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Pergola Management

Rental Application Screening Criteria

This is a statement of our Rental Application and Screening Criteria. Please review it and acknowledge you have reviewed and understand it as a requisite to submitting an application. There is a non-refundable application fee that must be submitted and paid before an application will be processed. Please note, however, that a unit will not be held for you, unless or until a lease is signed and any required deposits, fees or rents are paid.

1. Fair Housing Statement: Management is a fair housing provider and does not discriminate against persons on the basis of race, color, religion, national origin, sex, familial status, disability, creed, marital status, public assistance, ancestry, and sexual or affectional orientation.
2. Application Requirements: Your application must be filled out completely and accurately. An incomplete application may be rejected or not processed. Any misstatements or omissions made on your application, whether or not discovered before you move into the building, is grounds for denial of an application or termination of an existing lease. Information must be legible and verifiable. Your application may be denied if any requested information (such as an address or employer) on the application is omitted or cannot be verified.
3. Age: a) No person under 18 years of age may solely lease or be approved as a tenant without a parent or legal guardian as an occupant on the lease; b) Any resident may be required to sign a lease after reaching 18 years of age; c) In Minneapolis, an emancipated minor may apply and sign a lease with a valid, current Court Order, as defined by ordinance to establish emancipated status.
4. Photo ID: Every adult that will be living in the apartment is required to complete a rental application and to provide a government issued photo ID. Acceptable ID include a valid state-issued driver’s license, or state issued identification card, a U.S. military I.D., or a current passport.
5. Screening Service: Management uses the tenant screening service and/or credit reporting service below:
   
   Rental History Reports
   7900 W. 78th Street
   Suite 400
   Edina, MN 55439
   952-545-3953
   The application fee charged by Management is nonrefundable. It is applied to the costs of our resident screening and the use of the tenant screening service. We will not take an application and an application fee unless we have a unit available, or reasonably believe that a unit will be available in the future.
6. Credit References: Credit and bank references will be checked. An adverse credit reference, a high amount of household debt (generally excluding medical or education debt), an open balance due to a prior housing provider or unpaid utilities, open collections, judgments, or a recent or pending bankruptcy may be a basis for denial of an application. In Minneapolis, a credit score alone and insufficient credit history is not a basis for denial.
7. Income: Applicants shall demonstrate that applicant has sufficient income to pay rent in addition to other financial obligations which are evident on applicant's screening report. As a rule of thumb, applicant shall have three times the monthly rent in monthly income. In Minneapolis, an applicant that does not have income equal to three times the rent has the option of submitting, at the time of the application, a rent/payment ledger from the applicant's current landlord/lender for at least 12 months showing a business record, account ledger of rent/housing payments, along with documentation to show the applicant's actual income for the proceeding 12 month period, so at to establish a history of timely rent payment with income less than three times rent. The prior rent must be comparable to the rent for the unit that is subject to the application. All sources of income will be counted as income if reliable, verifiable, and predictable. Short term or seasonal employment, or unemployment benefits, are not considered predictable income. Management may request applicant to provide documentation of income in the form of check stubs, or other credible or verifiable documentation. For Minneapolis residents seeking to have Management review records of prior rental history, any application done online will not permit applicant to upload documents. An applicant wanting to exercise the option of submitting a rent/payment ledger, and proof of income, for the last twelve months must email it to leasing at LEASING@RENTPERGOLA.COM within twenty-four hours of submitting the application.
8. Housing History: Applicant must provide the name and last known telephone number of each landlord/property manager/lender for each address you have had for the past three years. Management looks for a rental reference from current and prior housing providers that are "neutral" at worst. Positive housing history of, lease and rule compliance, housekeeping and maintenance of the unit, and giving proper notice, are sought by Management in reviewing and qualifying an application. A refusal of a prior housing provider to give a reference, or an adverse reference, may be grounds for denial of an application. Insufficient housing history alone is not a basis for denial in Minneapolis but may be a basis for approval with additional conditions.
9. Evictions: Management's screening service will pull eviction records for the past seven years. An eviction may be grounds for denial of an application. For evictions that involved non-payment of rent or utilities that were Applicant's responsibility, Management will not count an eviction as "adverse" where payment was made or a satisfactory payment arrangement was subsequently reached and fulfilled with a prior landlord. In Minneapolis, a review of evictions older than three years, where a judgement or writ of recovery was issued, or consideration of evictions that are older than one year, where a settlement with the landlord was reached, is not considered to be inclusionary screening criteria. Therefore, Management will conduct an individualized assessment of evictions where applicant may submit additional supplemental evidence. See below for Management's Minneapolis Compliance Addendum, and direction on the process and deadline for submitting supplemental information.
10. Criminal/Public Record History: Our screening will include a review of public records and criminal history. We will not issue a denial based solely on an arrest record. We do consider open and pending charges and convictions for activity that could adversely affect the health, safety, or welfare of neighbors or agents of Management, adversely affect the reputation of the property, or our participation in crime free/drug free policies. Our review of pending charges and criminal convictions takes into consideration the age of the offense and the severity of the offense. Management believes its review of public record and criminal history is nondiscriminatory and is intended to balance the needs and interests of the property owner, and other residents, along with Management's concern to have applicants that will have respect for the rules of society, will comply with the lease, and do not have records that Management reasonably believes could pose risks for the property, other residents, or the reasonable expectations of other residents. In Minneapolis, Management's lookback period for criminal history, or consideration of the relevance of an applicant's history that may disclose multiple records of unlawful conduct, is more restrictive, than what is set forth in the Minneapolis Screening Ordinance definition of inclusive criteria. Accordingly, applicants for a Minneapolis rental that believe they may have an adverse public record or criminal history, and want Management to consider supplemental evidence, may provide documentation on the Compliance Addendum below available to applicants submitting an application at a Minneapolis property.
11. Exceptions or Approval with Conditions: Exceptions may be considered for applicants who do not have a housing history because they are first time renters, or applicants who are on the borderline for acceptance because of household income and credit reasons. Exceptions are based on the discretion of Management and will depend on the overall strength of the balance of the applicant's application and/or the application of any co-tenant, and may require the prospective tenant to pay an additional security deposit and/or advance payment of first and last month's rent and/or provide a suitable guarantee.
12. Business Relationship: The relationship between a landlord and tenant is a business relationship. A courteous and businesslike attitude is required from both parties. Management reserves the right to refuse rental to anyone who is verbally abusive, swears, is disrespectful, makes threats, has been drinking, is argumentative, or in general displays an attitude at the time of the unit showing and application process that causes Management to believe it would not have a positive business relationship.
13. Occupancy Limits: Management limits the number of persons that may live in a unit as part of Management's efforts to promote clean, quiet, comfortable living, and to minimize wear and tear, pressures on parking and use of building facilities. Our occupancy limits are two-people per bedroom. Two people are also permitted in any studio apartment. For purposes of counting an "occupant", a child under twelve months at the time of move-in will not count as an occupant.

If your application is denied for any reason not listed above, Management will return your application fee in full. For applicants at properties that are not in the city of Minneapolis, you may proceed to complete and submit an application, after acknowledging your understanding and acceptance of the screening criteria above, by checking the box below.

For Minneapolis applicants

Minneapolis Compliance Disclosure and Addendum

Management manages residential rental properties in many communities. Our Rental Application screening criteria have been developed after years of experience with the goal of approving tenants that will be successful in housing, minimizing bad debt risks for our owners, and approving residents that will comply with the terms of the lease, community policies and rules, and be good neighbors. Management's criteria with regard to income, credit, and housing history, are believed to be compliant with the Minneapolis Ordinance. But Management's criteria with regard to consideration of evictions, and public record/criminal history may be more restrictive than the criteria recommended and required by the city of Minneapolis UNLESS an option for an individualized assessment is provided.

If you have an eviction or public record/history that you believe may result in a denial of your application under the above screening disclosures, and you want Management to conduct an individualized assessment, review this form and provide additional supplemental evidence. Also, the procedure for submitting documentation on your rent/payment history, and prior income, as permitted for Minneapolis applicants that do not have income equal to or greater than three times the rent, as provided in paragraph 7 above, is explained below.

Any applicant that wants to submit supplemental evidence relevant to the applicant's predicted performance as a tenant, must do so below or by submitting WITHIN 24 HOURS of your application any additional documents or information you want management to consider to this email address LEASING@RENTPERGOLA.COM.

If your application is approved or approved with conditions, an individualized assessment will not be conducted. If your application is denied, based on eviction history that would not be within the look back period permitted by Minneapolis, or a public record/criminal history that is more restrictive than the inclusionary screening in the Minneapolis Ordinance, an individualized assessment will be conducted that will consider:

1. The nature and severity of the incidents that would lead to a denial;
2. The number and type of the incidents;
3. The time that has elapsed since the date the incident occurred; and
4. The age of the individual at the time the incidents occurred.

Any notice of denial will comply with applicable state and federal laws regarding accepting of a screening fee and use of a residential screening company or use of a credit report and, for denied applicants in Minnesota that submitted supplemental evidence, include the following:

1. The basis for denial; and
2. The supplemental evidence, if any, that the landlord considered and an explanation of the reasons that the supplemental evidence did not adequately compensate for the factors that informed the landlord's decision to reject the application.

You have no obligation to submit supplemental evidence. But if you are concerned your application could be denied under Management's stated, residential screening criteria, please feel free to do so. If you need or want to submit a document(s) as part of your completed rental application, submit those documents to the email address above within 24 hours of your application. All supplemental evidence to be submitted must be submitted, and received, as part of your completed application within the 24-hour deadline. No additional evidence or information will be considered or accepted after that.

For Minneapolis applicants. I acknowledge the Compliance Addendum information above.

For All Applicants.I have read and understand the Rental Application and Screening Criteria set forth above in paragraphs 1 — 13.

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