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Rental Criteria

Rental Criteria

Statement of Rental Policy Qualifying Criteria

Prairie Commons Senior Community 55+

Lawrence, KS

Gaines Investment Trust utilizes an electronic verification system that authenticates valid IDs and verifies employment and income.


  • All applicants must provide a valid government-issued photo ID. Expired ID's will not be accepted.
  • IDENTIFICATION DOCUMENTS REQUIRED: Acceptable photo ID can be a valid Drivers License, State Identification Card, Passport, Military ID, or US Government-issued picture ID upon submission of application. We accept COLOR scans in clear condition or photos of original documents ONLY. 
  • Any falsification of the applicants' personal identifiable information (SSN, Name, DOB) will result in the automatic denial of the application or cancellation of move-in. All deposits and fees paid will be non-refundable. The denial will apply to all applicants listed on the application. 
  • If the above requirements cannot be verified electronically, 
  • The following manual verification will be required. 

Four (4) Requirements to be eligible for a standard refundable security deposit:

  • Acceptable Credit Rating per Resident Screening system.

    • Approved Criminal Rating per Resident Screening system.

    • Combined Gross income (including co-applicant) shall be A MINIMUM of two and one-half (2.5) times the rent amount plus

    • RUBS.

    • Six (6) months of current employment, validated by a pay stub showing YTD earnings that must demonstrate earnings of at least two and a half (2.5) times the rent amount for each of the three (3) consecutive months prior to application.

    • Self-employed persons will need to show proof of income (tax returns, etc.) for the past 2 years and must demonstrate earnings of at least two and a half (2.5) times the rent amount for each of the three (3) consecutive months prior to application.

    • Income may include sources other than employment, such as Social Security or retirement accounts. Child support funds may be included if proof of a court order and a history of 12 months of consistent payments received are provided.

    • Applicants who cannot provide proof of income from a verifiable source must have 36 months of the monthly rental rate in a verifiable savings account.

    • Proof of Social Security payments (bank account with direct deposit by the US Treasury, award   letter)

    • Food stamps and Unemployment will not be considered income.

  • Twelve (12) months of positive verifiable rental history or home ownership. If renting from a Private Owner, written documentation will be required.

Requirement when Resident Screening credit rating indicates Conditional Accept and all other criteria have been met:

  • Deposit shall be equal to 2x the standard deposit.

  • Property Manager reserves the right to review the application in its entirety and, based on the other factors, may opt to decline the applicant.

Requirement when Monthly Income/Employment does not meet 2.5x the rental rate and all other criteria have been met:

  • If the Applicant is below 2.5x, an approved co-signer, or 36 months worth of rent in a verifiable savings account to proceed.

  • Property Manager reserves the right to review the application in its entirety and, based on the other factors, may opt to decline the applicant.

Requirement when less than Twelve (12) Months of positive verifiable rental history, but all other criteria have been met:

  • Deposit shall be equal to 1 month's rent to proceed.

  • Property Manager reserves the right to review the application in its entirety and, based on the other factors, may opt to decline the applicant.

Background Check:

  • Misdemeanor offenses will be reviewed, and depending on the severity of the offense, and in the sole discretion of the landlord/manager, may require a co-signer or larger deposit to be approved.

  • All Felonies will result in application denial.

Occupancy Standards: 

  • All persons over the age of 18 must be a signer on the lease contract. Occupants are limited to those limitations put in place by state, federal, or local rule or ordinance. There may be some variations to the above occupancy standards based on the square footage of the unit/bedrooms.

Other Conditions:

  • A Credit Report and Criminal Background Check will be completed for all applicants and occupants fifty-five (55) years of age and older.  If legally married, the same requirements will apply for applicants forty-five (45) years of age or older.

  • All credit and background information is supplied through Yardi Resident Screening

  • Applicants must have one (1) government-issued ID (Drivers license, Social Security Card, Passport, or Visa) and one (1) additional form of ID, such as a Bank Card, Health Insurance Card, Credit Card, etc., that includes their full first and last name.   A photocopy of all IDs will be required for our files.

  • Applicants with unpaid judgments, collection accounts, skips, or evictions from other rental properties will result in automatic denial of application.

  • I also understand that I will be required to pay a holding deposit, which is non-refundable; however, if my application is denied, I will receive a refund of the Holding Deposit in accordance with federal, state, and local regulations. If I cancel my reservation after 48 hours, the Holding Deposit is automatically non-refundable. If approved, any holding deposits will be applied to move-in charges at the time of move-in.

  • I also understand that within 48 hours of applying for an apartment, all applicants must 1) pay all applicable upfront fees, 2) complete an Application, 3) provide a copy of your Drivers license or other issued Government photo ID, 4) provide pay stub showing YTD earnings that must demonstrate earnings of at least two and a half (2.5) times the rent amount for each of the three (3) consecutive months prior to application.5) the Rental verification is filled out by your current residency and 6) you must sign this Rental Criteria or your application may be cancelled and all upfront fees will be forfeited.

  • NON-SUFFICIENT FUNDS/DECLINED OR STOP PAYMENT FEE: If Applicant fails to have sufficient funds available to support a transaction drawn upon an account (bounced check, rejected ACH transaction) or should Applicant stop payment upon or issue a cancellation of such a transaction after it has been tendered to Management, Applicant agrees to pay Management a fee for the rejected transaction in an amount equal to $125 plus the charge assessed to Management by involved financial institutions.

  • You will automatically receive a copy of the preliminary screening result. The decision to approve or decline your application will be based on the screening results combined with further rental and employment verifications to reach the final result, which may not match the preliminary screening decision.

    Co-Signers:
    Co-signers combined income must equal to six (6) times the current monthly rent, and pay their own mortgage/rent, and other monthly financial obligations to be considered. Co-signers must be a citizen of The United States of America and provide a valid Social Security Number to complete screening of their credit, criminal, identity, rental/ownership, and financial responsibility.



10/28/25