until all
lessees have completed the necessary forms and full payment has been received.
Move-In Day Expenses
$
$
$
$
$
$
$
Pro-rated rent for current month
First full month’s rent if after the 22nd of the month
Security Deposit (payment to be separate from all other payments)
Other Rents: Garage/Carport $
Storage $
Pet $
Non-refundable Fees: Pet $
Other
$
Other Fees: Water $
Pest $
Trash $
Cable $
Refundable Deposits: Satellite Dish $
Key/Remote $
Other
$
$
Total Due on Move-In Day
Exhibit B-15
09/01/2013
APPLICATION PROCESS
Waiting List
May 8, 2012
Maintain and effectively utilize a wait list to capture all possible leasing prospects.
If an applicant requires an apartment type that is not currently available (vacant or on notice), perform
the following:
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Identify the move-in date needed and determine if there is any ability to move that date back.
If no possible apartments available, offer our waiting list program.
Complete Standard Rental Application for all prospective residents and Waiting List Agreement
(Exhibit B-16). Collect non-refundable application fee and refundable reservation fee.
Follow standard screening process.
Guarantors (where applicable) must also complete the Guarantor Application.
Aggressively pursue resident(s) who has not renewed or given notice.
Once an apartment is identified, contact applicant.
If applicant no longer desires to reside at community, promptly process a Final Account
Statement (FAS) and mail to corporate for processing.
If applicant accepts apartment offered but then cancels after 72 hours of acceptance,
reservation fee will be forfeited.
Standard Rental Applications are good for 90 days. If older than 90 days, follow Standard Rental
Application process as if new applicant.
If community accepts students on waitlist whose move-in date is greater than 90 days, contact
Regional Manager for possible deviation.
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09/01/2013
LEGAL NAME OF COMMUNITY
WAITING LIST AGREEMENT
Thank you for choosing to participate in our waiting list program. Although we cannot predict future
availability, this process will allow you to be selected in “wait list order” for an apartment home at
Community Name.
You agree to pay a reservation fee of $
and a non-refundable application fee of $
. By
signing this agreement, you are acknowledging and agreeing that you have not been guaranteed an
apartment nor have you been given a confirmed move-in date.
When an apartment home with your desired features and move-in date becomes available, you agree to
accept or decline the apartment. Should you decline the apartment, your reservation fee will be
refunded. Should you accept and then decline after 72 hours of acceptance, your reservation fee will be
forfeited.
Please remember that rental rates and feature rates are subject to change. Your rental rate will be
adjusted to match the market rent at the time of move-in.
If an apartment does not become available, you may cancel and we will return your reservation fee.
Please complete the following information:
Name
Daytime Telephone Number
Evening Telephone Number
Email Address
Desired Apartment Size
Desired Move-in Date
Desired Features
Reservation Fee Amount Received $
Applicant Signature
Management Signature
Date
Date
Exhibit B-16