Application Process


Management reserves the right to modify the acceptable types of documentation or deny any documents that cannot be verified. *

All applicants must have viewed the property before applying. Each adult over the age of 18 is required to complete his/her own and separate online application. Anyone 18 years old and over who will be living on the property is considered an applicant and needs to complete an application. Additionally, please inform us if only certain adults will be financially responsible on the lease. For minors, we only require their names to keep a count of occupants. Please note there is a maximum capacity of two persons per bedroom.

Please supply the following:

  1. Copy of each adult’s photo ID (U.S. state/federal issued ID)
  2. Each adult applicant will need to provide us with an email address, so that an online application can be sent to them. The application includes approving a background check.
  3. $75.00 PER Adult (Non-Refundable application fee)

    * Please note that the application fee is NON-REFUNDABLE and does NOT guarantee approval. The fee covers the administrative cost to offset the screening, time and effort to interview references, license fees, etc.

Proof of Income:

  1. In general, we require that gross monthly income to equal 3 x the rental rate of the home and that all forms of income must be verifiable.
  2. Required documents:
    1. If you are employed, last 90 days of consecutive pay stubs (showing YTD amount). However, if you have been employed for less than 90 days, 6 month’s of your recent bank statements will be required to substantiate your income.
    2. If you are self-employed, your most recent signed tax return and bank statements for the previous 3 months.
    3. If you are moving/relocating to the area for a new job, please send a copy of employment/transfer offer letters on company letter head with salary and bank statements for the previous 3 months.
    4. Any other proof of income must be verifiable (i.e. sale of home on FMLS etc.)


If your application requires a co-signer/guarantor, this person will be signing the lease agreement along with you and both of you will become legally responsible for the rent. No more than 1 co-signer per applicant will be considered. The co-signer/guarantor must pass the same application and screening process, pay an appropriate application fee, meet all the same requirements as the applicant, have a strong credit rating and verifiable income of at least 5 times the rent.

Corporate/Company Guarantors:

If your company is guaranteeing the lease, we generally do not accept company co-signers unless the company is well established and willing to put down a greater amount of security deposit (to be determined after review of a complete application).

Employment Verification:

Some employers use a third-party company to verify your proof of employment and thus charges a fee. Any fees required by third-party companies will be the applicant’s responsibility.

Credit History:

  • Poor credit will not necessarily disqualify you from renting, but a higher security deposit and/or co-signer may be required. If you are aware of any negative reports on your credit history, we advise you to provide an explanation with your application for consideration. This will help expedite your application.
  • Previous evictions or dispossessory actions will result in an application denial.
  • When applicable, you may be required to pay a Credit Approval Fee from the following table Credit Approval Fee:

    Average Credit ScoreContingent Approval Fee
    650 - 850$0.00
    620 - 649$200.00
    600 - 619$300.00
    No credit history$450.00
    <599Automatic denial

** For multiple applicants, the scores are averaged.

Rental History or Homeownership:

We will verify any previous rental history with your landlord/property manager. We will try to reach out to them, but if they are non-responsive, you can assist us by reaching out to them and encouraging them to cooperate with our interview. Any unsatisfactory findings may result in the requirement of additional deposit or application denial. If you previously owned your home in Georgia or another state, please provide address and verifiable documents.


***Effective March 31, 2021***

A welcoming environment is paramount to all of our residents. To help ensure ALL of our residents understand our pet and animal-related policies, we use a third-party screening service and require EVERYONE to complete a profile (No Pet/Pet/Animal). This process ensures we have formalized pet and animal-related policy acknowledgments and more accurate records to create greater mutual accountability.

Please get started by selecting a profile category on our landing page:

  1. All pets/animals are subject to approval and discretion of the Homeowner. While most of the Homeowners do not allow for pets, an exception may be made if you have a strong application. A pet photo, breed, and weight must be submitted with your application.
  2. Failure to report all pets/animals/service animals may result in TERMINATION of the lease and a pet fee. Up to 2 pets per household is allowed. If homeowner only allows small pet, max weight is 20 lbs, otherwise max weight limit of 35 lbs per pet. The animal's adult size weight is considered regardless of animal's size at time of application.
  3. There are certain dog breeds restricted by the homeowner's insurance that will require additional Owner approval. Please indicate type of breed on your application.
  4. There is both a non-refundable one-time $600.00 Pet Fee per pet and monthly $35.00 Pet Fee Rent per pet as additional rent for approved applications.
  5. Support animal(s): documentation on support animals including signed letter from physicians regarding the support animal’s purpose/duties.
  6. Fish tanks are limited to 20 gallons, and predator fish, such as piranhas, are restricted. Birds must be caged at all times. No other animals, reptiles, or insects are permitted, including but not limited to, livestock or farm animals, exotic or jungle animals, pigs, skunks, ferrets, monkeys and/or snakes.

**Please note that all supporting documents must be received in order to be considered. Any application missing all the required documents will be considered INCOMPLETE and possibly REJECTED. Any misstatements or omissions made on your application may be grounds for DENIAL or TERMINATION of the lease. If information given on the application CANNOT BE VERIFIED, it may be DENIED. **


Once you have submitted all required documents, our team will be able to begin the formal screening. Please note that you are granting us permission to contact your previous/current employer and listed references. We may need to ask you additional questions during our review. We will only review completed application(s) with the team. If there are any delays in verifying your application (i.e. getting in touch with your previous landlord reference), it may take the team longer to complete the review.

Approve or Deny

Once the team has completed a complete review of your application, we will promptly inform you of our decision within five (5) business days, sooner if possible.

If you are approved, we will send you written approval with your new lease terms including required fees such as security deposit amount (based on your credit review), the rent amount, and/or any additional fees. If you cannot take occupancy within fourteen (14) days of availability, you may be required to pay a Property Reservation Fee, which can be applied to first month’s rent.

Security Deposit:

The amount of security deposit required varies depending on your application. Upon move-out, a Move-Out Fee of $300.00 and rekey fee of $150.00 will be deducted from the security deposit. The Move-Out Fee does not include any damages.

Admin Fee:

All approved applicants will be responsible for a $300.00 administrative fee.

If you are denied, we will issue an Adverse Action Letter to notify you of the reason for denial. Per Fair Credit Reporting Act (FCRA), you have the right to a copy of your screening report. If you like a copy of your screening report, please let us know


During this stage, we will prepare your final lease and any exhibits (no additional revisions allowed after this point). If you are working with a licensed real estate agent, they must have a valid & active license and you must include that in your application. Once you have received the lease, you have forty-eight (48) hours to sign.

Attention Agents: We will need your real estate license number and a completed & signed W-9 from your brokerage for any commissions.

**If you are in the process of reviewing a lease, please DO NOT SIGN, unless you fully understand the terms of the agreement. We encourage you to take your time, review the lease, ask us questions, BEFORE SIGNING. Signing is a legal binding contract and we want to make sure YOU ARE COMFORTABLE WITH THE TERMS.**


Once we have received a fully executed signed lease from all parties, you have forty-eight (48) hours to pay the security deposit. Only secured forms of payment (cashier’s checks from the bank or money orders) are accepted forms of payment for the security deposit. Once we confirm receipt of payment, we will remove the rental off the market. If the lease agreement is signed, but the funds have not been received in the 48-hour window, the agreement is considered expired. The rental is then returned to the market for other prospecting applicants, and all fees forfeited. If lease is signed and funds have been received, you are now bound to the lease agreement. Even if you change your mind or can no longer occupy the unit, you are subject to the terms and conditions of the lease agreement including the early termination policy.

We can only exchange security deposit for keys during business hours (Monday-Friday, 9am-5pm ET).

Assisted Move-In Fees:

--Rush Move-In Office Fee (<5 business days from approval notice) $250.00

--Weekend/After-Business Hours Move-In Office Fee (Sat/Sun or M-F after 5pm ET) $300.00

--Late Move-In Office Fee (Agent waiting 90+ minutes) $200.00

All other office fees or rents must be paid IN FULL at least 5 business days prior to Lease Start Date.

Renter's Insurance or Liability Insurance.

All renters must have an active and valid renter's insurance before taking occupancy, during their lease term, and during any renewal terms. We require at least $500,000.00 in liability coverage with the property management company listed as Additional Interest. It is up to each tenant to choose how much personal belonging coverage you wish to sign up for. You have 3 options to fulfill this requirement:

  1. Sign up for renter's insurance with a provider of your choice and provide proof of insurance upon request.
  2. Sign up for renter's insurance through your Tenant Portal (powered by MSI). Learn more about Download renters insurance guide PDF
  3. Otherwise, we will automatically enroll you in Liability Insurance at $50.00/month + Admin Fee $5.00/month. This will be considered Additional Rent. Partial months shall not be prorated.

Other Information:

Disclaimers/Please note:

  • Selection is NOT based on “first come, first serve” basis. Multiple applications are often received for the same rental. Since our property management company legally represents the Homeowner of the property, we will process all approved applications based on the criteria we deem most beneficial to the Owner. In the instance you have an approved application, but lose a property to a more favorable application, we will gladly transfer your application to another rental home we manage. Your approved application is good for approximately thirty (30) days.
  • Due to the volume of inquiries we receive, please be patient and allow our staff 48 hours to respond.
  • If you have a credit freeze on your credit report account, it is your responsibility to contact the credit bureau to lift the freeze. If we run the credit report as unsuccessful the first time, you will be responsible for the fees associated with running another credit report.
  • If you wish to dispute any aspects of your credit report, you may contact 866-775-0961 to file a formal dispute.
  • Per SmartMove, their screening report is nationwide. The nationwide criminal scans are pulled from hundreds of national, state and county courts that contribute to the national instant database, including Megan's Law registered Sex Offender check and OFAC terrorist watch list. Results will vary according to restrictions placed on reporting by the different court jurisdictions and will include the last 7 years. Details can include name, date of birth, date of the offense, description of the offense, court location and case status.
  • Equal Opportunity in Housing Statement:
    We pride ourselves in conducting business in compliance with all federal, state, and local fair housing laws. It is illegal to discriminate against any person because of race, color, national origin, sex, familial status, disability, or any other specific classes protected by applicable laws.
    Fraudulent activity is on the rise, please exercise caution during your home search. A couple of red flags include:
  1. If the listing's rental rate seems too good to be true.
  2. If the leasing agent asks for payment before signing a lease or focuses too much on payment.
  3. If the leasing company is not registered with the state it is conducting business.
  4. Our office does not support wiring payments at this time, so we will NEVER ask you to wire the security deposit to us. The first payment must be a secured form of payment (i.e. cashier's check/money order) and delivered to our office.
    If you come across a suspicious listing for V&W Realty, LLC, please immediately contact our office to confirm.