Rent Qualifications & Pet policy

Application Fees  

  1. $65 Non-refundable application fee for all occupants 18 years and older. Each person living in the home 18 and over MUST complete a separate application. This can be paid in cash or money order to our office or to the leasing agent. Please speak with the leasing agent for other options to pay this fee. 
  2. Animal screening fee, if applicable: $25 per pet.

Documents Required 

Current Government Issued Photo ID  


All applicants must have an income of 2.5 times the monthly rent in verifiable, gross monthly income from an unbiased source after your monthly debt reported on your credit report. Employment must be permanent. You have three options to provide proof of income: 

  1. (Quickest Option) Link your bank account in the application  
  2. Provide 3 most-recent months of paystubs and bank statements 
  3. Verifiable Letter of employment or CPA Prepared Financial Statement (if self-employed) 


We obtain a credit report from a credit-reporting agency in order to determine satisfactory creditworthiness. In order to conduct a credit check an applicant must have a social security number (SSN) or taxpayer identification number (TIN). 

All applicants must have a clean credit report and meet a minimum credit score requirement of 600. 

  • Payments past due 60 days or more in the last 24 months may be cause for denial of your application 

  • Unpaid, non-medical collections with in the past 2 years may result in denial of your application. 

  • Bankruptcies or Foreclosures will only be considered 3 years after discharge date 

  • Approval is at the sole discretion of Stones River Property Management & Real Estate Services, Inc.  

Rental History 

  • All applicants must have good rental history.  

  • Applicants are responsible for providing contact information for all of their previous landlords within the last 3 years. This includes names, physical address and best email addresses and phone numbers.  

  • Rental history must be verified through an unbiased source. We cannot verify rental history through relatives. Submitting false information regarding landlords will be grounds for denial. 

  • Applicants cannot have any previous evictions. This will be will be an automatic denial of the application. 

  • In lieu of rental history, we can accept mortgage history for those applying who have owned their own home within the past 3 years. This will be verified through your credit check. 

  • If an applicant does not have any prior rental history, then they must have a co-signer (see co-signer section) 

Applications may be denied for the following rental history related issues: 

  • Applicants cannot have more than 3 late payments on their rental history for the past 12 months. 

  • If you have not given proper notice to your previous landlord 

  • If you have unpaid debt to a previous landlord. We will allow proof of payment for the previous outstanding debt in order to meet this requirement. 

  • If the previous landlord would be unwilling to rent to you for any reason (including your actions, the actions of your pets or guests) 

  • If you caused $500 or more in damages to your previous rental history 

  • If you have had 2 or more NSFs in the past 12 months 

  • If you have allowed a person not on the lease to reside in the property without permission from the landlord. 

Criminal Background Checks 

We conduct a criminal background check on all occupants over 18 as part of the application process. In order to conduct a background check an applicant must have a social security number (SSN) or taxpayer identification number (TIN).  

We do not accept any applicant with a felony that is less than 10 years. Felonies that are 10 years and older and are of a non-violent nature may be considered. 

We reserve the right to deny any application for other criminal offenses based on severity. 

*Failed background check of one applicant is reason for denial of all applicants.   


All applicants are required to complete a pet affidavit whether or not they have a pet.  

We are a pet friendly company, however all of our properties have different requirements based on the owner's preferences. 

If the property that you are applying to will accept pets, the pet must be: 

  • Over a year old 

  • 49 lb pounds and below fully grown (unless otherwise permitted by an owner) 

  • A non-aggressive breed

    • Aggressive breeds NOT permitted, include but are not limited to: Pit Bull, Rottweiler, German Shepherd, Malamute, Doberman Pinscher, Chow Chow, Great Dane, Saint Bernard, Great Pyrenees, Wolf-Dog Hybrid, German Shepherd, Pit Bull Type, Husky-Type, Alaskan Malamute, Chow-Chow, Doberman Pinscher, Saint Bernard, Great Dane, Stafford Shire/Terrier) 

  • Please note that ferrets, reptiles and rodents are NOT accepted at any of our properties.  

  • All approved birds must be confined in cages and are not allowed to reside outside their cage. 

  • While an owner may accept only one pet, some will allow two pets. However, two pets are the MAX number of animals allowed in any of our properties. 

Veterinarian records for each animal, including breed, age, neutered/spayed, updated vaccines and 2 photos of each pet (forward and side facing) to be uploaded in the pet screening process. A PET SCREENING APPLICATION MUST BE COMPLETED HERE:  web address   

With proper medical documentation, service or assistance animals, regardless of breed and size, are always accepted without fee. Tenants with these animals will still need to complete the pet screening process. Please see your leasing agent for more information. 

Pet policies are strictly enforced. Any breach of the policy will be grounds for termination of your lease. Tenants may be evicted for misrepresenting their dog’s breed or for possessing venomous, dangerous or illegal pets. Tenants in possession of an unauthorized pet will be assessed a $500 fee and possible eviction. A signed pet agreement and up-to-date payment for the pet fee/monthly pet rent is required before a pet may be on the property. 

Pet Fees: 

Tenants with pets will be assessed a one-time non-refundable fee of $350 at move-in. 

Monthly Pet rent will be charged based on the “paw score” risk level assessed by during the application process and will be as follows: 

5 paw score: $25/month 

4 paw score: $30/month 

3 paw score: $35/month 

2 paw score: $40/month 

1 Paw Score: $45/month 


  • Co-signers must meet all of Stones River Property Management & Real Estate Services, Inc. criteria on their own. We cannot use multiple co-signers or combine incomes for those co-signing.  

  • Co-signers must be state of Tennessee residents 

  • Co-signers are allowed for tenants who have no credit.  

  • Co-signers are allowed for those who have no rental history. 

  • Co-signers are allowed for those with no income or who do not meet the income requirements. 

  • Co-signers will not be accepted for those who do not meet the credit requirements, have poor rental history or criminal background. 

Security Deposit 

Properties will continue to be marketed and will not be considered secured by the applicant until they have  

  • 1) an approved application  


  • 2) have paid either a security deposit or purchase security deposit insurance through RHINO. If the applicant chooses to pay the security deposit insurance in lieu of the cash deposit, a lease must be signed with 24 hours. Your leasing agent will provide you with a link to pay this once your application is approved. 

  • With an approved application, properties can be held up to 14 days with a paid security deposit or proof of security deposit insurance paid through RHINO.  

  • If an application is approved and security deposit or insurance premium paid and the tenant does not move in, the deposit will be forfeited. 

Renter’s Liability Insurance

Stones River requires a MINIMUM of $100,000 in liability coverage and we must be listed as an “interested party” on the policy.  

Proof of coverage must be received on or before move-in day to receive keys.  

Please note that all tenants listed as financially responsible must be listed as covered on a policy – whether each person has their own policy OR each person is named as insured on a policy.  

If proof of coverage is not provided you will be automatically enrolled in our Liability to Landlord Insurance which is a $12.50/month charge and it cannot be prorated.  

Special Notes 

  • All of our leases are at least 12 months, unless otherwise noted. 

  • All of our properties are NON-SMOKING/VAPING. Smoking/Vaping is not permitted inside the home or garage or within 6 feet of the house (including patios/front porches).  

  • The max occupancy at any of our properties is 2 people per number of bedrooms in the home 

  • We encourage everyone to see the property that they are leasing. If you are unable to personally visit the property before signing a lease, you will be required to sign a Sight Unseen Addendum. If applicable, you will name the appointed representative that viewed the property. 

  • If school districts are important to you, please verify those zones with the local school board. Zoning is often changed and it is the applicants responsibility to confirm their required zone. 



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