New Tenant Forms
Phoenix Park Residential Selection Criteria
Note: Please bring in a cashiers check or
money order for $37.50 (payable to
Phoenix Park) to cover the cost
of the credit/background check.
I. PRIORITIES FOR PROCESSING
- Each applicant will be checked for income eligibility and those who qualify will be placed on the waiting list according to its ranking order, income eligibility, and unit size, and preferences.
- Applicants who appear to be eligible will be notified by mail of a pre-screening interview date and time. All remaining applications will be placed on a waiting list and processed as needed to fill in this same order.
- Local residency requirements are prohibited from use in the processing of applications.
II. OCCUPANCY STANDARDS
- Units will be occupied in accordance with the following standards:
- Every household resident will be counted when determining unit size.
- The head of household must be 18 years of age or older, unless he or she is an emancipated minor.
- Personal-care attendants will be given a separate bedroom.
- When a medical hardship is verified to the satisfaction of the managing agent, persons of the same-sex or couples who would generally share sleeping quarters may be assigned separate bedrooms.
III. VERIFICATION PROCESS
- All income will be verified in writing by the income source indicated on income certification form.
- All assets, including bank accounts, will be verified in writing.
- Upon initial occupancy, resident’s income cannot exceed 30%, 50% or 60% of the area median income depending on the designated rent level, as published annually by the U. S. Department of Housing and Urban Development. Some units are restricted to lower income levels as prescribed in II, B.
- Applicants with Section 8 certificates and vouchers will be accepted.
- Third-party income verification will be required from all sources, including but not limited to:
- Savings and checking
- Asset verification, property, home, stocks, bonds, annuities, IRA, etc.
- Government assistance, AFDC, food stamps, etc.
- Social security
- Income calculations are based on the applicant’s annual gross (anticipated) income for the following 12 months. Annual gross income includes income from any and all assets.
- A credit reference will be required for all adult household members.
- References from the current and previous landlord will be reviewed.
IV. WAITING LIST
- Upon payment of the application fee, applicants will be added to a waiting list in chronological order.
- In the event that the volume of applications received exceeds the number of available apartments, the Property Manager will process the next ten applicants on the waiting list. If multiple applicants qualify for the unit, the application with the earliest date will be approved. The other applicants will go on the waiting list in the order they were received.
- When management receives the next 30-day notice, it will be the responsibility of the Property Manager to notify the applicant at the top of the waiting list. If that applicant turns down the unit; management will contact the next applicant to be interviewed.
- If an applicant on the waiting list rejects two units offered to him/her, he/she may remain on the list but will then be assigned a new position on the waiting list based on the date the applicant rejected the second unit.
- A staff member will initially interview all applicants.
- After interviewing the applicant, the applicant’s file will be given to the Regional Property Supervisor or Assistant Property Supervisor for review. The Regional Property Supervisor or Assistant Supervisor will determine if the application package conforms to all screening requirements for application approval or denial.
- It will be the responsibility of the Property Manager to inform the applicant in writing of their rejection or approval.
- Management will notify applicants who are rejected of the decision in writing and the applicants will be informed of their option to appeal this decision. The Regional Property Supervisorr of The John Stewart Company will review the file to ensure that there was a proper basis for rejection based upon Fair Housing guidelines.
VI. REJECTED APPLICATIONS
- Applications may be rejected for any of the following:
- Blatant disrespect, disruptive or anti-social behavior toward management, the property, or other residents exhibited by an applicant or family member any time prior to move-in (or demonstrable history of such behavior);
- A negative landlord or other reference, encompassing failure to comply with the lease, poor payment history, poor housekeeping habits, or eviction for cause;
- Failure to present all members of the family/household during the interview;
- A negative credit report;
- Falsification of any information on the application;
- Family size that does not conform to the stated minimum and maximum sizes;
- Other good cause, including, but not limited to, failure to meet any of the selection criteria in this document.
- All rejected applicants will have the right to appeal the decision. The Property Manger must receive the appeal no later than ten (10) days after the rejection letter was sent. The Property Manager will then forward the appeal to the Regional Property Supervisor of The John Stewart Company within two working days of receipt of the request for appeal.
VII. FAIR HOUSING
- The property will comply with all federal, state, and local fair housing and civil rights laws and with all equal opportunity requirements. This selection criteria will be maintained in compliance with the Affirmative Fair Housing Marketing Plan for Phoenix Park.
VIII. EVALUATION OF APPLICANT’S CREDIT REPORT
- Reasons for rejection (all adult family members must meet same standards)
- If within the last ten years:
- Unmet Utility bills of any amount.
- Prior evictions.
IX. EVALUATION OF APPLICANT’S CRIMINAL BACKGROUND
- Reasons for rejection; all adult family members must meet guidelines under notice H2002-22 U.S. Department of Housing and Urban Development. Screening and Eviction for Drug Abuse and Other Criminal Activity – Final Rule.
Including but not limited to:
- Drug-related criminal activity;
- Violent criminal activity;
- Other criminal activity that would threaten the health, safety, or right to peaceful enjoyment of the premises by other residents;
- Other criminal activity that would threaten the health or safety of the PHA or Owner or any employee, contractor, subcontractor or agent of the PHA or Owner who is involved in the housing operations; or
- Any household member is currently engaging in illegal drug use.