MAXX Properties Rental and Screening Criteria – Nevada

Thank you for applying at a MAXX Properties community.  We take pride in providing quality housing at affordable rates.  We are committed to complying with all applicable fair housing laws.  We will be using the services of a third-party application processing company to process your application.  Your application will be processed without regard to race, religion, sex, national origin, color, familial status, disability or any other protected class under applicable laws.  This application is made for the purpose of procuring rental of premises and for credit clearance.

By signing this application, Applicant declares that all statements in this application are true and complete. Applicant acknowledges that false, incomplete, or misleading information may constitute a criminal offense, rejection of this application, termination of rights of occupancy, and forfeiture of all application fees and holding fees. The community may at any time furnish information to consumer reporting agencies and other rental housing owners regarding Applicant’s performance of legal obligations, including both favorable and unfavorable information about compliance with the Lease Contract, rules and financial obligations.

Any applicable application fees must be paid prior to processing of the application and are non-refundable. The application process will begin when the community has received completed applications from all Applicants.

Credit Scoring

Credit scoring is a system that creditors use to help determine whether to give you credit.  Information about you and your credit experiences, such as your bill-paying history, the number and type of accounts that you have, late payments or collection actions in the past 7 years, outstanding debt and the age of your accounts is collected from your credit application and your credit report.  Credit scoring models are complex and often vary among creditors or apartment management companies. If one factor changes, your score may change – but the total improvement generally depends on how that factor relates to other factors considered by the model.

Nevertheless, scoring models generally evaluate the following types of information in your credit report:

• Payment History
• Outstanding Debt
• Length of Credit History
• New Credit Accounts
• Number and Type of Credit Accounts

Credit models also evaluate information from your application, such as income and length of employment.  To improve your application score under most models, concentrate on paying your bills on time, paying down outstanding balances and not taking on new debt. Your chances of approval should also improve if you apply for an apartment with lower monthly rent or use a co-signer.  Based on qualifying scores, applicants may be required to pay an additional deposit. 

Rental Requirements

• Criminal history - Applicants may be denied if convicted of a felony or misdemeanor based on the nature of the crime and when the conviction occurred, as further described in the Terms and Conditions. 
• Income – One month of paystubs or prior year’s W2 combined with 3 prior consecutive bank statements or offer letter with verifiable letterhead. Proof must be given for income that cannot be verified.  Written verification of any other source of income is needed at the time of application.  Applicant’s income must exceed the rental payments under the Lease Contract by a multiple established by the community to ensure that applicant has sufficient income to pay his/her monthly rent plus other recurring expenses.
• Guarantors – Must qualify under the standards established for the community, assume full responsibility for rental payments if leaseholder defaults on payment, and be on the Lease Contract and assume responsibility for all rules and regulations in the Lease Contract.  
• Occupancy - (2) two people per bedroom, plus one.  1 bedroom = 3 occupants, 2 bedroom = 5 occupants, 3 bedroom = 7 occupants
• All applicants and occupants over 18 years of age are required to be listed as a leaseholder, complete a rental application, and qualify under the standards established for the community.
• Falsification of any information on the rental application, negative reporting on any of the above listed items, or insufficient information to screen the application, may result in denial of the application.
• Renter’s Insurance is required at all Maxx Properties.  Proof of insurance required before move in.  General Liability minimum coverage $100,000, each adult must be listed as insured.

Application Disclosure

• Any applicable application fees must be paid prior to processing of the application and are non-refundable. The application process will begin when the community has received completed applications from all Applicants.

• All applicants are charged a holding fee to secure an apartment for move in. Upon move in, the holding fee is credited to the resident account. Applicant has 72 hours to cancel their application, the holding fee will be refunded within 14 days. Cancellations after 72 hours will result in a forfeiture of the holding fee. If the application is denied, the holding fee will be refunded within 14 days.
• Applications expire after 30 days of completion. If applicants cancel their application and wish to reapply, they may do so if it is within 30 days. If it is after 30 days, a new application must be completed and a new application fee must be paid.

MAXX Properties and this community do not discriminate on the basis of race, religion, sex, national origin, color, familial status, disability or any other protected class under applicable laws.  The undersigned Applicant hereby consents to allow MAXX Properties, itself or through its designated agents and employees, to obtain a consumer report and criminal record information, obtain and verify credit, rental, and employment information in order to verify the above information. Applicant also agrees and understands that owner and its agents and employees may obtain additional consumer reports and criminal record reports in the future to ensure that Applicant continues to satisfy the terms of tenancy or for any other permissible purposes.

Criminal Background Terms and Conditions

MAXX Properties strives to provide its residents and employees with a safe community in which to live and work and to protect that community from property damage.  MAXX Properties is also committed to providing equal housing opportunities to all qualified applicants regardless of their race, religion, sex, national origin, color, familial status, disability or any other protected class under applicable laws. For those reasons, this criminal background screening policy is applicable to all applicants seeking residency at the community and current residents at the community. The criminal background screening criteria contained in this policy is narrowly tailored to achieve our objective to provide our residents and employees with a safe community while minimizing the impact on the protected status of the applicants.

I.    Third-party verification

All applicants for housing must complete a residency application and agree to all the terms contained in that application.  All applicants must authorize the community and the third-party vendor identified in the residency application to obtain information about them including, but not limited to, any court records and/or criminal history. If an applicant refuses to authorize the community and/or the third-party vendor to obtain such information the applicant’s residency application will be rejected.

II.    Screening criteria

A.    Automatic exclusion for record of conviction of certain crimes

An applicant who has been convicted of the illegal manufacture or distribution of a controlled substance as defined in Section 102 of the Controlled Substance Act (21 U. S. C. SS 802) or who is subject to a registration requirement under a sex offender registration program will be excluded from having housing regardless of when the conviction occurred.

2. Specific criminal convictions
   The community will automatically reject the residency application of any applicant who has been convicted of any of the following crimes within the number of years specified in the following table: