What is your rental criteria?
Below is our Rental Process and Application Criteria Disclosure Statement. If after reviewing the statement if you would like to apply for one of our available properties for rent. Please click the following link to our available properties page on our website http://www.qwestpm.com/grand-rapids-homes-for-rent
If you have any additional questions or concerns, you can reach us at info@qwestpm.com.
Thank you!
Qwest Property Management, LLC
Rental Process and Application Criteria Disclosure
We believe that our residents deserve to be treated fairly at all times. As an equal opportunity housing provider, Qwest Property Management, LLC provides housing opportunities regardless of race, color, national origin, religion, sex, physical or mental disability, familial status, lawful source of income, or any other classification protected by applicable federal, state or local law. Qwest Property Management, LLC is the management agent for many separate property owners; therefore, policies at each property may vary depending on the particular owner's preference. Policies are administered consistently across our portfolio, however, where an owner-specific term applies, it will be disclosed in the listing and applied uniformly to all applicants for that property.
**It is important that you read the following screening criteria below. If you do not believe that you will pass the screening criteria, we recommend that you DO NOT complete the application and DO NOT pay the application fee!!
Additionally, nothing contained in this application criteria and requirements disclosure shall constitute a representation that occupants currently residing in any of our managed properties have met or currently meet these guidelines.
Application Processing and Time Frame:
Applications are not considered to be "submitted" and will not be processed or reviewed until the application fee(s) are paid in full. Processing an application normally takes between 1-3 days (weekends & holidays can cause delays as well). In some cases, approval of homeowner associations, condo associations, homeowners, or unforeseen circumstances may require some applications to take longer. When delays occur they are typically due to not having the proper supporting documents submitted timely, or not being able to receive references timely from past landlords or employers, etc. To ensure your application can be processed promptly, please provide all required information and upload all necessary documents as outlined in the application (such as proof of income, identification, and details for all occupants/roommates).
An application is not considered complete until all required documentation has been received. Our team will notify you if any items are missing; however, it is your sole responsibility to provide those documents to complete your application and proceed with screening. If required information is not provided within three (3) days after request, the application will be considered and treated as withdrawn to keep processing fair and timely for all applicants.
You will be contacted immediately upon the determination of approval or denial. All adult applicants over the age of 18 must submit a fully completed, and signed rental application and application fee.
We highly recommend all applicants view the interior of the property in person before an application should be submitted. The property must be accepted in, "AS IS" condition before an application can be accepted, except where there is written agreement for alterations to be made. Upon request, Management will assist prospects when possible with alternative viewing arrangements as a reasonable accommodation. Verbal representations are non-binding. Our goal is to provide quality, up to code housing. Any local government housing code violations will always be addressed.
** No rental property will be held vacant at the applicant(s) request. If your application has been approved and you have officially been offered the rental unit. You will be expected to sign the lease electronically and pay all of the initial move-in costs immediately. We will not hold the rental unit for an applicant who is not willing or able to sign the lease and pay the initial move-in costs immediately. We do not offer the option to "hold" the property with a holding fee or deposit of any kind. The only way to lock up the property for yourself is to sign the lease and pay the initial move-in costs. It may be possible that the actual lease start date can be a different date than the date that the lease will be signed. But, that is not guaranteed and any request for such delay, will be considered on a case by case basis and the request should be made prior to the applicant applying. Typically, the lease start date must be within 14 days from when the applicant(s) submit their application(s). Applications are considered "processed" as soon as they are submitted and the application fee is paid, and so, ALL APPLICATION FEES ARE NON-REFUNDABLE.
COSTS:
Application fees are NON-REFUNDABLE because all applications are "processed" the moment they are submitted. The non-refundable application fee is $40.00 each and anyone who is 18 or older and will be living in the rental unit must apply. Incomplete applications or applications submitted without the proper documentation either uploaded or emailed to us will not be considered and again, application fees will not be refunded. If a co-signer is allowed, they will also pay the same application fee and must complete the Co-Signer online application. And, again, application fees are non-refundable so PLEASE read this entire application criteria disclosure and only apply if you are confident that your application will be approvable based on the criteria below which you will be compared against.
All initial move-in charges and subsequent rent payments/charges thereafter will be paid online or at our CashPay Partner stores (Walmart, etc.). No payments will be accepted either in the office of management or by mail. Qwest Property Management, LLC reserves the right to change any payment processing policies, procedures, or options available to our residents.
Lease Administration and Technology Fee:
Qwest Property Management, LLC is a licensed Michigan Real Estate Broker acting as an agent/broker for property owners. Qwest Property Management, LLC does not own the properties that we manage. We offer residents access to our managed property portfolio and provide a fair, transparent, and easy renting experience. The Lease Administration and Technology Fee is based in part on the internal costs incurred by Qwest Property Management, LLC for the lease administration, including, without limitation, making the property rent-ready, document preparation (in a non-legal, administrative capacity), administration and supervision of the leasing and move-in process, providing information that will contribute to a successful leasing transaction, access to technology (including the secure online resident portal), as well as the ongoing day-to-day operational expenses incurred by Qwest Property Management, LLC. For this service, and in addition to the monthly rent charge, residents will pay a $29.00 per month Lease Administration and Technology Fee, and a one time $100.00 non-refundable Lease Closing Fee. These fees are uniformly applied to all residents, is not based on any individual qualification or screening criteria, and is not determined by or related to any applicant’s membership in a protected class or lawful source of income.
Rent Proration:
All rents are prorated to become due on the first (1st) day of each month. If you move in before the 20th of the month, we'll collect a proration from the move in date through the last day of the move-in month. If your move-in date is on or after the 20th of the month, you'll pay next month's rent plus the proration for the current month, before move-in.
Examples:
- If Move-in Date is April 19:
•Rent Amount due at lease signing: 12 days rent for April
•Your next rent payment would be due on May 1st
- If Move-in Date is April 21:
•Rent Amount due at lease signing: 10 days rent for April, plus
•1 additional month of rent for May
•Your next rent payment would be due on June 1st
If the resident(s) are applying with a pet(s), please see the Pet Policy section below for additional move-in costs and additional monthly fees.
Risk Mitigation Administrative Fee:
To help expand approval opportunities for applicants whose credit history reflects higher risk, Qwest Property Management, LLC offers a Risk Mitigation Administrative Fee option. This fee offsets increased financial exposure and allows approval for applicants who might otherwise be denied. It has been shown through both statistical and historical analysis that an applicant's overall credit rating directly correlates to the risk and likelihood of default and unpaid rent. Applicant(s) with a lower overall credit rating correlates significantly with higher risk and liability. The risk a housing provider takes with an applicant with poor credit is similar to a bank charging a higher interest rate to a borrower with unfavorable credit based on the higher risk for default. In an effort to mitigate that risk and allow applicants with a less than perfect credit ratings to still gain approval for their chosen property. We have implemented a scoring model that allows applicants to pay a monthly fee to offset the increased risk and exposure that comes with approving applicants with a less than reasonable (not excellent) credit ratings. The following scoring model is based upon the applicant(s) credit score(s) and will be used to determine the applicant(s) monthly Risk Mitigation Administrative Fee. These charges are uniformly applied based solely on the objective criteria described here and is not determined by any applicant’s membership in a protected class. This fee is not a penalty and is offered to expand approval pathways for applicants who might otherwise be denied.
Credit Score Risk Mitigation Administrative Fee
650+ $0.00
620-649 $25.00/mo
600-619 $35.00/mo
550-599 $45.00/mo
500-549 $75.00/mo
<500 Automatic Decline or a Co-Signer would be required.
** For multiple applicants who are applying together for a rental unit, the scores are then averaged and rounded up to the nearest whole number. This average credit score will be used for the purpose of determining the monthly Risk Mitigation administrative fee using the scoring model above.
**If an applicant's credit score is returned with no score, then a default score of 500 will be used for the purposes of determining the Risk Mitigation Administrative Fee.
** In the event that a Co-Signer is required to make up for either the Applicant(s) lack of qualifying credit or qualifying income, the Risk Mitigation Administrative monthly fee will automatically default to the highest monthly charge amount stated above.
RESIDENT SELECTION CRITERIA:
Any requested exceptions to the criteria will need to be submitted in writing to Qwest Property Management, LLC for consideration. If approval is then given for such exceptions, additional security deposit, co-signers and/or additional "higher" rent may be required.
Income:
Our income requirement applies equally to all applicants, regardless of income source. The purpose of this standard is to ensure that residents have sufficient income to meet normal living expenses and rental obligations throughout the lease term. This standard is applied uniformly and without regard to any protected characteristic under state or federal fair housing laws.
To qualify, the household’s gross verifiable income must be at least three times (3x) the full monthly rent for the unit being applied for. This standard applies to all applicants, including those receiving housing assistance. The full monthly rent (including any portion paid by a subsidy or housing voucher) is used for income-multiple calculations, as it reflects the total housing cost of the unit.
Household Income Calculation
In the event of multiple applicants applying together to create a “household,” the combined income of the household will be evaluated. Regardless of the number of applicants applying together for a single rental unit, only the two highest income-producing applicants within the group will be considered when determining the household’s gross monthly income for evaluation against the 3x income requirement.
This policy is applied uniformly to all applicant households to promote financial stability and consistency in underwriting rental obligations. When multiple roommates apply together, it is common for some household members to contribute less income or have fluctuating earnings. By evaluating only the two highest income-producing applicants, Management ensures that the primary wage earners in the household have sufficient and stable income to meet ongoing rent obligations, including in the event one household member vacates or experiences loss of income during the lease term.
This approach provides a consistent, objective, and economically reasonable measure of financial capacity while avoiding reliance on unstable or nominal income sources. The policy is applied equally to all applicants, without regard to source of income, and is designed to ensure long-term lease performance and prevent financial hardship for all residents.
Acceptable Sources of Income
All lawful sources of income will be considered when determining eligibility. Lawful income includes, but is not limited to:
- Wages or salary from employment
- Self-employment earnings
- Child support or alimony
- Social Security or Supplemental Security Income (SSI)
- Disability benefits
- Retirement or pension income
- Veterans benefits
- Trust distributions
- Housing assistance, including Housing Choice Vouchers (formerly known as Section 8) or other rental subsidy programs
Verification of Income
Income must be verified in writing. Applicants are required to provide their two (2) most recent pay stubs. If newly employed, applicants may be required to provide an offer letter or a written statement from the employer on company letterhead confirming the start date and expected income.
If the applicant(s) are self-employed, proof of income must be substantiated by providing business bank statements for the previous six (6) months. Management reserves the right to request additional forms of income verification if Management deems it necessary to confirm the stability or accuracy of income documentation.
Applicants using a housing voucher must identify the administering agency and provide contact information for their caseworker or housing coordinator so that Management may verify the subsidy amount applicable to the specific unit. The verified voucher amount will be combined with all other verifiable income sources when applying the 3x income requirement. If, at the time of application, the voucher benefit is scheduled to expire prior to the end of the proposed lease term and there is no documented renewal or extension in process, the voucher subsidy will not be included as verifiable income for qualification purposes. For example, if a voucher housing subsidy is only available for six (6) months but the lease term being offered is twelve (12) months, the voucher subsidy will not be included as verifiable income for qualification purposes. This policy is applied uniformly and is consistent with the intent of the Michigan Elliott-Larsen Civil Rights Act, as amended, which requires that all lawful sources of income be considered when they are reasonably expected to continue throughout the lease term.
Consistency and Fair Application
Management reserves the right to request additional documentation when necessary to confirm income or eligibility, provided that such requests are applied consistently and uniformly to all applicants. No applicant will be denied housing on the basis of lawful source of income, in compliance with the Michigan Elliott-Larsen Civil Rights Act, as amended.
RENTAL HISTORY:
Rental history must be rated satisfactory or better. Previous rental history reports must reflect timely payment, sufficient notice of intent to vacate, no complaints regarding noise, disturbances or illegal activities, multiple NSF payments, and no damage to a rental property or failure to leave the property clean and without damage when you left the property. You cannot have an outstanding balance with any landlord.
CREDIT HISTORY:
For Credit Scoring information, refer to the above Risk Mitigation Administrative Fee section. Credit history and/or Civil Court Records must not contain slow pays, judgments, eviction filings within the past three (3) years. If you are denied due to credit, we will provide you with the name of the credit reporting agency so you may receive a copy from the same credit bureau. By law, we cannot discuss the contents of your credit report and can not provide you with a copy either.
If you have unpaid debts with any utility company, and the unit you are applying for will make the resident responsible for utilities, that is cause for automatic denial.
BANKRUPTCY:
Any current or open bankruptcy filing will be grounds for denial of an application. If you have a prior bankruptcy that has been discharged or dismissed, then your application will still be considered. Applicant must provide a copy of the Bankruptcy Court's "Order of Discharge" or other official court documentation verifying that the bankruptcy case has been closed and discharged.
CRIMINAL:
Qwest Property Management, LLC will conduct a criminal background check on all applicants and individuals aged 18 and older who will be residing in the property to determine if there have been any criminal convictions within the previous 5 years. A felony conviction related to the following categories of offenses will be grounds for denial: Property offenses, major drug offenses, fraud offenses, and major violent offenses against persons. Any other category of offense will not be considered. No automatic or blanket exclusions are applied; each applicant is given an individualized review consistent with HUD and Michigan Department of Civil Rights guidance. These categories were identified because they involve conduct by a person whose tenancy may present a current or direct threat of harm to others or the risk of substantial damage to the property of others. If applicant has an open criminal case(s) or outstanding warrant(s), the applicant will be required to provide a copy of the police report and any other additional related documentation requested so management can determine if the pending criminal concerns would be subject to any of the above categories and if a determination can be made prior to a final resolution being made by the courts. Multiple felonies will not be considered unless they are 15 years or older. A sex offense within the last 20 years will not be disqualifying, subject to an individualized assessment upon request. If an applicant believes that their application was denied in error based on their criminal history, they can request an individualized assessment to review the circumstances of the history and any rehabilitation efforts made by the applicant.
CO-SIGNERS:
We reserve the right to require a co-signer and/or a higher security deposit. Co-signers are accepted at the manager's discretion only. A co-signer will be required to have an income that is 5x the monthly rental amount. A co-signer will be signing a guarantee to the lease and will become legally responsible for the rent and performance of all lease terms along with the applicant(s). A co-signer will only be able to cure an income shortage or poor credit history on the applicant(s) application. A co-signer will never be approved to cure an applicant(s) criminal status or eviction history, per the criteria.
SECURITY DEPOSITS:
Security deposits are security for faithful performance by tenants of all terms, covenants, and conditions of the lease agreement and tenants may not dictate that the security deposit be used for any rent due. Unless claimed due to a breach of lease or damages, the security deposit is refundable when the tenants move out of the property at the expiration of the lease term. However, as part of the lease agreement, tenants acknowledge that the carpets will be professionally cleaned after the tenant moves out and at the tenant's expense, which will be deducted from the security deposit.
MULTIPLE APPLICATIONS:
It is possible that multiple applications may be received for the same property at approximately the same time. In such cases, all applications will be processed and evaluated under the same published screening criteria, including credit history, rental history, income verification, and other objective qualifications.
Application Completion and Processing
- Incomplete applications delay processing and may result in another applicant being approved while we wait for all household members to apply or provide required documentation.
- Once your completed application (including all required documentation and fees) is received, it will be fully processed, and you will be notified of the results as soon as possible.
- If approved, you will receive a commitment letter by email outlining all lease terms and move-in charges. You will have until 9:30 a.m., as directed in your commitment letter, to sign the lease and pay all required move-in charges online. During this time, the property will be placed on a temporary hold, but it will continue to be marketed as available for rent until both the signed lease and move-in funds are received.
Evaluation and Selection
If more than one applicant or household meets all minimum requirements, Management will approve the highest-scored applicant based on the published objective criteria (credit, income, rental history, and overall financial stability). This ensures that all applications are reviewed fairly and consistently while allowing Management to act in the best interest of the property owner by selecting the applicant least likely to default based on objective indicators. The selection process does not consider any protected characteristic, including lawful source of income, as defined under federal, state, or local fair housing laws.
Housing Voucher Applicants
Applicants using a housing voucher (including Housing Choice Vouchers) are screened under the same criteria and standards as all other applicants. However, there may be unavoidable delays while the housing agency completes its required inspection and contract process.
During that period, the property will remain available and continue to be marketed until the inspection has passed and all lease documents are signed. Because inspection scheduling and approval are outside of Management’s control, we do not hold or reserve units for voucher applicants prior to a passed inspection.
Once Management has been notified by the administering housing agency that the property has passed inspection, the approved voucher applicant will receive a commitment notice outlining the move-in terms and total charges. The applicant will then have until 9:30 a.m. the following business day to log in, sign the lease, and pay their portion of the move-in charges (less any amounts to be paid directly by the housing agency).
If the lease is not signed and the required funds are not received by that time, Management may proceed with another approved applicant to avoid unnecessary vacancy loss.
This procedure applies uniformly to all applicants and ensures fair treatment while maintaining the property owner’s ability to rent the unit without delay.
Application Fee and Re-Use
To evaluate applications, Qwest Property Management, LLC incurs costs for credit, criminal background, and verification services. Therefore, application fees are non-refundable. If your application is approvable but not selected for the property you applied for, you may apply that same approved application toward any other available property managed by Qwest Property Management within 60 days of the notice you receive—without paying another application fee. After 60 days, re-processing will be required.
PET POLICY:
No pets of any kind are permitted without written permission of Qwest Property Management, LLC. An additional pet fee of $25/month, per pet, will be required for all approved pets. No more than 2 pets per property. A non-refundable $200.00 pet review inspection fee is due when signing the lease and prior to moving in. Management will conduct one on-site pet review inspection during every lease term. The initial $200.00 pet review fee collected upfront covers the first pet review inspection during the first lease period. Residents will be charged $200.00 per pet review for all ongoing pet review inspections conducted after the initial lease period, and no more than one review will be performed per the initial lease term or any renewed lease term.
The following pets will not be accepted: Dobermans, Pit Bulls, Stafford-shire Bull Terriers, Chows, Rottweiler, German Shepherds, snakes of any kind, or any animal or creature considered to be "exotic" by Qwest Property Management, LLC. Restricted pets are not limited to what is listed above. Birds, rabbits, or other smaller caged animals, along with fish with tanks that are 3 gallons or larger are also considered pets, and will be subject to all pet costs and pet reviews described above.
You are required to upload a picture of you with your pet(s) into the rental application when applying. Please have the photos ready when you start the online application process.
ASSOCIATION APPROVAL:
Where applicable, this contract is subject to and contingent upon the prospective tenant(s) being approved by the condominium/homeowners association. The prospective Resident(s) will pay any non-refundable application fee required by the condominium/homeowners association and make application for association approval within 3 days from the effective date of this contract. Occupancy shall not be permitted prior to association approval. In the event that the prospective Resident(s) are not approved by the association and/or Qwest Property Management, LLC, this contract will terminate and any rents and/or security deposits paid will be refunded to the prospective Resident(s). Refunds are subject to applicant(s) funds having cleared our bank account. The non-refundable application fees paid to the association and to Qwest Property Management, LLC are not refundable under any circumstance.
STATE/CITY/MUNICIPAL/HUD OCCUPANCY CODES:
Depending on the location of the property in which you are applying, there are regulated occupancy limits that we must abide by. For example, in the City of Grand Rapids, no more than four unrelated adults can occupy a single dwelling. If you apply and your roommates/household do not conform to these occupancy limits, your application fees WILL NOT be refunded. It is the applicant's responsibility to confirm with the local/state/municipal to confirm the applicant's roommates/household will comply with occupancy codes.
RENTERS INSURANCE:
Qwest Property Management, LLC does not require our residents to have a renter's insurance policy. However, Qwest Property Management, LLC and the landlord, highly recommend that the residents obtain renter's insurance. A renter's insurance policy is very inexpensive and can usually be purchased cheaply through your auto insurance provider or any insurance agency or broker. A renter's insurance policy is needed to save a resident from a potentially major financial loss or subjected to financial liability. For example, if a toilet overflows and it is determined that the resident was responsible for the backup and all subsequent damages to the property. Or, a storm comes through and water leaks into the basement and destroys much of your personal property. Or, the power goes out and ruins all of your food. A sewage backup forces you into a hotel while repairs are being made. Or, the home is burglarized. There are a million reasons why you should get a renter's insurance policy and being that it is so inexpensive, it is money well spent.