You can obtain applications here
or on our website listings, at a property showing, at one of our offices, or you can download a pdf
here. Each adult that intends to live in the property (everyone 18 years or older) must fully complete a separate application and pay the application fee. The application can be sent electronically, emailed to applications.Sac@HomeRiver.com
, faxed to 916-429-0389 or you may bring it to one of our offices.
Q:What are your qualifications to rent?
Our general guidelines to qualify are that you have a legal and verifiable income of three times the monthly rent, two recent years of favorable rental references or ownership and at least two lines of positive credit established for one year with a creditor who reports to a credit agency. If you have an active mortgage on your credit report, that will be factored into your debt-to-income ratio for qualifying. Qualifications for each property are outlined in each listing on our website. Wage statements from your employer, signed tax returns, social security income, welfare assistance, retirement income, investment income, student loans and grants, and food stamps are examples of legal sources of income. Bank statements or balances in your account do not qualify for income purposes. Unverifiable income includes non-court ordered child support, business income without a tax return, and gift money.
Q:Do you take co-signers?
Some properties will accept a co-signer for lack of either credit or rental references; some for both. Co-signers will not, however, make up for negative credit or rental references. Co-signers must fully complete our application, pay the application fee, have a verifiable income sufficient to qualify for both their living situation and for the property they are co-signing and have good credit.
Q:Do you rent to students?
Yes, and we treat students like anyone else. The student applicant must still qualify under the guidelines for the property being applied for. We will consider all forms of income, including student loans and grants. Some properties may take a co-signer to qualify for lack of income in addition to lack of credit and rental references. Just like regular co-signers, the co-signer for a student must qualify in place of the applicant.
Q:What are E-Z Qualify rentals?
Some properties on our website are noted in the listing as “E-Z Qualify”. That means the property requires an income of two and a half times the monthly rent. No credit and no rental references are acceptable. If you have negative credit we may still consider you with an additional deposit. A recent or unpaid eviction on your record will disqualify your application.
Q:How long will it take to process my application?
We process completed applications on a first-come-first-serve basis as quickly as possible. Often, the longest delay is waiting for return phone calls from landlords and employers. We must verify your employment, rental history, and review your credit. We will contact you if we are having trouble obtaining any information. If we cannot verify the information provided or your application is incomplete we may have to move on to another application. Providing daytime phone numbers can shorten the turnaround time when messages must be left.
Q:When will I hear from you once I turn in my application to your office?
We will send you an email acknowledging receipt of your application within two business days. Please designate a single contact person as multiple notifications delays processing time. Applications are considered incomplete and will not be placed in line until all adults have submitted.
Q:What if I have special circumstances I feel should be considered?
Submit your special circumstances in writing referencing the property you have applied for. It does no good to explain your situation to our leasing agent or receptionist since they do not process applications or have much interaction with those who do. Our contract with the owner and Fair Housing laws keep most extenuating circumstances from being considered above the guidelines for qualifying.
Q:Is the application fee refundable?
Your credit card will not be charged unless and until processing of your application for a specific property begins. If your app has been in line, we will contact you prior to processing to confirm you are still interested in the property. If you pay by money order and your application is not processed, we will refund the fee paid.
Q:What is the best method of communication during the application process?
We prefer that your use email at applications.Sac@HomeRiver.com
. We will normally reply within one business day. If you do not have email you can reach us at 916-429-1205 x 115. Because approval depends upon several factors, daily updates are not feasible. A decision can not be made until all references have come in and reviewed collectively.
Q:What are E-Z Qualify rentals?
Some properties are noted in the listing on our website that they are E-Z Qualify. When listed as E-Z Qualify the property requires income of only two times the monthly rent. No credit and no rental references are acceptable. If you have negative credit we may still consider you with an additional deposit. An eviction on your record will disqualify your application.