EQUAL HOUSING OPPORTUNITY
Heritage Properties, Inc. Fair Housing Policy
The Colony Apartment Homes including its employees, is committed to following the letter and spirit of the Federal Fair Housing law by respecting the diversity and differences within our customer base by providing equal professional service to all, without regard to race, color, religion, sex, handicap, familial status, national origin or other protected status.
The Colony Apartment Homes is committed to keeping informed about fair housing laws and practices, and will not tolerate non-compliance. This commitment will be demonstrated through the general practices of
The Colony Apartment Homes and through advertising and the media that everyone is welcome and no one is excluded. Heritage Properties, Inc., will additionally inform our clients and customers about their rights and responsibilities under the fair housing laws.
The Colony Apartment Homes complies with the letter and spirit of the Fair Housing Act that prohibits housing discrimination to certain persons under each law. No qualified person will be denied housing or otherwise discouraged from obtaining housing at The Colony Apartment Homes because of his/her status under these laws.
Heritage Properties, Inc Rental Approval and Application Procedures and Standards
We are working with our community to maintain quality in the neighborhood. Therefore, we have a very thorough screening process. If you meet the application standards and are accepted, you will have the peace of mind of knowing that other residents are being screened with equal care. Please review the following list of criteria. If you feel you meet these standards, please apply.
Equal Housing: This community does not discriminate on the basis of race, color, age, sex, religion, handicap, familial status, sexual orientation or national origin.
Identification: All visitors must present a current Government Issued Photo ID (i.e. State Issued Driver’s License, State Issued Photo Identification Card, current Passport, current United States Military ID card, or VISA issued by US Immigration and Naturalization Services). A copy of all applicants photo IDs will be made and retained at time of application.
Occupancy: A maximum of two persons per bedroom, per apartment home. (example: 1/1 = 2 persons; 2/2 = 4 persons; 3/2 = 6 persons;)
Application for Residency: An Application for Residency must be completed and maintained for each applicant 18 years or older who will be living in the apartment and/or contributing to the payment of rent and must be listed as a leaseholder. If a person over the age of 18 but less than 21 is a dependent of the Lease Holders, an application must be completed however only a criminal history will be processed. Dependents over the age of 21 will have a complete application processed and listed as a leaseholder.
Rental / Mortgage History: Up to 36 months of rental history may be verified (24 months required) on present and previous residence. A positive record of prompt monthly payment, sufficient notice, no complaints from other residents, with no damages is expected. Eviction, Skip, or Money Left Owing to a Landlord within seven (7) years of application date or falsification of this application may result in an automatic rejection. If mortgage history is not reflected on the credit report, up to the past 36 months of mortgage history may be verified (24 months required). If prior living history is a home with no mortgage, a copy of the deed will suffice as past history. If prior history is living with a friend, relative or other and no rent was paid, the address must match all prior histories on the credit report.
Credit History: An unsatisfactory credit report can disqualify an applicant from renting an apartment home at this community. An unsatisfactory credit report is one which reflects past or current bad debts, late payments or unpaid bills, liens, judgments or bankruptcies.
Income: Applicants must have a verifiable income source proving that the applicant makes 3 times the monthly rental rate. In the event of Roommate circumstances each roommate must provide proof of making at least 2 times the monthly rental rate for two roommates and 1.5 times the rental rate for 3 or more roommates. Acceptable income verification required may include (a.) Income statements (i.e. pay stubs) must be consecutive and must be a minimum of the past two most recent pay stubs if paid bi-weekly or monthly. If paid weekly the past 4 paystubs must be provided. (b.) Proof of income verified by employer on company letter head. This will be called on and verbally verified by the on-site staff. (c.) Job opportunity letter on company letterhead. This will be called on and verbally verified by the on-site staff. (d.) In the event of self employment, applicant(s) must provide proof of income via the last year’s tax return or a Certified Public Accountant’s certification of income. Married applicants will combine income to qualify.
If applicant(s) has no current employment, one or more of the following conditions must be met: (a.) Applicant(s) must provide the most recent 3 months of bank statements showing consistent balance equivalent to rental obligation for entire lease term (b.) Proof of Trust Income proving more than 3 times the monthly or annual rental rate, or (c.) Proof of Social Security, Retirement, Unemployment or Disability Income proving more than 3 times the monthly or annual rental rate.
Co-Signers: A Co-Signer is permitted in the case of Full Time Students and Senior Adults 65 years or older. A Co-Signer and/or Additional Bond may be required upon evaluation of rental application(s). If a Co-Signer is used, they must reside in the United States. Co-Signer’s must qualify based not only on the proposed rent amount for the applicant’s apartment, but the combination of the proposed rent plus their own housing obligation (Five (5) times the amount of the monthly rent), in addition to previous rental or mortgage history, credit, criminal and employment.
Non-US or US Citizens without a SSN or ITIN: Non-US or US Citizens without a SSN or ITIN: Applicant must provide a valid Passport and must include at least one (1) appropriate U.S. Citizenship and Immigration Services (USCIS) document, as specified below.
U.S. Citizenship and Immigration Services (USCIS) documents (must be a valid unexpired document) as follows:
Certificate of Naturalization, Certificate of Citizenship, I-551 Stamp contained in valid foreign passport, I-94 card contained in valid foreign passport, Alien Registration Receipt card (Resident Alien Card), Temporary Resident card, Employment Authorization card, Refugee Travel document, Foreign students with an F1 Visa status must show USCIS document I-20 and verification of current enrollment in a US school.
Applicant must pay one (1) month additional deposit equivalent to one (1) month “market” rent and a Bond of $250 (two hundred fifty dollars). Property must also obtain proof of income.
Criminal Background Check: A criminal background check will be run on all Applicants. An applicant may be automatically denied in the event the applicant(s) have ever been convicted of a felony or misdemeanor for a crime against a person, another person’s property or against society. The applicant(s) may also be decline if they have received adjudication withheld or has been charged with a felony or misdemeanor offense(s) within the past seven (7) years for a crime against a person, another person’s property or against society. An automatic denial will also occur should an applicant appear on the list of known terrorists and wanted fugitives as provided by the Office of Foreign asset Control (OFAC), federal agencies to include the FBI or other state and local law enforcement agencies.
The applicant agrees that the lease shall be terminated in the event the applicant, after moving onto the property, is convicted of a felony or misdemeanor for a crime against a person, another person’s property or against society, and/or appears on the list of known terrorists and wanted fugitives.
Note: This requirement does not constitute a guarantee or representation that residents or occupants residing at this apartment community have not been convicted of a felony or are not subject to deferred adjudication for a felony.
Notification: Applicants will be informed of the status of their application by telephone within five (5) business days (Mon – Fri) from submitting the application and the required processing fee. If the applicant is rejected, the applicant will be given an adverse action letter with information to contact the Third-Party Agency to request copies of the information used to determine eligibility for occupancy. Management cannot be held responsible for inaccuracies contained in any information obtained and is not allowed to provide details to the applicant regarding said information
The Colony Apartment Homes Occupancy Policy
The Colony Apartment Homes adheres to the Department of Housing and Urban Development Guidance on Occupancy Standards. Due to the guidelines set forth therein, the maximum occupancy within an apartment home in The Colony Apartment Homes shall be two (2) persons per bedroom.
- A prebom infant or one (I) infant under the age of 12 months shall not be considered when calculating this occupancy requirement. At the time of renewal, a child who is at least twelve (12) months old will be counted as an additional person for purposes of determining the maximum occupancy allowed. Residents who have exceeded the occupancy restrictions during a lease term due to newborn family members will not be required to move to a larger dwelling until the end of their current lease or renewal term (not including any month to month automatic renewal extensions).
The Colony Apartment Homes Reasonable Modifications/Accommodation Policy
No qualified individual with disabilities will be excluded, solely on the basis of disability from participation in or the benefits of programs or activities administered by The Colony Apartment Homes. The Colony Apartment Homes will provide reasonable accommodations to all applicants, residents, and employees , who need such accommodations to be able to enjoy the benefits of the housing and employment provided by The Colony Apartment Homes. In addition, reasonable modifications will be provided to the structure and features of the dwelling, as well as public and common use areas of the property should such modifications be necessary to provide full enjoyment of the premises, providing such modifications do not result in an administrative and financial burden to The Colony Apartment Homes or threat to the other residents of The Colony Apartment Homes.
A reasonable accommodation is a change, exception, or adjustment to a rule, policy, practice, or service that allows a person with a disability to use and enjoy a dwelling, as well as public and common use areas of The Colony Apartment Homes. A reasonable modification is a structural change made to a resident's dwelling or to the common areas of The Colony Apartment Homes, which is necessary to enable a resident with a disability to have full use of and enjoyment of the housing.
Requests for modification /accommodation must be in writing and accompanied by verification from a doctor or other medical professional, or other qualified third party who, in their professional capacity, has knowledge about the person's available information. When additional information is necessary, The Colony Apartment Homes will notify the person seeking the modification/accommodation about what information is needed and offer a reasonable time to provide the information. If, after a reasonable period of time, the requester fails to provide the necessary information, The Colony Apartment Homes may base the decision on the available information.
The Colony Apartment Homes adheres to the Department of Housing and Urban Development Guidance on Service Animals and Assistance Animals for People with Disabilities,. The Colony Apartment Homes will evaluate each request on a case by case basis, in a timely and professional manner.
The reasonableness of a particular modification/accommodation depends on various factors, including but not limited to undue financial and administrative burden, or unreasonable fundamental alteration of a dwelling or structure, as well as whether the request poses a threat to other residents of The Colony Apartment Homes.
If the initial modification/accommodation proposed by the tenant is determined to be unreasonable and more than one alternative is available, The Colony Apartment Homes may offer a modification/accommodation that still meets the resident's needs.