Rental Screening Criteria
Our goal is to consistently offer top quality rental homes to our tenants. An important component of the management process is to maintain a thorough screening process.
Great Day Property Management does not discriminate based on: race, color, religion, marital status, national origin, sex, sexual orientation, familial status, disability or source of income. We comply with all federal, state and local laws concerning Fair Housing.
Applications must be completed in full by all tenants 18 years of age or over. All complete applications received will be processed.
The first application to obtain approval status and place a deposit will obtain an offer to lease. All other applicants will be notified.
QUALIFICATIONS IN A NUTSHELL
Application Fee: $35/adult in cash or money order paid at the viewing of the home.
Income needs to be 3x the rental amount.
Rental History: Must have lived somewhere 2 or more consecutive years.
Landlord Reference: Must be good and verifiable.
Evictions: No evictions, judgments or filings within the last 5 years. No forcible detainers (bailiff had to come) in the last 10 years.
Credit Report: Cannot have more than $2,000 in the Collections section of credit report but we do not count student loans or medical bills in that $2,000. Bankruptcy needs to be discharged. If there's any DTE in collections, it needs to be cleared up before we can accept your application.
Criminal: Please see details under Criminal. In a nutshell, nothing that could damage our property or cause us to believe from your record that a working relationship would be difficult, such as Disorderly Conduct.
Home Visit: We come to your current home to see if there are any tenant caused damages to the property.
Appliances: You must supply your own appliances.
Section 8 Applicants: Must have Move Packet before we can schedule a viewing of home.
Holding Fee: If approved, you have 24 hours to place funds equal to one month’s rent into Comerica bank to hold the house. This then gets applied to your security deposit upon move in.
Letter of Verification: If you feel you have an explanation why you should be able to pass a background check despite our requirements, please submit a letter at the time of application explaining your situation. It is helpful if you have proof of your situation.
WHAT TO BRING TO VIEW THE HOME:
$35 cash or money order application fees per adult
4 Paycheck stubs and other proof of income
Driver's license or State ID
REQUIREMENTS BEFORE MOVE IN
Water must be transferred to your name and receipt submitted to office three days before the move in. The fee is $150 to Detroit Water & Sewerage Department
DTE must be transferred to your name as part of the application process. Call us with the confirmation number. This needs to be done no later than three days before the move in date.
Security Deposit. Must be paid into Comerica Savings.
First Month or Prorated Rent: Must be paid before moving in.
Valid photo identification required with current expiration date.
A complete and accurate application with phone numbers.
Each applicant will be required to qualify individually.
Applicant must be able to enter a legal and binding contract.
Incomplete, inaccurate or falsified information will be grounds for denial.
Any individual who may constitute a direct threat to the health and safety of an individual, the complex, neighborhood or the property of others will be denied.
The denial of one applicant will result in the denial of the entire application.
In order to qualify as a co-signer, you must fully meet all areas of the criteria and must have a minimum monthly income of five times the stated rent.
Rent must be 1/3 of your monthly income. If rent doesn't equal 1/3 of monthly income, a qualified co-signer will be required. Exceptions for tenants with Section 8.
Most recent and concurrent 4 paycheck stubs from your employer will be required. Verifiable income or liquid assets need to prove that rent is one third to half of your monthly income. Verifiable income may mean, but is not limited to: bank accounts, spousal support/child support, trust accounts, social security, unemployment, welfare, grants/loans, disability payments, Section 8 verification.
Self-employed applicants will be verified through the state. A recorded business name or corporate filing is required. Verification of ownership is required. Great Day Property Management may require additional proof at management’s discretion.
Application will be denied if the legal source of income cannot be verified.
Two years of consecutive third party verifiable (non-family member) rental or mortgage history is required. Home ownership is verified through the county tax assessor. Home ownership negotiated through a land sales contract is verified through the contract holder. (Rental references ending 12 months prior to the date of application will not be considered current.)
Eviction- and judgment-free rental history within the last five years is required. If an applicant has had an eviction that was a Forcible Detainer, this is an automatic denial. Applicant is responsible to correct court documents with courts if there are any discrepancies.
Rental history reflecting past due rent or an outstanding balance may be denied.
If a landlord gives a negative reference or refuses to give a reference, the application may be denied.
Three (3) or more 7 day notices within a period of one year will result in a denial.
Three (3) or more NSF checks within a period of one year will result in a denial.
Rental history demonstrating noise or other documented complaints will result in a denial when the landlord would not re-rent.
Exception: A biological or legal dependent child of the approved applicant(s) who is between 18-24 years of age does not need to have rental history, i.e. a student still living at home.
A credit history showing under $2,000 in negative reports is required. A negative report is any non-medical or student loan items 60 days past due or greater and/or collections and repossessions within the last year.
Collection items with DTE will disqualify an applicant.
3-5 items as above will require a qualified co-signer per the discretion of GDPM.
6 or more items will result in the denial of the application.
Any open bankruptcy that has not been discharged will result in the denial of the application.
Great Day Property Management follow’s Detroit’s Fair Chance Housing Ordinance as dictated by the Detroit City Council: “A ‘Ban the Box’ policy will prevent landlords from asking potential renters about their criminal background until the landlord has determined that the candidate is qualified to rent under all other phases of the application process. Once this is determined, the landlord may investigate the applicant’s criminal history. If the applicant has a criminal record, they may be denied housing only for crimes relevant to the safety of other people or property, like violent crimes, crimes resulting in a lifetime registry on the sex offenders list, arson, etc; or for felonies committed within the past 10 years or resulting in imprisonment within the past five years. If the landlord wants to deny an applicant based on their criminal history, the landlord must allow the applicant to provide evidence of rehabilitation that would show they are a good candidate despite their criminal record.” (as of 10/4/2019)
Great Day Property Management will conduct a search of public records to determine whether the applicant or any proposed tenant has been convicted of, or pled guilty to or no-contest to, any crime.
A conviction, guilty plea or no-contest plea, ever for: any felony involving serious injury, kidnapping, death, arson, rape, sex crimes and/or child sex crimes, extensive property damage or drug-related offenses (sale, manufacture) class A/Felony burglary or class A/Felony robbery; or
A conviction, guilty plea or no-contest plea, where the disposition, release or parole have occurred within the last five years for: any other felony charges; or
A conviction, guilty plea or no-contest plea, where the date of disposition, release or parole have occurred within the last five years for: any misdemeanor or gross misdemeanor involving assault, intimidation, sex related, drug related (sale, manufacture, delivery or possession), property damage; or
A conviction, guilty plea or no-contest plea, where the date of disposition, release or parole have occurred within the last five years for: any misdemeanor in the above categories or any gross misdemeanors shall be grounds for denial of the rental application. Pending charges or outstanding warrants for any of the above will result in a suspension of the application process until the charges are resolved. Upon resolution if an appropriate unit is still available, the application process will be completed. Units will not be held awaiting resolution of pending charges.
Exception: criminal vehicle or licensing records are not counted; i.e. DUI, fishing w/o license, etc.
If your application is denied due to negative and adverse information being reported you should:.
If credit related, contact the credit reporting agency listed on the denial letter. Request a correction if the information being reported is incorrect.
If your application has been denied and you feel you qualify as a resident under the criteria stated above, you should write to us at Great Day Property Management, 221 S. Main Street, Suite 101, Royal Oak MI, 48067.
Explain the reasons you believe your application should be reevaluated and request a review. Your application will be reviewed within (7) working days from the date your letter is received and your will be notified of the outcome.
DISABLED ACCESSIBILITY STATEMENT
Great Day Property Management allows existing premises to be modified at the full and complete expense of the disabled person. If the disabled person agrees to restore the premises (per Fair Housing guidelines) at their own expense to the pre-modified condition. We require:
The applicant to seek the landlord’s written approval before making the modifications.
Reasonable assurances (in writing) that the work will be performed in a workmanlike manner.
Reasonable details regarding the extent of the work to be done.
Names of the qualified contractors that will be used.
Appropriate building permits and the required licenses must be made available for inspection by the landlord.
A deposit for the restoration may be required.