Essential Housing
Resident Qualifying Criteria
We are delighted that you are interested in leasing at our community. In order to help you in making your decision, we have listed below the criteria for qualifying as a resident with us.
To start the application process all required documentation must be provided at time of submission. A rental application must be fully completed, dated and signed by each applicant and all co-applicants. Spouses can complete one rental application.
The rental application will be reviewed when submitted to ensure we have all information needed to determine eligibility.
Applicants must provide a valid Government Photo ID in order to verify identity.
If additional application documentation is requested after submission, it must be provided within 72 hours or the application will be subject to cancellation.
HUD guidelines permit two people per bedroom and a third person if under the age of 12 months during the current lease term.
Applicants who are first time renters, who do not have sufficient income, or no verifiable credit history may qualify by having the lease guaranteed by a Guarantor. The Guarantor must have a gross income of six times the monthly market rent and must meet all other qualifying criteria. The Guarantor must be a relative or employer and a US Citizen. The Guarantor must complete and sign a Lease Guaranty Agreement.
This community participates in a government regulated affordable housing program and requires both you and us to verify certain income information annually. Upon application approval a tenant income certification certifying annual income will require signature.
Any applicant or household living in one of these essential apartment homes can earn up to the following annual incomes below.
Income Limit: 80%
Income Limit: 140%
Application Requirements
Income:
Employment and monthly income must be verifiable. Total gross monthly income must be 2.5 times the monthly rent.
The following can be provided for proof of income. We are unable to use cash for income verification.
Most recent 4 weeks of paystubs, OR
Most recent 2 years of tax returns, OR
Income verification from current employer
Income verification from SSA
Rental History:
We will review a minimum of three years of rental history.
Any unpaid rental balance may result in denial of the application or be subject to an additional non-refundable $750 fee.
Applicant must be on notice with their current landlord.
First time renters who choose not to have a cosigner may still apply considering all other criteria is met. An additional non-refundable $750 fee will be required.
Credit History:
A minimum average credit score of 550 is required. If credit score is below 550, applicant may still be considered with an additional non-refundable fee. ($750 High Risk Fee)
If no tradelines are found on credit report, an additional non-refundable fee will be required. ($750 High Risk Fee)
Income and credit scores will be averaged for multiple applicants.
Additional items will be reviewed and may require additional information requests.
Applicant(s) may be required to pay an additional $750 non-refundable fee for the following reason(s):
Rental balances:
Rental balances less than $1,500 and older than 12 months with positive rental history since.
If rental debt is more than $1,500, it must be paid down to $1,500 and applicant must demonstrate 12 months positive rental history.
Late mortgage payments.
More than three late rental payments within previous 12 months.
Utility debts.
Personal or business bankruptcy within the last three years.
Repossessions: Relative to credit score plus three years since event.
Between one and three NSF checks to previous communities within last 12 months.
Failure to give proper notice to vacate in the past, moved out early (i.e. broken lease) or moved out without notice.
More than three dismissed evictions.
Credit score below 500.
No credit history.
No verifiable rental history.
Applicant(s) will be denied occupancy for the following reason(s):
Falsification of application by any occupant, including providing fraudulent documents.
Incomplete application by an applicant.
Insufficient income (total of all occupants) with no approved Guarantor.
Felony criminal background including, but not limited to, crimes against persons or property, theft/burglary, prostitution, crimes against children, crimes of a sexual nature, possession or distribution of controlled substances, disturbing the peace, inciting / participating in a riot or harboring a fugitive.
Certain misdemeanor crimes within a specified period of time.
Tax liens.
Four or more NSF checks within previous 12 months.
If applicant is not eligible for re-rental by a previous landlord.
Adjudicated eviction within previous 12 months. If over 12 months, and with positive rental history, applicant must pay balance in accordance with rental criteria above, and an additional fee of $750.00.
Four or more dismissed evictions within the last 12 months.
Poor previous rental history of any applicant (i.e., non-payment of rent, eviction, damage to property, disturbance, etc.).
Any eviction within the last 2 years.
Pets: Pets are accepted. Please ask your Leasing Professional for the propertys specific requirements.
Insurance: We require all our residents to carry Renters Insurance with a minimum liability limit of $100,000.
PRIVACY POLICY FOR PERSONAL INFORMATION OF RENTAL APPLICANTS AND RESIDENTS
We are dedicated to protecting the privacy of your personal information, including your Social Security or other government identification numbers. We have adopted a privacy policy to help ensure that your information is kept secure. We follow all federal and state laws regarding the protection of your personal information.
How information is collected. You will be furnishing some of your personal information (such as your Social Security or other governmental identification numbers) at the time you apply to rent from us. This information will be on the rental application form or other document that you provide to us or to an apartment locator service, either on paper or electronically.
How and when information is used. We may use this information in the process of verifying statements made on your rental application, such as your rental, credit and employment history. We may use the information when reviewing any lease renewal. We may also use it to assist us in obtaining payment from you or any money you may owe us in the future.
How the information is protected and who has access. In our company, only authorized persons have access to your Social Security or other governmental identification number. We keep all documents containing this information in a secure area, accessible only by authorized persons. We limit access to electronic versions of the information to authorized persons only.
How the information is disposed of. After we no longer need your Social Security or other governmental identification numbers, we will store or destroy the information in a manner that ensures that no unauthorized person will have access to it. Our disposal method may include physical destruction or obliteration of paper documents or electronic files containing such information.
Locator services. If you found us through a locator service, please be aware that locator services are independent contractors and are not our employees even though they may initially process rental applications and fill our lease forms. You should require any locator service you use to furnish you their privacy policies, as well.
Income Requirements for Residency
If you are currently employed, we will accept any two of the following as proof of income:
Number of pay stubs required: three most current and consecutive income statements. If paid by check rather than direct deposit, corresponding check cashing receipts will be required.
The last three current and consecutive full bank statements showing direct deposits from employer in your account.
In the case of a recent job change (fewer than two pay stubs), last year's tax returns(s) plus the most recent pay stub from current employer will be accepted.
If applicable, you may provide an order of alimony or child support. If no order exists, but alimony or child support is collected, three months' most recent consecutive bank statements (or check copies) showing regular deposits of alimony, or child support can be provided.
Irregular additional income that does not appear on your pay stub, such as gratuities, commissions, etc., may be counted only with verifiable documentation (i.e., tax returns).
A letter, fax, or email statement from your employer is NOT an acceptable verification of income.
If you are self-employed, we will accept any two of the following as proof of income:
A financial statement signed and notarized by a CPA verifying your current income.
The last three current and consecutive full bank statements showing liquid assets totaling at least three times the net effective monthly rent for the entire lease term.
Previous two years' tax returns either signed by a CPA or notarized.
If applicable, you may provide an order of alimony or child support. If no order exists, but alimony or child support is collected, three months most recent consecutive bank statements (or check copies) showing regular deposits of alimony or child support can be provided.
If you are an applicant who is starting a new job, but has not yet been paid, may provide three of the following:
You may provide an offer letter effective before the lease start date, on company letterhead, signed stating that you accepted the position and verified by a community team member.
The last three consecutive income statements from your previous employer.
The last three current and consecutive full bank statements showing direct deposits from your previous employer into your account.
An applicant who is not employed may provide two of the following:
A Social Security Benefits Letter, SSA-1099: Social Security Benefit Statement, or an SSA Notice of Change in Payment. Benefits letter must be dated no more than 14 months from the date of application.
Income Assistance Benefit Statement (this document name will vary by state). Benefits letter must be dated no more than 14 months from the date of application.
A statement of annuity account payment showing regular annuity income dated within the last 30 days.
A statement from the financial aid office of a college or university that shows loans and/or grants awarded for living expenses beyond tuition and other school expenses dated within the last six months.
The last three current and consecutive full bank statements showing direct deposits totaling at least three times the net effective monthly rent on a monthly basis or liquid assets totaling at least three times the net effective monthly rent for the entire lease term.
We are delighted that you are interested in leasing at our community. In order to help you in making your decision, we have listed below the criteria for qualifying as a resident with us.
To start the application process all required documentation must be provided at time of submission. A rental application must be fully completed, dated and signed by each applicant and all co-applicants. Spouses can complete one rental application.
The rental application will be reviewed when submitted to ensure we have all information needed to determine eligibility.
Applicants must provide a valid Government Photo ID in order to verify identity.
If additional application documentation is requested after submission, it must be provided within 72 hours or the application will be subject to cancellation.
HUD guidelines permit two people per bedroom and a third person if under the age of 12 months during the current lease term.
Applicants who are first time renters, who do not have sufficient income, or no verifiable credit history may qualify by having the lease guaranteed by a Guarantor. The Guarantor must have a gross income of six times the monthly market rent and must meet all other qualifying criteria. The Guarantor must be a relative or employer and a US Citizen. The Guarantor must complete and sign a Lease Guaranty Agreement.
This community participates in a government regulated affordable housing program and requires both you and us to verify certain income information annually. Upon application approval a tenant income certification certifying annual income will require signature.
Any applicant or household living in one of these essential apartment homes can earn up to the following annual incomes below.
*Data Provided by Harlingen Housing Finance Corporation as of 2025
HOME Program Income Limits
Income Limit: 60%
| Number of Tenants | 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 |
|---|---|---|---|---|---|---|---|---|
| Allowable Income (Initial) | $33,360 | $38,160 | $42,900 | $47,640 | $51,480 | $55,320 | $59,100 | $62,940 |
Income Limit: 80%
| Number of Tenants | 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 |
|---|---|---|---|---|---|---|---|---|
| Allowable Income (Initial) | $44,480 | $50,880 | $57,200 | $63,520 | $68,640 | $73,760 | $78,800 | $83,920 |
Income Limit: 140%
| Number of Tenants | 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 |
|---|---|---|---|---|---|---|---|---|
| Allowable Income | $77,840 | $89,040 | $100,100 | $111,160 | $120,120 | $129,080 | $137,900 | $146,860 |
Application Requirements
Income:
Employment and monthly income must be verifiable. Total gross monthly income must be 2.5 times the monthly rent.
The following can be provided for proof of income. We are unable to use cash for income verification.
Most recent 4 weeks of paystubs, OR
Most recent 2 years of tax returns, OR
Income verification from current employer
Income verification from SSA
Rental History:
We will review a minimum of three years of rental history.
Any unpaid rental balance may result in denial of the application or be subject to an additional non-refundable $750 fee.
Applicant must be on notice with their current landlord.
First time renters who choose not to have a cosigner may still apply considering all other criteria is met. An additional non-refundable $750 fee will be required.
Credit History:
A minimum average credit score of 550 is required. If credit score is below 550, applicant may still be considered with an additional non-refundable fee. ($750 High Risk Fee)
If no tradelines are found on credit report, an additional non-refundable fee will be required. ($750 High Risk Fee)
Income and credit scores will be averaged for multiple applicants.
Additional items will be reviewed and may require additional information requests.
Applicant(s) may be required to pay an additional $750 non-refundable fee for the following reason(s):
Rental balances:
Rental balances less than $1,500 and older than 12 months with positive rental history since.
If rental debt is more than $1,500, it must be paid down to $1,500 and applicant must demonstrate 12 months positive rental history.
Late mortgage payments.
More than three late rental payments within previous 12 months.
Utility debts.
Personal or business bankruptcy within the last three years.
Repossessions: Relative to credit score plus three years since event.
Between one and three NSF checks to previous communities within last 12 months.
Failure to give proper notice to vacate in the past, moved out early (i.e. broken lease) or moved out without notice.
More than three dismissed evictions.
Credit score below 500.
No credit history.
No verifiable rental history.
Applicant(s) will be denied occupancy for the following reason(s):
Falsification of application by any occupant, including providing fraudulent documents.
Incomplete application by an applicant.
Insufficient income (total of all occupants) with no approved Guarantor.
Felony criminal background including, but not limited to, crimes against persons or property, theft/burglary, prostitution, crimes against children, crimes of a sexual nature, possession or distribution of controlled substances, disturbing the peace, inciting / participating in a riot or harboring a fugitive.
Certain misdemeanor crimes within a specified period of time.
Tax liens.
Four or more NSF checks within previous 12 months.
If applicant is not eligible for re-rental by a previous landlord.
Adjudicated eviction within previous 12 months. If over 12 months, and with positive rental history, applicant must pay balance in accordance with rental criteria above, and an additional fee of $750.00.
Four or more dismissed evictions within the last 12 months.
Poor previous rental history of any applicant (i.e., non-payment of rent, eviction, damage to property, disturbance, etc.).
Any eviction within the last 2 years.
Pets: Pets are accepted. Please ask your Leasing Professional for the propertys specific requirements.
Insurance: We require all our residents to carry Renters Insurance with a minimum liability limit of $100,000.
PRIVACY POLICY FOR PERSONAL INFORMATION OF RENTAL APPLICANTS AND RESIDENTS
We are dedicated to protecting the privacy of your personal information, including your Social Security or other government identification numbers. We have adopted a privacy policy to help ensure that your information is kept secure. We follow all federal and state laws regarding the protection of your personal information.
How information is collected. You will be furnishing some of your personal information (such as your Social Security or other governmental identification numbers) at the time you apply to rent from us. This information will be on the rental application form or other document that you provide to us or to an apartment locator service, either on paper or electronically.
How and when information is used. We may use this information in the process of verifying statements made on your rental application, such as your rental, credit and employment history. We may use the information when reviewing any lease renewal. We may also use it to assist us in obtaining payment from you or any money you may owe us in the future.
How the information is protected and who has access. In our company, only authorized persons have access to your Social Security or other governmental identification number. We keep all documents containing this information in a secure area, accessible only by authorized persons. We limit access to electronic versions of the information to authorized persons only.
How the information is disposed of. After we no longer need your Social Security or other governmental identification numbers, we will store or destroy the information in a manner that ensures that no unauthorized person will have access to it. Our disposal method may include physical destruction or obliteration of paper documents or electronic files containing such information.
Locator services. If you found us through a locator service, please be aware that locator services are independent contractors and are not our employees even though they may initially process rental applications and fill our lease forms. You should require any locator service you use to furnish you their privacy policies, as well.
Income Requirements for Residency
If you are currently employed, we will accept any two of the following as proof of income:
Number of pay stubs required: three most current and consecutive income statements. If paid by check rather than direct deposit, corresponding check cashing receipts will be required.
The last three current and consecutive full bank statements showing direct deposits from employer in your account.
In the case of a recent job change (fewer than two pay stubs), last year's tax returns(s) plus the most recent pay stub from current employer will be accepted.
If applicable, you may provide an order of alimony or child support. If no order exists, but alimony or child support is collected, three months' most recent consecutive bank statements (or check copies) showing regular deposits of alimony, or child support can be provided.
Irregular additional income that does not appear on your pay stub, such as gratuities, commissions, etc., may be counted only with verifiable documentation (i.e., tax returns).
A letter, fax, or email statement from your employer is NOT an acceptable verification of income.
If you are self-employed, we will accept any two of the following as proof of income:
A financial statement signed and notarized by a CPA verifying your current income.
The last three current and consecutive full bank statements showing liquid assets totaling at least three times the net effective monthly rent for the entire lease term.
Previous two years' tax returns either signed by a CPA or notarized.
If applicable, you may provide an order of alimony or child support. If no order exists, but alimony or child support is collected, three months most recent consecutive bank statements (or check copies) showing regular deposits of alimony or child support can be provided.
If you are an applicant who is starting a new job, but has not yet been paid, may provide three of the following:
You may provide an offer letter effective before the lease start date, on company letterhead, signed stating that you accepted the position and verified by a community team member.
The last three consecutive income statements from your previous employer.
The last three current and consecutive full bank statements showing direct deposits from your previous employer into your account.
An applicant who is not employed may provide two of the following:
A Social Security Benefits Letter, SSA-1099: Social Security Benefit Statement, or an SSA Notice of Change in Payment. Benefits letter must be dated no more than 14 months from the date of application.
Income Assistance Benefit Statement (this document name will vary by state). Benefits letter must be dated no more than 14 months from the date of application.
A statement of annuity account payment showing regular annuity income dated within the last 30 days.
A statement from the financial aid office of a college or university that shows loans and/or grants awarded for living expenses beyond tuition and other school expenses dated within the last six months.
The last three current and consecutive full bank statements showing direct deposits totaling at least three times the net effective monthly rent on a monthly basis or liquid assets totaling at least three times the net effective monthly rent for the entire lease term.
