Available From

15 January 2026

Minimum Duration

12 Months

Utilities Included

None

HOA Application

No

Pet Policy

Cat Friendly: Case by Case/PetScreening Required/Max 3 pets

Rental Requirements

GEM Realty Rental Application Criteria Please thoroughly read our RENTAL APPLICATION CRITERIA below prior to applying. GEM Realty – Rental Application Criteria Thank you for your interest in a GEM Realty-managed home. Our goal is to provide a fair and transparent leasing process for every applicant. To be considered for tenancy, all prospective residents must meet the minimum screening standards outlined below. We strongly encourage you to review these criteria prior to submitting your application. Application fees are non-refundable, so please contact our office beforehand if you have questions regarding eligibility. GEM Realty performs a full screening on each applicant age 18 and older. We do not accept reusable or portable resident screening reports. All rental properties remain actively marketed and open to applicants until a security deposit has been received and a lease agreement has been fully executed. We may receive and evaluate multiple applications for the same property. Homes are offered on a first-approved, first-secured basis—the first applicant who is approved, pays the security deposit, and signs the lease will secure the home. If another applicant secures the property before your screening process is completed, your approved application will remain valid for 60 days and may be transferred to any other GEM Realty property for which you qualify. 1. Rental History Requirements Applicants must demonstrate: 12 months of verifiable rental history or homeownership No prior evictions No outstanding balances owed to a landlord or property manager Proper notice provided to previous landlords Applications may be denied if: Rental history cannot be verified There is evidence of lease violations, late payments, property damage, or poor landlord references There is documented evidence of disruptive or non-compliant behavior at a previous residence involving the landlord or property management staff. 2. Employment & Income Requirements A minimum of 12 months of current employment or income from a similar industry Self-employed applicants must provide verifiable income (e.g., tax returns, bank statements) Gross monthly income must equal at least 3 times the monthly rent For residents utilizing vouchers (e.g., Section 8), income must equal 3 times the resident’s portion of rent, not the total rent amount Applicant must demonstrate the capacity to pay move-in costs, including first month’s rent and deposits, in full prior to occupancy 3. Credit Standard Minimum 12 months of established credit history No open or undischarged bankruptcies At least 12 months of re-established credit following bankruptcy discharge All accounts must be in good standing Applications may be denied based on poor credit history, excessive collections, charge-offs, or judgments related to housing, utility bills, or other high-risk debt categories. 4. Criminal Background Criteria A criminal background check is performed on each applicant and all adult occupants. The following convictions, measured from the date of disposition, may result in denial: Offense Type Felony Misdemeanor Crimes against persons or property 7 years 5 years Drug-related offenses 7 years 5 years Theft / Fraud / Check-related offenses 7 years 5 years Prostitution-related 7 years 5 years Weapons offenses 7 years 5 years Cruelty to animals 7 years 5 years Any other felony (traffic/DUI included) 7 years N/A Violent or terrorism-related offenses Automatic denial regardless of date Additional considerations: Applicants on active probation or parole must have completed supervision at least 5 years prior to applying Deferred adjudication, pre-trial intervention, and pending charges may be reviewed on a case-by-case basis IMPORTANT: While we conduct thorough screenings, we cannot guarantee that all existing community residents have been screened under the same criteria. Individualized Criminal Review Process GEM Realty will conduct an individualized assessment if a denial is based solely on criminal history and the applicant requests reconsideration in writing. Supporting documentation may include: Letters from employers, parole/probation officers, social workers, or counselors Certificates of rehabilitation or treatment completion Proof of stable employment Personal statement addressing circumstances and rehabilitation GEM Realty may request additional documentation and will notify applicants of the final decision in a reasonable timeframe. 5. Occupancy Limits Occupancy is limited to two persons per bedroom plus one additional occupant, unless local or state regulations require stricter limits. Important Occupancy Policies No Smoking: Smoking inside any property is strictly prohibited. Violations may result in fines or eviction. Inspections: Periodic inspections will be conducted at all occupied approximately every 6-8 months Unauthorized Occupants: Only those named on the Lease are authorized to reside in the home. Unauthorized occupants could result in fines and/or eviction proceedings. 6. Identification Each applicant age 18 or older must provide a valid government-issued photo ID prior to processing. Providing false, misleading, or incomplete information is grounds for denial. 7. Pet & Assistance Animal Policy GEM Realty utilizes PetScreening for all animals: Pet profiles are required for all pets. Service or Assistance animals are screened at no cost. Standard pet profile fees apply and are paid directly through PetScreening. Pets: If you have a pet and it is approved, you will be required to pay a $100.00 - $400.00 Pet Administrative Fee per pet, upon move-in or upon the pet being added to your existing lease. This is a one-time non-refundable fee. In addition to this fee, you will also have monthly pet rent fees ranging from 35.00-75.00 per pet. The amount of the pet fee, pet rent is determined based upon the "FIDO Score" that PetScreening.com assigns to your pet. This score is determined using a proprietary formula that takes into account things like pet age, weight, vaccination records, etc., and the score is expressed using the number of "Paws" that the pet gets, from 1 to 5, with 5 being the least risk pets. The monthly fees are non-refundable and do not apply to any damages caused by your pet(s) upon move out. Pets - Not all homes accept pets, please contact the leasing agent to ensure you are applying for a pet-friendly home AND your breed and size of dog is approved. Assistance Animals** We require all pets and service animals to be screening using a 3rd PARTY PET SCREENING VENDOR You will need to create an account, for pets there is a charge of $25 and for service animals, there is no fee. GEM Realty complies with all Government Laws and Guidelines relating to Assistance Animals. Online certificates, ID cards, registrations and letters purchased online are NOT accepted. An Assistance Animal is a Reasonable Accommodation to the Lease and is not considered a pet, and therefore Pet Fees do not apply. **As of July 1, 2023, House Bill 1725 introduced amendments to Virginia's Fair Housing Law making it a violation of the Virginia Consumer Protection Act to provide fraudulent supporting documentation to evidence the existence of a disability or disability-related need for a person requesting a reasonable accommodation for an assistance animal. Such actions are punishable by monetary fines. 8. Application Fee & Processing A completed application is required for every adult occupant Non-refundable application fee is due at submission Online applications accept debit/credit payments only Standard processing time is 2–3 business days, contingent upon timely receipt of documentation and third-party verifications 9. LEASE ADMIN FEE: A $150/ lease preparation fee will be due prior to administering the lease. We will reach out to you once your application is approved and ask you to pay the lease preparation fee within 24 hours. Once that fee is paid we will send you the lease for e-signature and will send you an accounting of the funds required to secure the property, including security deposit and any relevant fees. Once the lease is signed and those initial funds are paid we will take the property off the market. ***Please note that at any given time in the process up until we receive the required funds the property could be taken off the market and rented to another party, even if your application has been approved. *** 10. GEM RESIDENT ADVANTAGE PROGRAM: The GEM Resident Advantage Program is mandatory and additional $39.95 per month. The Resident Benefits Program is designed to provide convenience to our residents by providing several services and liability protections which waives the renters insurance requirement. The coverage protection is under Nest Finders Master Policy and applies to each home under management. Coverage and Benefits: All Residents are required by their lease to carry property damage liability coverage. To provide the required liability coverage and to keep the cost low GEM Realty has developed our GEM Resident Advantage Program. This program waives the renters insurance requirement and protects Residents and landlords from negligence acts. Residents receive the benefits of the coverage without additional applications, credit checks, or billing. The resident will be billed $39.95 monthly for the following coverage and benefits. If you feel you would like more coverage, You MAY acquire and use your own Renters Insurance, but the GEM Resident Advantage Program Price does not change, the liability provided in the GEM Resident Advantage Program is added as a courtesy. Liability limits - $100,000 Personal contents - $10,000 Medical expenses - $3,000 Additional living expenses - $1,000 Deductible - $1,000 One Time Lock out service. If you are ever locked out of home, or lose a key GEM Realty will offer a One time locksmith dispatch to get you into your home. Utility Valet Service- Free VIP assistance for fast set-up of utilities, internet, and cable. Rental History Credit Reporting to Experian “RentBureau” Receive the benefit of positive credit reporting of your on-time rent payments to ExperianOnline resident Portal for Maintenance, Payments, and Paperless Statements. Residents have access to our resident Portal to submit maintenance requests, pay online via credit card or e-check, and to access documents such as lease, statements, and payment receipts. No Fees for Rent Payments (excludes credit card transactions) No fees when rent is paid online with e-check through the resident Portal. 24-HOUR MAINTENANCE COORDINATION SERVICE: Submit work requests to our staff via an online portal. You will have the ability to upload photos to the portal and speak with our staff. Residents can reach a live person after hours for emergency maintenance concerns. One-Time Late Fee Forgiveness. You’ll be granted a one-time waiver of your Late Fee for late rent payment. One- Time NSF Fee forgiveness Vetted third party maintenance vendors. All of our vendors are professional, licensed and insured. HOME BUYING ASSISTANCE: Many of GEM Realty Group’s property managers are Licensed Real Estate Agents and/or Real Estate Brokers and offer discouonted fees for residents. Whether you are a first time home buyer or looking to invest in real estate, we will help get you there. Compensation for services shall be agreed upon in a separate agreement. Notice: Residents are required to participate in the GEM Resident Advantage Program as a condition of their lease. Residents are free to carry and encouraged to carry additional coverage for contents or insurance in addition to the Resident Benefit Program that they feel meets their needs. Failure to Meet Criteria Any applicant who does not meet the requirements outlined above may be denied. Meeting minimum standards does not guarantee approval if additional risk factors are identified during verification.
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