Rental Application Criteria

We want to make the application process stress-free and approve your application quickly. Before we begin, collect the following documents:

  • Driver's License or government-issued Photo ID
  • Smartphone to complete ID verification
  • Online bank login information
  • 2-months Pay Stubs
  • 2-months Bank Statements
  • Vehicle Registration
  • A credit card to pay the application fee

Please note: You must submit all requested documentation before the underwriter will begin to process your application. Failure to provide all documentation now at the time of application risks your application and non-refundable application fee. Please help us help you by submitting all documentation promptly. Thank you!


Your application will be evaluated based on the following criteria:

  1. All Adult applicants 18 or older must submit a fully completed, dated, and signed residency application and fee. Applicants must provide proof of identity. A non-refundable application fee is required for all adult applicants. Applicants may be required to be approved by a condo/homeowner’s association and pay an additional application fee or additional security or damage deposit.
  2. Applicants must physically reside in the dwelling for which they are applying. Applicants must live in the rental unit and disclose all persons who will be occupying the unit. All persons 18 years of age or older must be a leaseholder and qualify for the unit with the applicants.
  3. Applicants must have a combined gross income (including rental income, alimony, child support, investment dividends, etc.) of at least two times their combined monthly expenses (including proposed rent, current mortgages, car loans, credit card payments, alimony, child support, etc.). We reserve the right to require a co-signer. A minimum of two years of residential rental history is required.
  4. Credit history and or Civil Court Records must not contain slow pays, judgments, eviction filing, collections, liens, or bankruptcy within the past five years.
  5. Credit scores of each applicant must be above 650.
  6. Bank statements must show at least three months' rent in cash reserves.
  7. Self-employed applicants may be required to produce upon request two years of tax returns or 1099s. Non-employed individuals must provide verifiable proof of income.
  8. All sources of other income must be verifiable if needed to qualify for a rental unit.
  9. Criminal records must contain no convictions for misdemeanors for crimes involving violence, assault or battery, manufacturing or distribution of controlled substances, firearms, and no sexual offenses. Convictions for felonies will be reviewed on a case-by-case basis. In the event a record comes back “adjudication withheld,” “nolle prosse,” or “adjudication deferred,” further documentation may be required, and applicants may be denied on this basis.
  10. Previous rental history reports from landlords must reflect timely payment, sufficient notice of intent to vacate, no complaints regarding noise, disturbances, or illegal activities, no unpaid NSF checks, and no damage to unit or failure to leave the property clean at the time of lease termination.
  11. No pets (except for medically necessary pets for the benefit of the occupant(s)) of any kind are permitted without specific written permission of the landlord in the lease document, an addendum to the lease, a non-refundable pet fee, and an additional security deposit. Fees and deposits are waived for medically necessary pets. Tenants must complete a pet application for each pet.
  12. Applicantswill be required to pay a security deposit at the time of lease execution in a minimum amount of one month’s rent. We reserve the right to require a higher security deposit.
  13. The number of occupants must comply with HUD standards/guidelines for the applied-for unit. 


Any exceptions to the above criteria must be submitted in writing to the rental agent for presentation to the landlord for consideration. If such exceptions are approved, additional security deposits, co-signers, or advance rent payments may be required. 

Our company policy is to report all non-compliances with the terms of your rental agreement or failure to pay rent or any amounts owed to the credit bureau and a collection agency. If the amount is disputed, it shall be reported as disputed in accordance with the law. 

We do business in accordance with the Federal Fair Housing Law. We do not discriminate against any person because of race, color, religion, sex, sexual orientation, national origin, familial status, or disability.

Sample Lease: Click here to review a sample of our lease agreement.

Credit Reports: Eaton Realty pulls credit, background, and eviction data through TransUnion who prohibits the sharing of data.

Pets: Eaton Realty requires a separate pet application to be completed per pet. You will be directed to complete said application using this link later in the application process:

Refund Policy: All application fees are considered 100% non-refundable.

Non-US Citizen Applicants: Depending on the country, foreign background checks may take from 3 days to 3 weeks to process and require additional fees. Due to the competitive nature of the rental market and our obligation to treat all applicants fairly, the property will not be reserved exclusively for you while your foreign background check is being processed. If another applicant who has completed their application and background check is ready to rent the property before your foreign background check comes back, we may proceed with their application. If your application is subsequently approved, you may move your application to a different property within 30 days.

Fees: Leasing a home from Eaton Realty may require any or all of these fees.

Please Note: You must complete this application process once for EACH applicant over the age of 18. Please start the process over an additional time for each applicant. Application fees are non-refundable.