*All applicants will be charged a $50.00 application fee per adult (18 or older) *THE APPLICATION FEE OF $50.00 PER ADULT IS NON-REFUNDABLE *Each adult over 18 is required complete a separate application form. It would be in your best interest to confirm that your rental requirements are not outside of our tenant criteria with multiple adult roommates, eviction history, foreclosures, bankruptcies, job loss, minimal income, low credit scores (below 500), unusual pets, large pets, multiple pets, multiple families, or anything that would cause your application to be rejected. We do not prescreen Applications. Applicants are required to pre-screen themselves with the following criteria and will need to meet the requirements below.

We encourage you to apply if you meet the below criteria:

WHEN THE ONLINE APPLICATION IS COMPLETED, WE WILL PROCESS YOUR APPLICATION – CHARGING THE $50.00 APPLICATION FEE. This application, background information, credit scores, rental history, criminal history, and employment verification will be viewed by Heritage Group Realtors and Property Management staff, and possibly the Property Owner.

***Multiple Applications May Be Reviewed in Choosing an Applicant***

Lease Criteria in Applying :

Before you apply, read the following information concerning the approval process. If you have any questions, contact our office during normal business hours Monday to Saturday 9 AM to 6 PM Central Standard Time.

Application Process & Screening Criteria:

Heritage Group Realtors and Property Management is committed to equal housing and we fully comply with the Federal Fair Housing Act (FFHA). We do not discriminate against persons because of race, color, religion, sex, handicap, familial status, national origin, or age. We also comply with all state and local fair housing laws. We offer application forms to everyone who requests one. Each occupant over the age of 18 must complete an application and pay the $50.00 application fee.

Approval is based on SEVEN factors: • Credit History • Employment Verification and History • Income Verification • Rental Verification and History • Criminal Background Check • Terrorist Database Search • Animal Criteria


Each applicant is required to provide a copy of a legible Government issued photo identification card.

Income Verification:

Income should be at least three (3) times the monthly rent and verifiable from an unbiased source: employer through pay stubs, tax returns, and/or bank statements. Self-employed income may also be verified with a CPA-prepared financial statement or tax returns.


Your employment history should reflect at least 6 months with your current employer. Transfers or relocations must have correspondence showing an accepted job offer. Any verification fees required by the employer must be paid by applicant. Applicants who do not meet the above employment or income requirements must submit Savings Account statements showing a minimum average balance equal to 8 months of rental payments, for the last 6 months. Employment: We require verifiable employment history for at least the past three (3) years. You must be a permanent employee (not temporary or probationary). If you are self-employed, retired, or not employed, we can accept such documents as signed tax returns (2 years minimum), bank statements, etc. that provide proof of applicant’s ability to pay the rent. If military, we need a current copy of your LES. If you are active-duty military, you must be on an assignment that, to the best of your knowledge, will allow you to complete an initial 12-month lease.

Residence History:

We require verifiable residence history for at least three (3) years whether you currently own or rent. Applicants are responsible for providing information including the names, addresses and phone numbers, of Landlords with the dates of tenancy for the previous 3-5 years. Rental history must be verified from unbiased sources. Home ownership will be verified from a current credit report. We can accept base housing as rental history. Any evictions within the previous 5 years will be automatic grounds for denial. Broken leases will be considered on a case-by-case basis and an additional security deposit may be required.

Credit History:

We will obtain a copy of your tenant credit score from TransUnion. You cannot provide this to us, we will obtain this ourselves. Credit history should show that the resident has paid bills on time and does not have a history of debt “write-offs” or accounts that have gone into collection. Money owed to a previous landlord or utility company is cause for denial. Heritage Group Realtors and Property Management maintains the right to retract this offer for any applicant based on other criteria associated with the application process.

Errors & Omissions:

Every effort has been made to provide applicants with reliable and accurate information regarding the home you are applying for – however, changes can and do take place to cause inaccurate information to be accidentally presented. We encourage all tenants to verify schools, allowable pets, expected features, or any HOA concerns prior to signing a lease agreement. Any information posted in the MLS advertisement does NOT constitute a written agreement or guarantee of the facts stated. Criminal, Sex Offense, and Terrorist Database Check: We will check these databases for all occupants over 18. We do not rent to any person required to register as a sex offender.


Rental Criteria for Animals: Animal policies vary from one homeowner to another. Some owners do not permit animals, while others restrict type and/or size of allowable animals. No more than two animals per household are permitted without specific owners’ approval. Property Insurance Companies do not allow certain breeds of dogs, either purebred or mixed. Tenants may be evicted for misrepresenting any of the above type of dog, as well as for being in possession of any poisonous, dangerous, endangered species or otherwise unauthorized animal. Our animal policies are strictly enforced and can be grounds for eviction. Special consideration is given to “Service Animals” that assist a tenant with special medical needs (proper and current documentation needed for verification). We require with your application, a picture of each animal that will be on the property. Email a Picture of the Requested Animal to: We may require you to bring the animal(s) to our office for final approval. • No Aquariums larger than 10 Gallons allowed. • No ferrets, reptiles or rodents of any kind are permitted.

Standard Animal Fees and Deposits: Lease Signing: $30.00

Animal Administration Fee Per Approved Animal. Monthly: $30.00 Animal Administration Fee. RESIDENT BENEFITS PACKAGE: $27.00 Per Month Included with ALL lease agreements under Heritage Group Realtors and Property Management. Tenants will be named as Additionally Insured under the Heritage Group Realtors and Property Management

Disabled Accessibility:

Any concerns should be submitted in writing to the property manager. We must obtain Owner approval to allow modification of the premises. All modifications are at the expense of the disabled person, and the disabled person must agree to restore the premises, at their own expense to the pre-modified condition (provided the modification would affect the use and enjoyment of the premises for future residents). We require written proposals detailing the extent of the work to be done, approval from the landlord before modifications are made, appropriate building permits with required licenses made available for the landlord’s inspection, and a restoration deposit may be required per Fair Housing guidelines.


School Enrollment concerns should be investigated prior to submitting your application. Applicants must verify their own school information with the school district. Because of the expansive growth in this region, school enrollments get capped and designation boundaries may change. We highly recommend you contact the local school district should any of the school boundaries be a concern for the home you would like to rent. ***IT IS THE DUTY OF THE APPLICANT TO VERIFY SCHOOL BOUNDARIES***


Applicants should satisfy their concerns regarding crime statistics or the presence of any sex offenders in the area, before submitting an application. This information is available free of charge on the internet at the following sites: Sex Offenders San Antonio Crime Stats



• If you failed to give proper notice when vacating a property.

• If previous landlord(s) would be unwilling to rent to you again for reasons pertaining to your behavior or that of any family member, guest (welcome or not), your pets, or any animal on the property during your tenancy.

• If you have had three or more late payments of rent within the last 12 months.

• If you have an unpaid collection filed against you by a Property Management Company. • If an unlawful detainer action or eviction has occurred within the past five (5) years.

• If you have recently received a 3-day notice to vacate.

 • If you have less than a 615 combined Trans Union applicant credit score and refuse to abide by the additional Risk Mitigation fee as outlined above.

• If you have had two (2) or more NSF checks within the last 12 months

• If you have allowed any person(s), not on the lease, to reside on the premises. • If we are unable to verify your information, we must deny the application.

• No Businesses operated from property. If you have a home-based Business that you think we might approve please let the Property Manager know.

• If you violate any of our terms of service during this application process.

• Applicant requests re-wording or removing any paragraphs in the Heritage Group Realtors and Property Management Lease Agreement.

Start of Lease:

Vacant Homes:

Heritage Group Realtors and Property Management has a policy that all leases on vacant homes must begin within 14 days of application approval. We are unable to hold the home rent free without a lease agreement longer than that time.

Occupied Homes:

Heritage Group Realtors and Property Management will typically advertise a first available date with all of the homes we manage. In some cases, those dates will need to change due to circumstances beyond our control. We ask the approved incoming tenant be flexible in some cases. We understand the burden this can create and strive to advertise a solid date so incoming tenants can plan accordingly. Leases starting within 5 days of the end of the month — We will require the next full month’s rental amount with the pro-rate.


Move In With Lockbox Access As an optional feature during the lease process and move in of your new home, we can offer the convenience of gaining access for the first time without having to check out keys from our office. With this optional program, tenants may gain access to their new home through our lockbox for an optional additional charge of $25.00. A separate form will be sent to you for review and signature during the lease approval process.

Move-In Orientation & Inspection with Managers ReKey: All new tenants at lease signing will pay a one-time Move-In Orientation Fee of $99.00. Within the first three (3) business days of the tenant move in, arrangements will be made for a walk-through inspection and home orientation with Managers ReKey. The Move-In Orientation will be arranged and conducted with a technician from Managers ReKey. A leasing representative from Heritage Group Realtors and Property Management will not be present during the Move-In Orientation. Any requested work orders must be submitted separately. The Managers ReKey technician will provide the tenant with a brief orientation and instruct them on basic home maintenance, including changing air filters, unclogging a garbage disposal, water cut-offs, smoke alarms, fuse & breaker box locations, and GFCI resets. The written report will include interior and exterior photos. The exterior will be documented with photos of all four sides of the home, the roof, any exterior equipment, and yard. Interior photos will be of each room, included equipment, any damaged or defective conditions, and an overall view of most areas. A copy of this report will be sent to the tenant and Heritage Group Realtors and Property Management for record. This Move-In Orientation Inspection does not take the place of the required Inventory and Condition Form made available for the tenant to complete at Lease Signing.

What Our Tenants Want You to Know:

1)Heritage Group Realtors and Property Management conducts periodic walk throughs of the home you will live in.

We take pictures of the interior and exterior of the home during those walk-through’s. This information is kept on record and shared with the owner. If this standard walk through procedure is going to cause you a problem – we recommend you stop now and do not apply for one of our homes.

2) During the last 30 days of your lease agreement

a sign and lockbox may be placed on the home and you may be required to show the home to prospective new tenants. You may opt out of this arrangement, but it will cost an additional fee of one month’s rent to do so.

3)Heritage Group Realtors and Property Management is a ZERO TOLERANCE company regarding rent collection.

Rent is due the 1st of each month, late the 3rd of each month. Late fees begin midnight on the 3rd of the month and will continue to accrue until paid. If rent has not been paid by that point, late fees will be applied with no exceptions.

4) Lease Preparation Fee: $100

There is a lease preparation fee of $100 per lease agreement to prepare, forward, and offer the convenience of electronic signatures.