Prospective Residents

Residential Rental Lifecycle

Our Residents are important to us as a people in our community and as consumers of our business offerings. Our property management clients have entrusted us with their investment(s). We are proud of the condition and features of the rentals that we manage and we do our best to keep them as desirable places to live. Our clients are looking to us to find residents that can be entrusted to keep the property in-good-order and to provide a reasonable return on their investment. Thus, we are seeking residents who pay rent on time every time, who take care of the property, and who treat us, our service providers, and their neighbors with mutual respect. We will treat you with mutual respect as well.

Because it is impossible to predict or plan for every unique set of circumstances, exceptions to our application criteria are possible, as SGM REALTY, LLC deems appropriate, and when facts and circumstances warrant. If your financial circumstances are outside our criteria, we may require a reliable co-signer and/or an additional security deposit. We may ask for additional information and/or clarification when we believe it is necessary. Please cooperate fully and promptly. Once your application has been approved, any advance deposit provided to us is applied toward the first month’s rent or is forfeited if you fail to consummate a lease agreement in a timely manner. Application, screening, and other fees are non-refundable. Information below is subject to change without notice and shall not supersede any law, lease, or other contractual agreement.

Notice of No Agency Relationship: This Notice of No Agency is being provided as required by Illinois State law. The Owner of the rental property associated with your application has previously entered into an agreement with SGM REALTY, LLC to provide certain property management and or real estate brokerage services. SGM REALTY, LLC and its associated persons will not be acting as your agent but as agent of the Owner.

Application Criteria

Definitions

Applicant / Co-Applicant - A Person who plans to be responsible for all aspects of the lease.
Adult Occupant - A Person 18 years of age or older who plans to reside in the premises but they are not responsible for paying the rent. Examples include adult children living with their parents or an elderly parent living with their adult child.
Co-signer / Guarantor - A Person, such as a parent, family member, or friend who adds their information, including income and credit, to the rental application and pledges to pay the rent and other expenses if the applicants are unable to. However, they do not plan to live at the leased premises. The NET income requirement for a Co-Signer / Guarantor is six times the rent and a minimum credit score of 670 or verification of significant liquid assets in non-retirement individual or joint accounts (e.g. bank, brokerage, non-IRA/401k, etc.).
Housing Provider - Individuals or companies that own or manage rental properties.
Resident - a person who lives somewhere on a long-term basis and is responsible for all aspects of the lease.
Pet - a domesticated or tamed animal kept for companionship or pleasure
Assistance Animal - The term “assistance animal” refers to any animal that performs tasks or provides emotional support to lessen the effect of a disability.
Net Income - This is typically the amount that hits your bank account. Your net income is calculated by subtracting taxes and other deductions, such as retirement account payments and health insurance payments from your gross income (salary, wages, retirement plan distributions, etc.). Net income is similar for self-employed individuals which is calculated by subtracting taxes, operating expenses, depreciation, and other costs from sales revenue.

Age

You must be 18 years of age or older, and provide a valid driver’s license or State ID. If you are a full-time student, we will likely require you to have a reliable Co-Signer / Guarantor.

Income

Your NET income must be three times the monthly rent.
For those employed or self-employed, you must have 1 year of employment history, preferably with the same employer. In order to verify your income, we require you to provide recent paycheck stubs from your current job in addition to our electronic verification process. If self-employed you will need a copy of last year’s tax return and the last two months of bank statements.

Other sources of income may require different documentation. (Ex. Section 8 voucher, bank or investment account statements, Crummey Letters, etc.)
Grants, student loans and financial aid are not considered income.

Rental Support

“Section 8” and other similar programs are acceptable sources of income.

Housing History

No prior Evictions. You must have no prior on your record. Further, you must not have any outstanding balances with previous Housing Providers.

Ideally, you will have a minimum of one year of verifiable rental history from a non-related party with no lease violations, late payments, history of rude or disrespectful behavior to the Housing Provider, their employees, agents, service providers and/or your current or former neighbors.

Credit Check

Minimum credit score of 620 for Primary Applicant

We may consider credit scores as low as 580 for those with section 8 or other forms of guaranteed rent payments and strong rental histories.

We look for garnishments as well as non-medical collections and judgments and depending on severity relative to your income or type of garnishment, they may be a disqualifier.
No bankruptcy filings in the last 3 years
No utility collections

Criminal Background

Our clients and residents expect us to take reasonable steps to protect against the risk of harm to people and property from other residents. Thus, depending on the nature, gravity, timing, and resolution of the offense(s), criminal history may be a disqualifier.

Is the Applicant or proposed occupant required to register as a sex offender?
Has the Applicant or proposed occupant been convicted, made a plea deal regarding or been recently arrested for violent or serious drug-related crimes?
Has the Applicant or proposed occupant been convicted, made a plea deal regarding or been recently arrested for crimes against children?
Has the Applicant or proposed occupant been convicted, made a plea deal regarding or been recently arrested for crimes against landlords or rental properties?
Has the Applicant or proposed occupant been convicted, made a plea deal regarding or recently been arrested for crime involving metal theft, vandalizing or otherwise damaging properties?

Pets, Assistance Animals, Aquariums, Terrariums and Other Creature Habitats

A welcoming environment is paramount to all of our residents. To help ensure ALL of our residents understand our pet and animal-related policies, we use a third-party screening service and require everyone to complete a pet profile, a “no pet” profile, or request accommodation for an assistance animal. This process ensures we have formalized pet and animal-related policy acknowledgments and more accurate records to create greater mutual accountability. If you are unable to complete a profile online and need help please contact SGM REALTY, LLC. Please get started by selecting a profile category on our pet screening landing page: https://sgm.petscreening.com.

What if I don’t have a pet or assistance animal?

As part of our screening process, you will create an account at our pet screening service and fill out the “no pets” attestation. There is no charge for this.

Annual re-certifications or attestations may be required.

You must be a responsible animal owner.

You must follow all local laws and ordinances regarding the animal. Many Counties have pet vaccination and registration laws.
You must agree that the animal will live inside the unit. No outside kennels, “chaining” or tethering of the animal.
You must ensure they are provided adequate bathroom breaks, access to water and food, and exercise throughout the day.
You must keep your pet on a leash at all times when they are outside.
You must clean up after your animal and dispose of the waste quickly and properly whether it happens inside or outside the unit
You must maintain adequate veterinary care for your animal.
You must maintain renters insurance that covers animal bites.
You are legally and financially responsible for any damage caused by the animal.

All animal and creature habitat approvals are conditional. If problems with animals occur there are several ways it may be handled depending on the events. If the animal is in any way dangerous it will not be allowed to remain on the premises. In the event of the owner being negligent in regards to clean-up or allowing access to areas that the pet could damage the Resident will be fined an amount determined to be appropriate by us. If the pet is a nuisance in any way, we may, at our sole discretion, not allow it to remain on the Premises or we may make suggestions to how the pet is cared for or we may require the Resident and animal to attend a training course to be approved by us.
If unapproved animals, including Assistance Animals, or active creature habitats are discovered, fees, fines and other penalties may apply and could result in lease termination and or legal action.
We typically allow domesticated cats as well as dogs up to 30 lbs in 3+ unit multifamily properties. Larger dogs may be considered in some duplexes and single-family houses.
There is a refundable security deposit typically around $500.00 but may vary depending on the circumstances.
There is an additional monthly fee typically around $30.00 per pet but may vary depending on the circumstances..
The number of assistance animals must be commensurate with a documented need for that number of animals.
Aquariums, 30 gallons and under, and equivalent-sized terrariums and other habitats are typically acceptable but must be approved prior to bringing them into the premises. Further, the habitats must be well maintained and all creatures must be contained in the habitat or in your active control at all times.
NO FARM ANIMALS, LIVESTOCK, WILD, FERAL, EXOTIC, VENOMOUS OR EXTRATERRESTRIAL CREATURES ALLOWED!

Renters Insurance

Insurance policies vary, but typically Renters Insurance includes coverage for your personal property, accidental injuries and property damage to others, medical payments to others, and additional living expenses if you can’t live in your home due to a problem covered by your policy (like fire or water damage). Your Housing Provider’s or Owner’s insurance policy does not cover damages to your personal property or provide any liability protection for you.
Following is a non-inclusive list of examples of possible costly misfortunes for which you could be held responsible:

A candle topples and starts a fire.
A refrigerator that stops operating by going out, not freezing or freezing interior foods and all perishable foods are damaged
A grease or electrical fire burns your residence, destroying your unit or other units.
Your defective electrical extension cord(s) starts a fire, damaging the residence or property, and the personal property of others.
A friend or workman is injured while helping you move your appliances or furniture.
Someone hired to fix property or equipment, slips on the floor you just mopped.
Your locked car is broken into, and your personal property and that of a friend is stolen.
A burglar breaks in and steals your valuables.
A washing machine hose breaks and floods the property.
An electrical fire partially destroys the home, including your belongings.
Due to heavy storms, water enters the garage and damages your personal property.
Your residence is flooded due to levee breakage.
Your car is scratched, dinged or broken into

Your lease will cover your specific requirements. The typical lease requirement is for you to carry renters insurance at all times during your lease term with minimum liability limits of $100,000 AND you are required to promptly provide evidence of coverage to us upon request.

Application Fees

$60.00 per Applicant and Co-Applicant			$60 per Co-Signer and $40 per Adult Occupant
$30.00 per year per Pet profile paid to third-party screening & recertification service not SGM REALTY, LLC (Discounted fee options available. No charge for Assistance Animal Screening or “No Pet” Attestation)
Application, screening, and other fees are non-refundable.

Screening Process

TIME IS OF THE ESSENCE. This means that our screener will only work on your application for seven (7) days after receiving it. Slow responses from employers or previous Housing Providers are excepted as that is somewhat out of your control. If the requested information from you is not submitted within this time frame, you must fill out a new application and pay the application fee again.

By going through our application process, you are authorizing SGM REALTY, LLC and its third-party screening vendor(s) and any associated personnel to do a complete investigation of all information provided. Please ensure that you have personally filled in and/ or reviewed all information listed. A complete investigation may include any or all of the following: criminal record, employment or rental history references, credit report and personal interviews with references.

Primary Applicant

Go to: Full Screening Application - Landlord Tenant Services

Enter 1082-SM for Landlord ID Number and click "continue to application. This will prefill our information.
Be prepared to upload copies of your ID, income documentation and other information.
Proceed to Pet, Assistance Animal Screening or No Pet Attestation - https://sgm.petscreening.com/

Adult Applicants and Adult Occupants (not Co-Signers / Guarantors)

Go to: Criminal Check Application - Landlord Tenant Services

Enter 1082-SM for Landlord ID Number and click "continue to application. This will prefill our information.
Be prepared to upload copies of your ID and other information.
If the Primary Applicant has already applied for your pet, you may skip this step. If not, proceed to https://sgm.petscreening.com/ for Pet and or Assistance Animal Screening

Co-Signers / Guarantors

Go to: Co-Signer Application - Landlord Tenant Services

Enter 1082-SM for Landlord ID Number and click "continue to application. This will prefill our information.
Be prepared to upload copies of your ID, income documentation and other information.

Multiple Applicant Scenario. What happens if two or more separate applicants for the same rental?

It has happened but doesn’t happen often. It's important to keep in mind that we work as agents for the property owner and, thus, we must act in their best-interest. To accomplish that, we will evaluate all candidates based on information gathered during the screening process and decide who is the stronger candidate (i.e. which has higher income, better credit, better rental history, etc.) We realize that you have likely paid screening fees and we also realize that we don’t want to lose an otherwise well qualified rental candidate. Thus, we are open to moving your application to another similar property for the next 30 days. You would not need to re-apply during that time frame.

Application Approval and Lease Signing

Approval. Once your application has been approved, we will reach out to you via phone, text or email to discuss basic terms.
Lease Signing. Leases are typically emailed out through an electronic signature system such as our tenant portal or Dotloop. You should read and understand each provision before signing. Call, text or email us with questions. If desired, we will meet with you virtually or in person to walk you through the lease and you can sign it “wet ink” or digitally as you prefer.
Payments. You will be required to pay the first month’s rent to hold the unit and this payment is due one business day after the lease has been executed (signed by you and us). Security deposits are collected prior to move-in. *This Process may vary for those with Housing Vouchers or other sources of housing support.

Making Payments

Our tenant portal (https://sgm.twa.rentmanager.com/) that you used to submit your application is the preferred method for making rent and other payments to us.

The “no convenience fee” option is a bank ACH
Credit/Debit cards will have a convenience fee that is paid to the processor. Current charges can be found when making a payment.

You may also deliver a check or money order to our office. NO CASH PLEASE! There is a dropbox at the back of the building. Please put your payment in there. Also, remember to text us when the payment has been made so we can mark the proper day and time in the system.

Cash: Upon request, we can set you up with CashPay which is a service used to make cash payments at local Wal-Marts. You will need a CashPay card from us. The address on your driver’s license or State ID will need to match the unit assigned to your CashPay card. There is a convenience fee for this option as well.

Prior to Moving In

Occupancy Permit. Obtain your occupancy permit from the appropriate local authority
Utilities. Schedule ALL utilities for which you are responsible for paying the bill to switch into your name on your Lease’s start date and notify us of the scheduling details.
Renter’s Insurance. Obtain your renter’s insurance policy pursuant to the terms of your Lease and provide a certificate of coverage to us.
Payments. These steps plus the payment of all required rent, fees and security deposits must be completed before we will turnover the keys to the premises.

During Your Time Leasing From Us

Lease terms may vary. In the event of a conflict or ambiguity between your Lease and what is contained herein, your Lease shall control or supersede any conflict or ambiguity.

Your Responsibilities Regarding Care and Maintenance of Premises.

Good housekeeping. Maintain walls, woodwork, floors, fixtures, appliances, windows, screens, doors, fences, plumbing, a/c, heating, electrical, and mechanical systems as well as the general structure and appearance of the property. Keeping the property clean and sanitary inside and out, in good order and condition, and shall not mar or deface the walls, woodwork, or any part of the Premises
Remove any visible moisture accumulation in or around leased Premises, including on the walls, windows, floors, ceilings, and bathroom fixtures; mop spills and thoroughly dry affected areas as soon as possible after occurrence; use exhaust fans in kitchen and bathroom when necessary; and keep climate & moisture inside Premises at reasonable levels.
Carpet cleaning when it becomes soiled during residency.
Refrain from disposing things such as diapers, sanitary napkins, “wet wipes” (including the “flushable” kind), tampons, paper towels, large wads of toilet paper, newspaper, children’s toys, matches, Q-tips, balls of hair, grease, oil, table scraps, clothing, rags, sand, dirt, or rocks in any household drains or toilets. You may be responsible for cleaning the drains of any or all stoppages due to improper usage of drainage and sanitary systems.
Replace light bulbs as necessary to keep all light fixtures in good working order.
Clean or replace furnace and/or A/C filters every 1-3 months as appropriate depending on system/filter type and usage.
Replace batteries as necessary to keep thermostats, smoke and carbon monoxide and other vital electronics in good working order.

Reporting to us the presence of a water leak, excessive moisture, standing water, or mold growth that persists after the Resident has tried several times to remedy the situation
In the event of a “break in,“ supply us with a copy of the police report so that you are not held accountable for the damage(s).
To provide Pest Control as necessary to for the control and or elimination of mice or other rodents, ants, spiders, bees, wasps, hornets, earwigs, mites (excluding termites), fleas, roaches, bedbugs, snakes, wild animals and other such pests that would normally be controlled or eliminated with a commercial pest control service
For Common Areas, take reasonable actions to help maintain general cleanliness

Picture Hanging and Alterations. You may use pins, nails, regular picture hangers or “damage free” type adhesive strips when hanging pictures, mirrors, etc. You shall not, without first obtaining the prior written consent from us, make any alterations, additions, or improvements, in, to or about the premises.
Waterbeds, Swimming Pools, Swing sets and Trampolines: No waterbeds or other liquid filled furniture on the premises without our written permission. Also, no swimming pools (“baby pools” taken inside after use excepted), swing sets or trampolines with our written permission.

Periodic Inspections

Periodically and with proper notice pursuant to the terms of your lease, we will enter your rental and perform an inspection. Here are some of things we are looking for:
Lease compliance
Overall cleanliness and condition of property
Clean furnace filters
Working smoke and CO detectors
Fire extinguishers in-good condition (if applicable)
Bugs/pests
Water leaks (sink, toilet, faucet, roof)
Water damage (walls, ceiling, floor)
Running toilets, dripping faucets, etc.
Window/door seals
Appliance issues

Repairs and Maintenance.

You are required to promptly repair, at your own expense any damage to the property which may occur by reason of your own negligence or the negligence of any member of your family, invitees, or guests as well as damage caused by pets or animals owned or cared for by you.
We will bill you for any repair obligations or maintenance obligations, as deemed appropriate by us pursuant to your Lease.
You are not responsible for ordinary wear and tear and we are not bound to make any improvements or other repairs to the premises.
Non-emergency Maintenance Requests. Our tenant portal (https://sgm.twa.rentmanager.com/) that you used to submit your application and make payments is the preferred method for making non-emergency repair and maintenance requests.
Scheduled Repairs and Maintenance. We will periodically perform maintenance and repairs on major systems associated with your rental such as furnaces and air conditioning units. We will provide you with proper notice of entry.

Missed or canceled service appointments. Resident shall pay us upon demand for costs for any service calls caused by Resident’s negligence and for extra service calls as a result of failure to keep appointments. If you have a scheduled an appointment with a service technician and you are not there when the technician shows up, you will be charged the service charge at the amount specified by the technician. If technician is employed by the Housing Provider, a seventy-five dollar ($75.00) service fee will be accessed.

Emergency Maintenance: CALL US! Emergency maintenance is in regard to fire, flood, uncontrollable water, backed up sewer, electrical problem endangering life, or smell of gas. Residents are directed to call 911 for emergencies causing immediate danger such as fire or the smell of gas.

Lack of air conditioning is not an emergency situation. We recognize this as a priority item and will make it such with the vendors we employ to have heating or air conditioning working as soon as possible.
Missing Keys or Lockouts. We are not an emergency locksmith service. If you become locked out of the premises, you may be required to secure a private locksmith to regain entry at your sole expense. You will agree to cooperate in getting us a replacement copy or with lock replacement at our discretion.

Reimbursements. Residents will not be reimbursed for any repairs or maintenance performed unless prior written permission is given.
Accommodations. At no time will we or the Owner be responsible for accommodations such as food, lodging, monetary or personal belongings while repairs and maintenance are being handled.

Vehicles

Vehicles must be approved by us to be on or at the premises.
They must be both operable, currently licensed and no larger than full-size passenger automobiles or pick-up trucks. Larger sized vehicles used for deliveries and moving to/from the Premises are permitted to park for a short period while they are being loaded and unloaded.
Vehicles that are Inoperable (e.g. flat or missing tires, broken windows, expired registrations or raised on jacks, etc.), or vehicles blocking entry to the property, blocking other Residents ability to park in their designated area and or mailboxes may be towed at the vehicle owner’s expense and without notice.
Vehicles leaking fluids (oil, brake fluid, transmission fluid, and gasoline) shall be repaired or removed from the premises. Only minor routine maintenance shall be performed on the property, such as vehicle washing or changing oil.
Major repairs, such as engine, transmission, body or brake work is prohibited unless inside a garage.
Vehicles shall not be parked, repaired or washed on the lawn or parked beside driveways.

Lease Violations.

Notice to one Resident or occupant is deemed notice to all.
Notification may either be verbal or written, text or email if the Resident, other occupants or their guests violate one or more covenants of our lease
Residents may be subject to fines that are due and payable immediately upon notice.

Rental Payment Assistance

If you have an interruption of income or other issue and you are unable to pay rent, you should seek help sooner rather than later.

Here are a few resources that may be able to provide some assistance:

Communicate with us on a regular basis stating what you are doing and the expected timeline to bring your account current.
Unable to Pay Rent. Life changes unexpectedly and sometimes there are no “good” choices. Please do not make it worse by postponing the inevitable. Let’s work together on a transition plan.

Lease Renewals

Assuming your time with us has gone reasonably well and the property Owner desires to continue leasing your residence, we will likely offer you a chance to renew your lease thirty (30) to (90) days prior to your lease’s expiration
Typically, renewals are for one (1) year but we may be open to shorter extensions or other longer terms. However, we don’t typically do “month-to-month” rentals unless there is an unusual set of circumstances.

Move Out Procedure, Inspections and Resident Repairs.

Notice. Typical notice requirement for lease termination is a minimum thirty (30) days. This is basically a notice prior to your last rent payment stating that you do not wish to renew your lease and you plan to vacate at the lease’s expiration.
It is your responsibility to restore the dwelling and property to its condition at the commencement of their Lease normal wear and tear excepted.
Any delays in the availability of Premises to a new Resident due to Resident’s attempt to cure inspection deficiencies, shall result in the creation of a tenancy at sufferance at a DAILY rental rate determined by your lease for each day that you remain in possession and until the keys are returned to the keys are returned to us.

Leaving the keys on the counter and other methods are not acceptable unless agreed to by us in advance.

When you return the keys, you are handing back the property back to us in as-is condition, meaning that there will be no further repairs or cleaning by you.
We will perform the final walk-through condition survey after the keys are returned. If you desire to be present for the move out inspection and desire to be given time to cure deficiencies, you must be completely moved out and ready for said inspection at least five (5) business days prior to Lease expiration.
To help ensure a proper transition, we developed some move out guidance for you.

MOVE OUT

Complete the following to help ensure the return of your security deposit without any charges.

GENERAL CLEANING

Remove cobwebs from walls, ceilings, baseboards, doors, door frames, closets, shelves, etc.
Dust & clean top and bottom of ceiling fans
Clean all light fixtures, light switches, outlet covers, registers, vents & baseboards
Remove scuff marks, crayons, markers, food, etc. from walls, light switches. Use Magic Eraser or comparable product if needed.
Windows & patio doors cleaned, including sills and tracks
All non-carpeted floors cleaned, including corners, edges & baseboards
ALL CARPETS MUST BE PROFESSIONALLY STEAMED CLEANED AND A PAID RECEIPT PROVIDED AT MOVE OUT
Fireplace cleaned out & vacuumed (if applicable)
Remove nails from walls – DO NOT PATCH HOLES
All thermostats, smoke & CO detectors must have working batteries
Replace furnace filter
All lights must have working bulbs
Washer & Dryer cleaned inside & out; including filters (if applicable)

KITCHEN

Oven cleaned inside & out including oven racks, broiler pans & warming drawer
Stovetop cleaned including display panel, & dials. Replace drip pans.
Dishwasher cleaned inside & outside, including inside of door
Refrigerator cleaned inside & outside, back coils vacuumed. DO NOT TURN OFF REFRIGERATOR.
Microwave cleaned inside & outside including underside. Replace filter.
Floor cleaned under stove & refrigerator
Ensure exhaust fan & overhead lights are free from grease & dirt. Replace filter.
Clean all countertops, sink & faucets, removing any water spots, calcium, lime, rust and soap scum
Cabinets & drawers - clean inside, outside & fronts

BATHROOMS

Vanity & medicine cabinets front, sides, & shelves and drawers cleaned
Countertops, Mirrors and Towel bars cleaned
Exhaust fans cleaned
Tubs, showers walls, sinks, faucets, ceramic tile, glass doors cleaned removing any water spots, calcium, lime, rust and soap scum
Toilet cleaned inside, outside including bottom
Floors thoroughly cleaned, including baseboards and behind toilet

EXTERIOR

Remove all personal items
Remove all garbage and debris
If Resident responsibility, mow and trim yard, weed & Trim landscaped areas and remove leaves and fallen limbs responsibility)
Sweep patio / deck

GARAGE AND STORAGE AREAS

Remove all personal items
Remove all garbage and debris
Sweep Floor & Walls & Remove all cobwebs
Clean oil stains from floor using appropriate cleaner