Rental Criteria

Onward Property Management – Rental Application Policy

Onward Property Management partners with a third-party credit reporting agency to process all rental applications. Please carefully review the following application policies and requirements.

Fees

  • Application Fee: $45 per applicant (age 18 and older)
  • Administration Fee: $250 per property, due after application processing
All application and administration fees are non-refundable.

Fair Housing Statement

Onward Property Management is committed to compliance with all federal, state, and local fair housing laws. We do not discriminate against any individual based on race, color, religion, national origin, familial status, disability, marital status, age, ancestry, sexual orientation, medical condition, source of income, gender, gender identity or expression, genetic information, citizenship, immigration status, primary language spoken, veteran or military status, or any other protected class or arbitrary characteristic.


Application Requirements & Qualifications


Income Requirements

  • All Bills Paid Properties: Gross income must be at least 2.5 times the monthly rent
  • Standard Properties: Gross income must be at least 3 times the monthly rent

Credit History

Onward reviews the entire credit profile, not just the credit score. Factors considered include:

  • Late payments
  • Evictions
  • Repossessions
  • Foreclosures
  • Debt-to-income ratio

Bankruptcy

  • No bankruptcies filed or discharged within the past 7 years

Criminal Background

Applicants may be denied based on recent criminal convictions, depending on the nature and timing of the offense. The following will result in denial if occurring within the past 7 years:

  • Felony convictions related to crimes against persons or property
  • Drug-related offenses
  • Sex-related crimes
  • Terrorism
  • Weapons offenses
  • Animal cruelty

Registered sex offenders will be automatically denied.

Other offenses such as misdemeanors or crimes not listed are reviewed on a case-by-case basis.
Eviction History

Evictions within the past 7 years may lead to denial if:

  • There is an unpaid judgment
  • There is a forcible entry and detainer (FED) ruling

Exceptions may be made if:

  • Judgments are fully paid and released
  • Judgments are under $2,500 (may qualify for conditional approval)

Application Submission

  • A separate application must be submitted for each person age 18 and older
  • Applications are not considered complete until all parties have submitted applications along with all required supporting documents

Pet Policy (For Pet-Friendly Properties Only)

  • Breed Restrictions: No aggressive/vicious breeds allowed, including but not limited to:
  • Bull Mastiff, American Bulldog, Chow, Doberman, German Shepherd, Pit Bull or Pit Mix, Rottweiler
  • Pet Verification: Required for all animals
  • Pet Fees:
  • $250 refundable pet deposit (per pet)– excludes ESA/Service Animals
  • $250 non-refundable pet fee (per pet) – excludes ESA/Service Animals
  • $25 monthly pet rent (per pet)– excludes ESA/Service Animals

Cosigners / Guarantors

  • Must meet all the same qualifications as the applicant
  • Must agree to be legally and financially responsible for the lease and its terms
  • Cannot reside in the property

Income Verification

Acceptable forms of income documentation include:

  • Recent pay stubs
  • W-2 forms
  • Bank statements showing recurring employer deposits
  • Employment offer letters (on official company letterhead)
  • Proof of government benefits, trust, or investment income
  • Section 8 or housing subsidies (only the applicant’s portion of rent is considered)

All documents are subject to verification for authenticity.

Application Validity

  • Applications and screening reports are valid for 90 days
  • Approved applicants may apply the same application to other available units within this timeframe

Application Review Process

  • Our goal is to provide a decision within 2 business days once the review process begins
  • In situations with multiple qualified applicants, the most qualified will be approved
  • Upon approval, application deposit and lease signing must be completed within 72 business hours

Application Deposit Options

Applicants may:

  • Pay a traditional application deposit (equal to 1x monthly rent unless otherwise specified), OR
  • Apply for a security deposit alternative through Deposit Cloud
Conditionally approved applicants may be required to submit a deposit of up to 2x monthly rent or more, based on risk assessment

Payment Policy

Onward does not accept the following forms of payment:

  • Cash
  • Cash App
  • Venmo
  • PayPal
  • Zelle
  • Google Wallet
  • Apple Pay
  • Samsung Wallet
  • Wire Transfers