Thank you for your interest in a unit at the Enclave at Winslow.  Our goal is to consistently offer top quality properties to our tenants.  An important component of the management process is to maintain a thorough screening process.  We will accept applications meeting the requirements listed on the Property Information sheet and in which all the applicants meet the following qualifications.  Applications must be completed in full by all residents 18 years of age or over. Multiple applications for a specific property or unit will be processed on a first come, first served basis.

General Requirements & Information:

1.)                A valid, government issued identification must be submitted with your application for process.

2.)                A complete and accurate application listing the current and at least one previous rental reference with phone numbers will be required.  Incomplete applications will be returned.

3.)                Each person over the age of 18 years who intends to reside in the subject property must submit a separate rental application.

4.)                Each applicant must qualify individually.

5.)                Application must be completely filled out and signed.

6.)                Applicants or their legal representative must be able to enter into a legally binding contract. 

7.)                Incomplete, inaccurate or falsified information will be grounds for denial. 

8.)                The denial of one applicant will result in the denial of the entire application. 

9.)                Application fees must be paid prior to processing the rental application.  Checks are to be made out to ENCLAVE AT WINSLOW in the amount of $50 per occupant and $50 per cosigner. This covers the cost of processing your application and obtaining your credit report.

10.)            A $200.00 holding fee to hold the unit must be paid prior to processing the rental application.  After your approval and upon signing your lease, this amount will be applied toward your first months’ rent.  If you are approved to lease the unit and subsequently choose not to lease the unit, the holding fee will be retained by the Enclave at Winslow.  If your application is denied, the holding fee is refundable in full. 

11.)            The security deposit and first month’s rent must be paid by certified check, cashier’s check, or money order.

12.)            We cannot guarantee any unit you have seen to be available by the time your application is processed. Dwelling units are rented to the first approved applicant with the full security deposit paid. A security deposit will not be accepted until the rental application is approved.

RENTAL REQUIREMENTS:

1.)                One year or more of verifiable rental history or mortgage history from a third-party landlord is required. (Rental references ending twelve months prior to the date of application will not be considered current).

2.)                Home ownership is verified through the county tax assessor.  Mortgage payments must be current, mortgages reflecting a past-due balance will result in a denial.

3.)                Eviction free rental history for a period of five (5) years as of the date of the application will be required.  This criterion shall not include the “Covered Period” as defined by A5685/S3691 which includes the time period beginning March 1, 2020 through August 31, 2021.

4.)                A co-signer or guarantor will be required when the rental history does not meet third-party rental criteria.

5.)                Rental history reflecting any unpaid or past due rent will result in denial. This criterion shall not include any unpaid or past due rent accrued during the “Covered Period” as defined by A5685/S3691 which includes the time period beginning March 1, 2020 through August 31, 2021.

6.)                Rental history reflecting any property damage or disturbance will result in denial.

INCOME REQUIREMENTS:

1.)                Gross monthly income must equal three (3) times the stated monthly rent.  If monthly income does not equal three times the stated monthly rent, a qualified co-signor will be required.  A co-signor must have a minimum monthly income equal to six times the monthly rent and show no negative credit reports.

2.)                If self-employed, you are required to provide proof of income from bank statements and tax returns for the previous two tax years.

3.)                If you are not self-employed, please supply a copy of your last two (2) paycheck stubs and a copy of your W-2.

4.)                The application will be denied if the legal source of income cannot be verified.

5.)                If unable to verify the income necessary to pay rent application will be denied.

6.)                These income criteria shall not apply to applicants who receive governmental or bona fide charity rental assistance and provide proof.

CREDIT REQUIREMENTS

1.)                A creditworthiness review showing no negative reports is required.  A negative report is considered any non-medical items sixty (60) days past due or greater, collections, repossessions, judgments, or garnishments. Excluded from this creditworthiness review is any unpaid rent or rent increases accrued during the “Covered Period” as defined by A5685/S3691 which includes the time period beginning March 1, 2020 through August 31, 2021.

2.)                Outstanding bad debits being reported on credit report of more than $100.00 but less than $1,000.00 may be accepted with proper explanation and proof.

3.)                Excessive collections will result in denial except in such cases where outstanding debt accrued during the “Covered Period” as defined by A5685/S3691 which includes the time period beginning March 1, 2020 through August 31, 2021.

4.)                Outstanding debt to property management or landlord will result in denial except in such cases where outstanding debt accrued during the “Covered Period” as defined by A5685/S3691 which includes the time period beginning March 1, 2020 through August 31, 2021.

5.)                Any applicant with a bankruptcy not shown as discharged will be denied until shown otherwise.

6.)                After bankruptcy has been discharged, applicant must show six (6) months of positive established credit.

If you satisfy these rental requirements, the Enclave at Winslow will issue a Conditional Approval of your Application.  Upon the issuance such Conditional Approval, the Enclave at Winslow will request a Criminal Background Check. 

CRIMINAL BACKGROUND CHECK

1.)               Applicants must disclose whether the applicant has ever been convicted of drug-related criminal activity for the manufacture or production of methamphetamine on the premises of federally assisted housing; and whether the applicant is subject to a lifetime registration requirement on a state sex offender registry.

2.)                Applicants may be denied if the applicant’s criminal record reveals any of the following:

A conviction for murder, aggravated sexual assault, kidnapping, arson, human trafficking, sexual assault, endangering the welfare of a child in violation of N.J.S.2C:24-4(b)(3);

A conviction for any crime that requires lifetime state sex offender registration;

Any conviction for a 1st degree indictable offense, or release from prison for that offense, within the past 6 years;

Any conviction for a 2nd or 3rd degree indictable offense, or release from prison for that offense, within the past 4 years; and

Any conviction for a 4th degree indictable offense, or release from prison for that offense, within the past 1 year.

3.)                In the event that an Applicant’s criminal record includes of the existence of a criminal record consistent with the above, the application will be assessed based on individualized factors including:

Nature and severity of the offense(s);

Applicant’s age at the time of the offense(s);

How recently the offense(s) occurred;

Any information the applicant provided in their favor since the offense(s); 

If the offense(s) happened again in the future, whether that would impact the safety of other tenants or property; and

Whether the offense(s) happened on, or was connected to, property that the applicant rented or leased.

If an assessment of these facts yields a denial, Applicant will be provided a Notice of Withdrawal of Conditional Offer. Thereafter, Applicant will have the right to request reconsideration of this Notice of Withdrawal consistent with the New Jersey Fair Chance in Housing Act.

AUTOMATIC DENIALS:

1.)      Any collection filed by a property management company or landlord will result in denial except in such cases where outstanding debt accrued during the “Covered Period” as defined by A5685/S3691 which includes the time period beginning March 1, 2020 through August 31, 2021. 

2.)      If landlord gives a negative reference or refuses to give a reference.

3.)      Any application with unlawful detainer action or judgment for ejectment within the past three (3) years will be denied except in such cases where outstanding debt accrued during the “Covered Period” as defined by A5685/S3691 which includes the time period beginning March 1, 2020 through August 31, 2021.

4.)      Two or more NSF checks within a 12-month period will result in denial.

Fair Chance in Housing Act Disclosure Statement

New Jersey’s Fair Chance in Housing Act, N.J.S.A. 46:8-52 to 64 (FCHA), limits a housing provider’s ability to consider a person’s criminal history in deciding whether to extend an offer or whether to rent a home after extending an offer.

Before making a conditional offer of housing, The Enclave at Winslow may consider only whether an applicant has a conviction for the manufacture or production of methamphetamine on the premises of federally assisted housing, or whether an applicant has a lifetime registration requirement under a State sex offender registration program. The Enclave at Winslow will not consider, or request from an applicant or any other person or entity, any other information about an applicant’s criminal history as part of the application process until and unless a conditional offer of housing has been made.

After extending a conditional offer of housing, The Enclave at Winslow intends to review and consider an applicant’s criminal record in determining whether to rent a home, in accordance with the FCHA and its accompanying rules.

The Enclave at Winslow will not, either before or after the issuance of a conditional offer, evaluate or consider any of the following criminal records:

(1)   arrests or charges that have not resulted in a criminal conviction;

(2)   expunged convictions;

(3)   convictions erased through executive pardon;

(4)   vacated and otherwise legally nullified convictions;

(5)   juvenile adjudications of delinquency; and

(6)   records that have been sealed.

The Enclave at Winslow may consider, after the issuance of a conditional offer, a criminal record that:

(1)   Resulted in a conviction for murder, aggravated sexual assault, kidnapping, arson, human trafficking, sexual assault, endangering the welfare of a child in violation of N.J.S.2C:24- 4(b)(3);

(2)   Resulted in a conviction for any crime that requires lifetime state sex offender registration;

(3)   Is for any 1st degree indictable offense, or release from prison for that offense, within the past 6 years;

(4)   Is for any 2nd or 3rd degree indictable offense, or release from prison for that offense, within the past 4 years; or

(5)   Is for any 4th degree indictable offense, or release from prison for that offense, within the past 1 year.

For more information about how these rules apply, please refer to the resources at https://www.njoag.gov/about/divisions-and-offices/division-on-civil-rights-home/fcha/.

The Enclave at Winslow may withdraw a conditional offer based on your criminal record only if The Enclave at Winslow determines, by a preponderance of the evidence, that the withdrawal is necessary to fulfill a substantial, legitimate, and nondiscriminatory interest.

If The Enclave at Winslow utilizes any vendor or outside person/entity to conduct a criminal record check on their behalf, The Enclave at Winslow will take reasonable steps to ensure that the vendor or outside person/entity conducts the criminal record check consistent with the requirements of the FCHA and rules. Specifically, if The Enclave at Winslow receives a criminal history inquiry conducted by a vendor or outside person or entity that is conducted in violation of the FCHA in that it reveals a record that is not permitted to be considered under the FCHA, The Enclave at Winslow must show that it did not rely on that information in making a determination about your tenancy.

If you are subjected to the withdrawal of a conditional offer of housing due to criminal history, you have the right to request and receive the materials relied upon by The Enclave at Winslow in making this determination.

You have the right to dispute, within ten (10) days of receiving this statement, the relevance and accuracy of any criminal record, and to offer evidence of any mitigating facts or circumstances, including but not limited to your rehabilitation and good conduct since the criminal offense. You may also provide evidence demonstrating inaccuracies within aspects of your criminal record which may be considered under the FCHA, or evidence of rehabilitation or other mitigating factors to The Enclave at Winslow at any time, including after the ten days.

Any action taken by The Enclave at Winslow in violation of the process laid out in this statement may constitute a violation of the FCHA. If you believe that any owner, agent, employee, or designee of The Enclave at Winslow has violated any of the above requirements, you may contact the New Jersey Division on Civil Rights at www.NJCivilRights.gov1-866-405-3050). A complaint must be filed with DCR within 180 days of the allegedly discriminatory conduct. You cannot be subjected to retaliation for filing a complaint or for attempting to exercise your rights under the FCHA.

DCR has several fair housing fact sheets available at https://www.nj.gov/oag/dcr/housing.html, or available for pickup in any of DCR’s four (4) regional offices.

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