Information about you and your credit experiences, such as your bill-paying history, the number and type of accounts that you have, late payments, collection  actions, outstanding debt, and the age of your accounts is collected from your credit report. RAM uses a third-party applicant screening service to determine whether credit criteria have been satisfied. This third-party applicant screening service uses an automated credit scoring system to determine whether an application is accepted or denied, whether further verification is needed and if an additional security deposit or guarantor is required.

The following credit score criterion applies to all applicants:

A. There can be no judgments, tax liens, evictions, unpaid housing debt, or repossessions

within a two (2) year period prior to application, unless paid, satisfied, or proof of

satisfactory arrangements from the payment of same have been made.

B. There can be no pending bankruptcy and any bankruptcy case final order must be at least

two (2) years prior to the application.

Applicants with no established credit history that otherwise meet the income criteria and the rental history criteria may be approved under some circumstances, however each RAM managed property reserves the right to deny such applications due to lack of credit history. An extensive, negative credit history is grounds for the denial of an application. In keeping with our policy of confidentiality and privacy, we do not discuss individual credit reports with an applicant. If you would like to discuss or dispute anything in your credit report, you will need to contact the credit bureau that made the report. At your request, we will provide you with the name and address of that credit bureau.

Your monthly income must be at least 3 times the market rent of the unit. Gross combined income for roommates/co-residents may be used and must equal at least 3 times the market rent. Each roommate/co-resident will be responsible for the entire rental payment and each must execute the lease agreement. No partial or split payments will be accepted. If unemployed or retired, proof of a source of income will be required.

Income may be verified by RAM upon request (and you must submit documents upon request by RAM) through use of one or more of the following:

A. Records of Earned Income

1. Paycheck Stub(s) (2 most recent and consecutive);

2. W-2 Forms (most recent);

3. Income Tax Return (state and/or federal);

4. Wage Tax Receipts.

B. Records of Other Income

1. Pension and Annuities (latest check stub from issuing institution);

2. Social Security (current award letter or benefit letter or proof of income letter);

3. SSI Award Letter (proof of income letter);

4. Workers Compensation;

5. Alimony (certified copy of Court Order);

6. Child Support (certified copy of Court Order);

7. Income from Assets (credit unit/bank, S&L, statements, etc).

C. Asset Information

1. Bank Statements;

2. Stock/Bond Certificates;

3. Mortgage Note;

4. Income Tax Return;

5. Certificate of Deposit.

RAM reserves the right to verify current salary with employer or by copies of six (6) months of current and consecutive check stubs. All additional sources of income may also be subject to verification. If you are self-employed or retired, RAM may require proof of income by furnishing copies of federal income tax returns and/or other verifiable documentation acceptable to us. 

Applicant must have 2 year(s) verifiable rental history. Documented lease violation(s) will result in denial (i.e., any negative rental history is grounds for the denial of an application). Negative rental history includes, but is not limited to, the following: NSF checks (within the last 5 years), late rental payments (within the last 2 years), noise complaints (within the last 5 years), unfulfilled lease term(s) (within the last 5 years), history of disruptive behavior (within the last 5 years), poor housekeeping practices (within the last 5 years), false or fraudulent statements (no time limitation) and/or eviction proceedings (within the last 5 years).

RAM hereby expresses that it has the goal of protecting its employees, community residents and guests in our apartment community from crime as part of our applicant screening process. Specifically, criminal conduct directly impacts the health and safety of community residents, guests, and employees as well as the safety of personal property which constitutes significant concerns for a housing provider. Accordingly, depending on the nature of the crime committed, how long ago that crime occurred, the specific facts involved, likelihood of someone committing another crime, and other factors, an applicant for residency may not be able to live on our property.

RAM has the right to perform a criminal history/background search for each person who will be a resident and/or occupant of our apartment community. Criminal history is one (1) factor that we will consider when making a decision on whether or not to lease an apartment to an otherwise qualified individual. We do not allow persons who have a criminal history as identified below because data on recidivism rates demonstrates the potential risk that such criminal history might impact ability to pay rent, our liability if that person was to commit another crime against someone in our community, and/or fear or unhappiness of other residents and occupants who may be impacted by a recurrence of criminal activity.

RAM’s criminal history screening policy reflects that certain types of crimes, like violent and sexual offenses against persons, are legitimate concerns to a housing provider. Our policy further reflects our evaluation that other types of crimes may independently represent bad judgment, but not be of a major concern to a housing provider with respect to its legitimate interests in protecting residents and/or private property. 

As set forth below, therefore, RAM’s screening policy reflects the weighted concern posed by different types of offenses and there has been greater weight placed on convictions that reflect the heightened risks to other persons within the community. It is the express intent of this policy with regard to criminal convictions to distinguish between criminal conduct that indicates a demonstrable risk to resident and property safety, and criminal conduct that does not. The written protocols/policies set forth herein are drafted to ensure that procedures and standards are applied consistently and that applicant decisions are based on accurate and pertinent information. 

A. CRIMINAL ARREST(S) POLICY: RAM does NOT decline rental applications based solely on an arrest record in accordance with governing federal standards. An arrest is only an accusation that a crime was supposedly committed. It is our policy to consider only actual criminal conviction(s). A conviction means that there is a finding or adjudication of guilt to a criminal charge by a competent court of law (which includes a plea of guilty to a criminal charge). However, arrest records may trigger an inquiry into the facts underlying the alleged criminal conduct which could be used to disqualify the applicant. Specifically, if the arrest is recent and for serious crime(s), then we reserve the right to investigate the facts pertaining to the criminal charge and ask you or others to provide us with a statement regarding what occurred. Therefore, we have the right to decline a rental application if you decline to provide information as to the arrest matter and/or based on the actual underlying facts related to the arrest if the facts have a bearing on whether you are qualified to live in this community even if the arrest has not resulted in a conviction.

B. CRIMINAL SCREENING PROCEDURE: It is RAM’s general policy to first run, through a thirdparty applicant screening service, a credit background check on you to evaluate whether your application qualifies under our credit/financial requirements as set forth herein. If your application meets our credit/financial requirements, then it is RAM’s general policy to run, again through a third-party applicant screening service, a criminal background screening using the criteria set forth herein. Due to potential administrative and technical burdens associated with running a credit check before a criminal history screening, however, RAM may run, in its sole discretion, a criminal history screening before, at the same time or after a credit screening check (and RAM reserves the right to do so herein). A criminal history check will be run on any applicant and/or anyone 18 years or older who will live in the apartment. Your application will not be approved unless you are qualified as to all of the rental criteria and all residents/occupants of the apartment over the age of 18 pass the criminal background check as set forth below.

C. THIRD PARTY SCREENING/BACKGROUND CHECKS: RAM does not possess the resources or knowledge to perform a criminal history screening/background check. Accordingly, your application will be submitted to an independent “third party” company which has the requisite resources and experience to conduct a criminal background check (commonly referred to as a “third-party background check”). Such criminal history screenings normally involve review of public record databases but will solely be conducted by the third-party company.