Minimum Requirements

1. All Lease Signatories Must Personally Visit the Property & Approve Its Condition

Anyone who will be allowed to or required to sign the lease must personally visit the property and approve its condition before the Broker will prepare and present a Lease for signature. This policy applies to both spouses of a married couple and/or both members of an unmarried couple. Viewing by a third party, including a Real Estate Agent, friend, family member or viewing by video conference, will not be accepted by the Broker in lieu of personal visit by all Signatories.

2. Minimum Criteria For Lease Application Approval

The minimum requirements for Lease Application Approval are property specific and can be found in the online advertising for each property.

Income is verified through the Broker’s screening process. The income figure stated in the Applicant’s verification report is the figure used for qualification.

For a Debt to Income Ratio that is slightly over a published limit, any percentage equal to or less than 0.4% over that limit is rounded down and considered qualifying. This rounding rule applies at both published Debt to Income Ratio limits: the 41% maximum without an Institutional Lease Guarantor and the 50% maximum with an Institutional Lease Guarantor approved by the Broker.

The Broker will not accept a copy of the Applicant’s Credit Report emailed by the Applicant.

3. Approved Institutional Lease Guarantee

Please be advised that satisfying our minimum credit score requirement does not automatically guarantee approval. Your credit report will be comprehensively reviewed for payment history. Any Delinquency reported as unpaid on your credit report (such as a past-due account, an unpaid collection, an unpaid charge-off, or an unpaid judgment) is a deficiency under these requirements, regardless of your overall credit score or how long ago the Delinquency occurred. An unpaid, past-due federal tax balance shown on your IRS Record of Account Transcript that is not under an IRS installment agreement is also a Delinquency under these requirements, measured under the same limits stated below. An account reported as paid in full, settled with a zero balance, or brought current is not a Delinquency under these requirements, regardless of its past payment history. An Institutional Lease Guarantor approved by the Broker is available on every home. A Delinquency may be cured only by an approved Institutional Lease Guarantor and only within the limits stated below. Income that does not meet the required minimum advertised is not curable by an Institutional Lease Guarantor. A Single Delinquency greater than the amount of one month’s rent, or Total Delinquencies of more than $5,000, cannot be cured by an Institutional Lease Guarantor and will result in the application being declined. When the Applicant does not obtain an Institutional Lease Guarantor approved by the Broker, an application with any Delinquency will be declined.

• Personal Cosigners are not allowed, except as specifically required in the case of a pending divorce (see below).
• Institutional Lease Guarantors Approved by the Broker are available on every home.
• Institutional Lease Guarantors approved by the Broker are available with the conditions listed below.
  • An Institutional Lease Guarantor approved by the Broker cannot cure a credit score below the advertised minimum requirement.
  • An Institutional Lease Guarantor approved by the Broker may be used to cure a Debt to Income Ratio greater than 41% only when the ratio is not more than 50%.
  • An Institutional Lease Guarantor approved by the Broker cannot cure a Debt to Income Ratio of more than 50%.
  • An Institutional Lease Guarantor approved by the Broker may be used to cure Delinquencies only when no Single Delinquency is greater than the amount of one month’s rent and Total Delinquencies are $5,000 or less.
  • An Institutional Lease Guarantor approved by the Broker cannot cure a Single Delinquency greater than the amount of one month’s rent.
  • An Institutional Lease Guarantor approved by the Broker cannot cure Total Delinquencies of more than $5,000.

For these requirements, a Delinquency means an amount reported as unpaid and past due on the Applicant’s credit report. For an open account reported as past due, the Delinquency is the unpaid past-due amount reported. For a collection, charge-off, or unpaid judgment, the entire unpaid balance is past due and counts in full. A Single Delinquency means the unpaid past-due amount on any one account. Total Delinquencies means the combined unpaid past-due amounts on all accounts shown on the credit report. One month’s rent means the advertised monthly rent for the home applied for. The credit report is controlling: if an unpaid Delinquency appears on the report it counts regardless of age, and an account the report shows as paid or current is not counted. These conditions are applied uniformly to all Applicants without exception per Federal Fair Housing equitable enforcement requirements.

The maximum Debt to Income Ratio allowed without an Institutional Lease Guarantor is 41%. A Debt to Income Ratio greater than 41% may be cured only by an approved Institutional Lease Guarantor and only when the ratio is not more than 50%. A Debt to Income Ratio of more than 50% cannot be cured by an Institutional Lease Guarantor and will result in the application being declined. When the Applicant does not obtain an Institutional Lease Guarantor approved by the Broker, a Debt to Income Ratio greater than 41% will result in the application being declined. For these requirements, the Debt to Income Ratio is the sum of the monthly rent for the home applied for and the Applicant’s combined monthly payment obligations shown on the Applicant’s credit report, including all mortgages found in the credit report even if the property is listed for sale, under contract, or scheduled for closing, and including deferred student loans calculated under the Student Loan Debt to Income Calculation policy on this page, and including any monthly payment under an IRS installment agreement shown on the Applicant’s IRS Record of Account Transcript, divided by the Applicant’s gross monthly income, meaning the income figure stated in the Applicant’s verification report divided by twelve. The monthly rent used is the advertised monthly rent for the home applied for; rent the Applicant pays at a current residence is not included. The credit report and the verification report are controlling for the monthly obligations and the income figure. These conditions are applied uniformly to all Applicants without exception.

An Institutional Lease Guarantor approved by the Broker is available on every home and is available only to an Applicant who is otherwise qualified. One approved Institutional Lease Guarantor satisfies the New or Recently Started Employment condition and any Debt to Income or Delinquency cure that also applies to the same Applicant, each within the published limits stated above. An Institutional Lease Guarantor does not replace the income standard: income that does not meet the advertised Minimum Annual Income Requirement is not curable by an Institutional Lease Guarantor.

Application Processing and Third-Party Approval Policy

Broker requires all prospective Applicants to complete and submit Broker’s rental application before any third-party application, approval, guarantee, or screening result will be accepted, reviewed, or considered.

Broker will not accept, rely on, or process an approved application or approval notice from any third party, including but not limited to guarantor services such as TheGuarantors, prior to Broker’s review and processing of Broker’s own application. Any third-party approval submitted before Broker has processed the Applicant’s application will not replace, supersede, or satisfy Broker’s application requirements.

All Applicants must first complete Broker’s standard application process, including any required identity verification, income verification, credit screening, background screening, rental history review, and submission of required documentation. After Broker has processed the application, Broker may, where applicable, consider third-party guarantor approval or other supplemental approval documentation in accordance with Broker’s policies and applicable law.

Broker reserves the right to require additional information, decline incomplete applications, and make final approval decisions based on Broker’s established rental criteria. This policy will be applied consistently to all Applicants.

4. Credit Score Evaluation Policy

The Broker’s standard procedure is to obtain and review a three-bureau FICO 8 consumer credit report, with FICO 8 scores from TransUnion, Equifax, and Experian.

The Broker uses the highest of the three FICO 8 scores for qualification. The Applicant meets the credit score criterion when the highest of the three FICO 8 scores meets or exceeds the minimum credit score published for the property.

In all cases, the Broker evaluates credit as part of a broader risk assessment, placing primary emphasis on objective financial indicators, including but not limited to:

• Debt-to-Income ratio
• Income-to-Rent ratio
• Presence of Delinquencies, evaluated under the published Delinquency standard in Section 3
• Payment history and overall credit behavior
• Outstanding obligations and overall financial capacity

Applicants must meet the Broker’s minimum credit standards. If the FICO® Score 8 credit scores obtained do not meet the minimum qualifying requirement, the application will be declined.

A credit score obtained through third-party services, including but not limited to Rently, is not used for lease application approval and does not indicate that an Applicant will qualify.

All screening criteria are applied consistently and uniformly to every Applicant in accordance with applicable laws, including the Fair Housing Act.

5. No-Score Exception Policy

The Broker evaluates creditworthiness using consumer credit reports and associated credit scores obtained from one or more national credit reporting agencies. Applicants are generally required to meet a minimum qualifying credit score as part of the standard screening criteria.

However, the Broker recognizes that certain Applicants may not have a current credit score due to the complete payoff of prior debt obligations.

An Applicant may be considered under the No-Score / Debt-Free Profile standard if all of the following conditions are met:

• No Active Debt Obligations
  The credit report reflects no open tradelines or revolving/installment debt, and the Applicant’s Debt-to-Income ratio is effectively 0%.
• Verifiable Prior Credit History
  The credit report demonstrates a prior history of credit usage with accounts that have been paid in full and closed in good standing.
• Satisfactory Payment History
  There are no delinquent accounts, charge-offs, collections, judgments, or similar adverse credit events within the most recent 36 months.
• No Evidence of Thin or Insufficient Credit File
  The credit profile must reflect a meaningful history of prior credit activity. Applicants with limited, newly established, or insufficient credit history (“thin files”) will not qualify under this exception.
• Income and Financial Capacity Requirements Met
  The Applicant must meet or exceed all income-to-rent ratio and other financial qualification requirements established by the Broker.

Applicants who meet all of the above criteria may be approved without a qualifying credit score. If these conditions are not fully satisfied, and no qualifying credit score is present, the application will be declined.

All criteria are applied consistently and uniformly to every Applicant in accordance with the Fair Housing Act.

These standards are effective for properties listed after April 26, 2026 and may not perfectly agree with the current online advertising for properties listed prior to April 26, 2026.

6. Student Loan Debt to Income Calculation

When an Applicant has deferred student loans or loans in forbearance and the monthly payment amount is not disclosed on the credit report then the Broker will use the Fannie Mae guideline of 0.5% of the outstanding student loan balance as the monthly payment to use for the calculation of the Applicant’s Debt to Income Ratio.

7. The Broker Acknowledges No Duty or Obligation to Accept Documents from the Applicant or Third Parties Commenting on Information Currently Showing in the Applicant’s Credit and Background Report

The Applicant’s credit report, background report, or credit history (“Credit Report”) may show debts and or other negative information upon which the Broker bases a decision to deny Applicant’s Application. Applicant is responsible for ensuring that Applicant’s Credit Report accurately reflects the information relative to Applicant at the time the Application is submitted. Broker cannot and will not receive or consider information contrary to or challenging debts and or other negative entries on Applicant’s Credit Report, either prior to or after Broker makes a decision on Applicant’s Application and submits an Adverse Action Notice. Applicant understands that Broker will refer only to the Credit Report in reviewing Applicant’s Application and will not receive or consider documentation outside of the Credit Report.

Mortgages will be included in the Debt to Income Calculation prior to closing and the updating of the Applicant’s Credit Report. The Broker acknowledges no duty to the Applicant to assume the sale of a property, a closing will or has taken place and or that a Credit Report Updating will take place.

In the event Applicant disagrees with information reflected on Applicant’s Credit Report, Applicant may refer to applicable federal law regarding Applicant’s ability to challenge or correct Applicant’s Credit Report by challenging specific debts and or other negative information with the Credit Reporting Agencies or prior creditors. Broker is not an attorney, is not offering legal advice, and suggests that Applicant consult with an attorney regarding Applicant’s rights to challenge negative information on the Credit Report. More information may be found here.

8. Rental Arbitrage, Sub-leasing, Assignment, etc. is Strictly Prohibited

Tenant shall not sublet, under-lease, sub-rent, sub-lease, offer rooms for rent, or otherwise take on occupants not identified in this Lease. Tenant shall not offer any portion of the premises for a sublease by placing on the same any “to rent”, “furnished room”, “room to rent”, or similar sign or notice or by advertising the same in any newspaper, on any short-term rental website such as VRBO or AirBnB, or any place or manner whatsoever. Any arrangement listed above or any other transfer or assignment of this lease, shall be null and void at the option of the Landlord. Tenant agrees that the breach of this provision shall be considered a material noncompliance with the terms of this lease, entitling Landlord to deliver written notice to terminate this lease pursuant to Alabama law.

9. Lease Start Dates

Lease start dates are always the 1st day of the next calendar month. The exception to this rule is that on or about the 23rd of each month (when there is not enough time remaining to process an application) then the Broker will begin to consider lease start dates to begin on the 1st day of the month after next.

10. Properties may be Temporarily Taken Off the Market in Certain Situations

The time between when an Application is deemed “approvable” by the Broker and the Lease is signed can be several days. In order to avoid receiving Applications while the Lease is pending signature, the Broker may discontinue advertising for a property.

11. About Pending, Active and or Recently Discharged Bankruptcies

Applicants presenting an Application while a Chapter 7 Bankruptcy is pending will be automatically declined. Applicants presenting an Application with an active Chapter 13 Bankruptcy will be automatically declined. Applicants presenting an Application who have recently had a Chapter 7 or a Chapter 13 discharged will not automatically be declined, but must meet the minimum Lease Application approval requirements, including having the advertised minimum required Credit Score.

12. About Evictions & Repossessions

Applicants applying with evictions and or repossessions in their history will be automatically declined by the Broker. The term “eviction” shall refer to, but not be limited to unlawful detainer, ejectment, forcible entry, etc.

13. Authorized User Policy aka “Piggybacking”

When an individual is made an Authorized User on another individual’s credit card or revolving credit account their credit score may be positively affected if the Primary Cardholder has good or excellent credit. Individuals with good credit sell Authorized User access to their credit cards and revolving credit accounts commercially and the practice is sometimes referred to as “piggybacking”. The Broker is aware that piggybacking is legal, but the Broker and other lenders consider this to be a deceptive practice. When a review of the Applicant’s credit report reveals that 33% or more of the Applicant’s total credit card limit and or revolving credit limit is supplied by being an Authorized User on another individual’s credit card(s) and or revolving credit account(s) and that individual is not a spouse, then the Broker will automatically decline the Application and issue an Adverse Action Notice and depending on the circumstances the Broker may also issue a Federal Trade Commission (FTC) “Red Flag” Notice.

14. Citizen or Legal Resident

All Applicants must be legal residents of the United States. All Applicants will be asked if they are a United States Citizen, a permanent resident alien, a non-permanent resident alien, or an individual who does not have legal residency status. If the Applicant declares they are a permanent or non-permanent resident alien, they must provide supporting documents. If the Applicant fails to provide the required proof, then their Application will be declined. If the Applicant declares that they do not have legal residency status, then their Application will be declined.

15. US Credit Scores Required

All Applicants must have a credit report and a qualifying Credit Score.

There are two exceptions to this rule. (1) When one member of a married couple individually qualifies on the credit and income requirements and the other spouse does not have a credit report, then the Broker will make an exception to this rule. When both spouses have a credit report each must have a qualifying Credit Score. (2) When a Foreign National who is an employee of a multinational corporation is transferred to the Birmingham Area and does not have a US Credit File then the Broker will consider leasing to this individual provided the following conditions are met:

• The Corporation that employs the Foreign National or a third party, such as a relocation agency, agrees to guarantee the lease.
• The Corporation that employs the Foreign National or a third party, such as a relocation agency, must be registered with the Alabama Secretary of State.
• The Corporation that employs the Foreign National or a third party, such as a relocation agency, affirms in writing that the subject individual does not have a US Credit File.
• The Foreign National Employee agrees to provide their Passport and a TIN, ITIN or SSN that is current (not pending or expired).
• The Foreign National Employee agrees to sign a Consent to a Credit Check and Background Investigation in order to confirm that there is no US Credit File.
• The Corporation that employs the Foreign National or a third party, such as a relocation agency, that will guarantee the lease must have a business credit report available to be purchased online by the Broker.
• The Corporation Guaranteeing the lease must be rated in Dun & Bradstreet and have at least a 5A1 rating.
• Relocation Agencies are required to provide the engagement, retention, or services agreement with the Corporations they represent.
• The Broker will hold the Security Deposit.

16. Documentation of Qualifying Recurring Income

Applicants demonstrating financial capacity to pay rent on recurring income must have gross income of at least the Minimum Annual Income Requirement published in the online advertising for the property, as stated in the income figure of the Applicant’s verification report. The Broker accepts the income figure as calculated by the verification process and does not recalculate it. All lawful recurring income recognized by the verification process, including employment income, self-employment income, and fixed recurring income such as Social Security, pension, Required Distributions, or annuity payments, counts toward the income figure on equal terms. An income figure that meets or exceeds the Minimum Annual Income Requirement satisfies the income standard, and an income figure below it does not. This standard is applied uniformly to every Applicant.

17. Income Verification

Income for every Applicant, including self-employed Applicants, is verified through the Broker’s screening process and measured against the gross income standard. The income figure stated in the Applicant’s verification report is the figure used for qualification. When income is verified by document upload, the upload must include either twelve consecutive monthly bank statements or the twelve most recent consecutive paystubs. Documents outside the verification process, including CPA-prepared, compiled, reviewed, or unaudited financial statements, letters, or certifications, are not verification and are not considered.

18. IRS Letter Required in Certain Situations

In the situation where an Applicant(s) only recurring income is Social Security and the Applicant is not required to file income tax returns, then the Broker will require a Verification of Non-Filing Letter from the IRS.

19. Who is Required to Present a Joint Application

Both spouses of married couples must submit a Lease Application. Both members of an unmarried couple may present a joint application.

20. The Broker Requires Both Spouses to Apply when a Divorce is Pending

It is the Broker’s understanding that until and unless a pending divorce is adjudicated that the assets and liabilities of the Marital Estate may be connected. Therefore the Broker has a duty to calculate the Debt to Income Ratio of the spouses together. The Broker cannot do this without seeing the soon to be ex-spouses credit report. The Broker cannot reasonably assume that the Applicant will be in a position to pay the rent before the divorce is finalized. Therefore the Broker shall require the non-occupying spouse to sign a Cosigner Agreement.

The above is not set forth as legal advice. The Broker is not an Attorney. If you have any questions or concerns about your rights and responsibilities concerning residential leasing if you are in the process of obtaining a divorce, please consult with an Attorney.

21. Application Processing Policy

The Broker does not render an approve or decline decision based on the order of when applications are submitted, he renders those decisions based on the order of when they are completed. Properties are not put on hold when an application is submitted.

22. Roommate Occupancy Policy

For purposes of this policy, a “roommate” arrangement refers to two or more unrelated adults occupying the same rental property, regardless of the nature of the relationship between them.

Most municipalities in the Jefferson County and Shelby County metropolitan area limit occupancy by unrelated adults to a maximum of two persons per dwelling. Dean & Associates Inc applies this two-person limit as the working standard for all properties we manage.

Applications proposing three or more unrelated adult occupants will be considered only when the Applicant provides documentary evidence that the municipality in which the property is located expressly permits three or more unrelated adults to occupy a single-family dwelling. Acceptable evidence includes a citation to the relevant section of the municipal code, a written confirmation from the municipality’s zoning or code enforcement office, or equivalent authoritative source. General references, third-party summaries, and verbal assurances will not be accepted.

Applicants should be aware that this information is often difficult to locate, as unrelated-occupancy limits are typically embedded within zoning ordinances under the definition of “family” rather than in landlord-tenant provisions, and many municipal codes are not fully indexed online. The burden of identifying and documenting the applicable ordinance rests with the Applicant.

The Broker retains sole discretion in determining whether the evidence submitted is sufficient. Absent satisfactory documentation, the two-person limit will apply.

This policy applies uniformly to all Applicants regardless of any characteristic protected by federal, state, or local fair housing law.

This policy is effective May 18, 2026. This specific roommate policy is not reflected in the current advertising for properties listed before May 18, 2026.

23. No More than One Family per Home

For the purpose of this disclosure, a “family” shall be defined as a group residing together and consisting of parents, children, and other relatives by blood or marriage. The Broker and the Landlord retain the right of freedom of contract to lease with whomever we want as long as it is not for a discriminatory reason against a protected class. Two or more families residing in one home are not a protected class. It shall be the Broker’s policy not to rent to more than one family per residence.

24. Background Reports

In addition to the Broker pulling Applicants’ credit reports, the Broker will also pull background reports, including but not limited to, nationwide criminal history reports, on all Applicants and on all occupants age 19 and older. Occupants 19+ years old who are not Applicants will be required to sign a consent form and pay a $30 fee.

The Broker may review criminal conviction history as part of the rental application process. A criminal record does not automatically disqualify an Applicant. The Broker will consider whether the record shows a current or recent risk to the health, safety, or peaceful enjoyment of residents, staff, guests, vendors, or the property.

The Broker will not deny an application based solely on an arrest that did not result in conviction, dismissed charges, sealed or expunged records, juvenile records, minor traffic offenses, or criminal history that is not reasonably related to tenancy, resident safety, property safety, or lease compliance.

The Broker may deny an application based on a conviction or pending charge only after considering the nature and severity of the offense, the age of the offense, the Applicant’s age at the time, the time elapsed since conviction or release, the Applicant’s rental history since the offense, evidence of rehabilitation, completion of sentence or supervision, and any additional information provided by the Applicant.

The following records may result in denial if they fall within the applicable review period and are reasonably related to tenancy, safety, or property protection:

Category	Review period
Felony conviction involving homicide, sexual assault, kidnapping, human trafficking, or other serious violent offense	10 years, or longer only with legal review
Conviction requiring current sex-offender registration	Legal review required; for HUD-assisted housing, special mandatory rules may apply
Felony conviction involving arson, explosives, burglary, robbery, weapons violence, or serious property destruction	7 years
Felony conviction involving manufacture or distribution of illegal drugs	7 years
Felony conviction involving theft, fraud, forgery, or financial crimes directly relevant to tenancy or property management	5-7 years
Misdemeanor conviction involving violence, stalking, harassment, property damage, or drug distribution	3-5 years
Older convictions outside the review period	Not considered unless required by law or approved by counsel based on a specific, documented safety concern

25. The Broker’s Corporate Lease Policy

In the Listing Agreement between the Broker and the Property Owner the subject of Corporate Lease Offers is not addressed. It is the Broker’s understanding that individual Property Owners cannot be compelled to accept a Corporate Lease Offer. Therefore this entire policy hinges on whether or not the Property Owner will accept a Corporate Lease Offer.

If a Property Owner expresses interest in considering a Corporate Lease Offer, then the Broker’s conditions are as follows:

• The Corporation must be registered with the Alabama Secretary of State.
• If a Corporation does not have a 5A1 D&B Rating then a Principal of the Corporation will have to personally guarantee the lease and submit a personal lease application.
• The Occupant must be an Employee of the Corporation.
• The Occupant must be residing in the US legally and have an active SSN or ITIN.
• The Occupant must consent to Credit and Background Check.

26. New or Recently Started Employment

On the Rental Application, every Applicant states whether they have employment or self-employment they have accepted but not yet started, or that began within the most recent 28 days. This is New Employment.

Every Applicant must first meet all of the published Minimum Application Requirements on verified income, including the Minimum Annual Income Requirement measured against the income figure the verification report confirms. Income the verification report cannot confirm, including income from New Employment that has not produced at least 28 consecutive days of pay, is not counted and cannot be replaced by an offer letter or any statement of future income. An Applicant who does not meet the requirements on verified income is declined.

An Applicant who meets all of the published requirements on verified income and who has New Employment must obtain an approved Institutional Lease Guarantor as a condition of approval. Because employment that is new or has not yet started has a shorter and less established record, the Institutional Lease Guarantor provides additional protection for the Property Owner. This is a Conditional Lease Application Approval, approved on the condition that the Applicant obtains an approved Institutional Lease Guarantor.

LEGAL DISCLAIMER:

The information contained above is not set forth as Legal Advice. The Broker is not an Attorney. None of the Broker’s Agents are Attorneys. The Broker or his Agents do not provide legal services or legal advice. If you have questions about your rights and responsibilities as a Rental Customer, Applicant, or Tenant, please consult with an Attorney.

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