Application Process and Resident Screening Criteria

Updated 4/29/2016 

Thank you for your interest in living at River Bluff Apartment Homes. It is our goal to maintain safe, clean and comfortable housing for our residents. To accomplish this goal, we have a thorough screening process. If you meet the application criteria and are accepted, you will have peace of mind knowing that other renters at River Bluff are being screened with equal care. River Bluff Apartment Homes complies with all Federal, State, and local fair housing and civil rights laws. Under no circumstances will applicants be discriminated against on the basis of race, color, religion, sex /gender, national origin, handicap/disability, familial status, sexual orientation, marital status, ancestry, lawful source of income, age, status as a victim of domestic abuse, sexual abuse, or stalking, physical appearance, political beliefs, status as a student, domestic partner status, creed, or any other protected class that as defined under Federal, State or local laws. Residents will be impartially selected in accordance with applicable Federal, State, and Local laws. River Bluff Apartment Homes reserves the right to reject anyone that may jeopardize the future stability of the property. To be eligible for occupancy, applicants must meet the following selection criteria:

• Appropriate Household Size - The household size must be appropriate for the unit available. 
• Income – Please list all sources of income. Applicants must demonstrate an ability to pay the monthly rent, and the household’s total monthly household income must be at least two times the monthly rent amount. We must be able to verify independently the amount and stability of your income. If we are not able to obtain written verification from an income source, you must supply acceptable proof of income which can include most recent paystubs from your employment, job offer letter/copy of employment contract, student loan award paperwork, or copy of a bank statement detailing recurring deposits from child support, alimony or student loans, etc. If an applicant is not able to demonstrate sufficient income/resources to pay the monthly rent, a co-signer may guarantee the financial obligations of the rental agreement. All co-signers must meet the same resident selection criteria.
• Record of Criminal Activity- All applicants will be screened for criminal history in accordance with HUD guidelines.  A conviction for criminal conduct that indicates a demonstrable risk to resident safety and/or property crimes of physical may be grounds for denial.   The nature and severity of an individual’s conviction, as well as the amount of time that has passed since the criminal conduct occurred will be considered.
• Rental/Housing History –  Home mortgage payment history is acceptable in the absence of rental housing history. The applicant shall have a good rental history or another positive record of housing payments. Good rental history includes, but is not limited to: No lease or rule violations, no record of disruptive behavior, no evictions, demonstrated ability to pay rent in a timely manner, no record of destruction of property, and satisfactory housekeeping habits. Poor references from previous landlords may result in denial of your application. If an applicant has no prior rental or home mortgage history, a co-signer may be required.
• Credit History– Credit reports are ordered on all applicants and guarantors. A poor credit score does not always result in application disapproval, however, it will be a factor used in processing an application. If an applicant’s credit report is unobtainable, a co-signer may be required to guarantee the obligations of the rental agreement. Poor credit history includes but is not limited to: a consistent or recent history of deficiencies in overall credit, owing money to a current or previous landlord and/or utility company. We do not consider medical debt or student debt.
• No Demonstration of Negative Behavior - False or incomplete information is grounds for denial, so please fill out the application honestly and completely. If the applicant exhibits any of the following, it can be used as grounds for denial: the display of uncooperative, abusive or belligerent attitude towards management during the application process; providing information on the application which is false, misrepresented, incomplete or non-verifiable. If misrepresentations are found after the rental agreement is signed, the rental agreement will be terminated according to Wisconsin law.
• Applicants must be eighteen (18) years of age.
• No smoking is permitted inside the apartments or buildings. Smoking is permitted outdoors only.

We will make every reasonable effort to check an application promptly, but please remember that the time required depends upon the availability and cooperation of your reference sources.

• Pet Policy- 1 cat or 1 dog under 25 lbs allowed with extra monthly pet fee of $25 and extra $250 deposit.

DENIAL OF APPLICATION: In the event an application is not approved, the applicant shall be notified, in writing, by first-class mail as to the reasons for non-selection and whom to contact for additional information.

HOLDING A UNIT: When your application for residency is submitted, you must sign a lease and pay your security deposit within 3 business days. Unless the deposit is paid, there is no guarantee of rental and management will continue to process applications for the unit. If you fail to occupy the apartment you applied for after your application is approved, the deposit will be retained as liquidated damages for holding the unit and taking it off the market. Prior to move-in, each applicant must pay the security deposit in full and first month’s rent.

Please remember that the rental application form is not a lease or rental agreement. It is used by our staff to verify that you satisfactorily meet our resident criteria. If you have requested any special conditions such as pets, painting, or specific repairs, they should be noted in the appropriate space on the application form.

LEASE SIGNING: A sample Rental Agreement (lease) is available for your review at the rental office and on our website at www.riverbluffapartments.com. Please ask to review it. After your application is approved, a Rental Agreement will be prepared for your signature. You must make an appointment with the manager for lease signing if you are not able to sign digitally. At the time you meet, you should be prepared to pay the balance of your security deposit and the first month’s rent. If you are signing digitally, your deposit may be paid through your resident portal, which will get set up once you sign your lease. All rent is calculated from the first of the month and is due on the first of the month. If you are moving before the first, you will be asked to pay a daily rate until the end of that month.

RULES AND REGULATIONS: A copy of the Resident Handbook and a sample Rental Agreement is available for your review at the office and on our website at www.riverbluffapartments.com. You should thoroughly understand them before making an application to rent from us. You will receive copies of your lease and rules at the lease signing.

KEYS AND MOVE-IN: Keys will be provided on the day that you are scheduled to move in. Before you move your belongings in, please make a thorough inspection. Walk through the unit and note any damages that may have been done by the previous resident. Fill in the move-in checklist and return it to the office within eight days.

JOINT RESPONSIBILITY: If you have one or more persons intending to live with you, all adult residents must sign the lease. Many residents with roommates agree between themselves on a method of splitting expenses. The lease, however, makes each individual responsible for the entire obligation under the lease. If a roommate does not pay, you are still liable for the entire amount. 

SPECIAL NEEDS: If you have a disability covered under Wisconsin Statutes 101.22, we will permit reasonable modifications to afford you full enjoyment of the housing, provided the modifications are at your own expense and you agree to restore the property to its original condition upon move out. An escrow may be required to assure restoration of the property and we must approve of the modifications in writing. If you have any such disability, please inform us in the “comments” section of the application so we may work with you to accommodate your needs.