Qualifying Made Simple
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Qualifying Made Simple
The Finley is an income-based community — renovated one, two, and three bedroom homes in East Dallas at a price that fits. Here’s how easy it is to see if you qualify.
Three Simple Steps to Qualify
Wood-style plank flooring · Washer & dryer connections · Pool · Playground — and built to be affordable.
Check Your Income
Confirm your household income is at or below the maximum limit for your household size, and at least 2.5× the rent. Both tables are below.
Gather Your Documents
Photo ID and proof of income for every adult 18 and older in the household, plus rental and employment history.
Apply & Verify
Submit your application. We’ll verify income and eligibility and walk you through the rest.
Income & Rent Limits
Qualifying works in two directions: your household income must be at least 2.5× the monthly rent, and at or below the published limit for your household size. The leasing team will confirm which limit applies to the home you’re interested in.
Maximum Income Limits by Household Size
| Number of Tenants | 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 |
|---|---|---|---|---|---|---|---|---|
| Initial 50% | $42,400 | $48,450 | $54,500 | $60,550 | $65,400 | $70,250 | $75,100 | $79,950 |
| Initial 80% | $67,850 | $77,550 | $87,250 | $96,900 | $104,700 | $112,450 | $120,200 | $127,950 |
| Initial 80% — alternate schedule | $67,840 | $77,520 | $87,200 | $96,880 | $104,640 | $112,400 | $120,160 | $127,920 |
| Recertification limit (140% of 80%) | $94,990 | $108,570 | $122,150 | $135,660 | $146,580 | $157,430 | $168,280 | $179,130 |
Maximum Rent by Bedroom
| Rent Limit | 50% — 1 BR | 50% — 2 BR | 50% — 3 BR | 80% — 1 BR | 80% — 2 BR | 80% — 3 BR |
|---|---|---|---|---|---|---|
| Maximum rent | $1,191 | $1,341 | $1,596 | $1,555 | $1,749 | $2,086 |
| Less: utility allowance | $0 | $0 | $0 | $0 | $0 | $0 |
| Allowable tenant rent | $1,191 | $1,341 | $1,596 | $1,555 | $1,749 | $2,086 |
These are program maximums, not the rent for any specific home. Current pricing and availability are on the floor plans page. Limits are set by the governing agency and updated periodically; contact the leasing office to confirm the schedule currently in force.
Minimum Income — 2.5× the Rent
Combined monthly income for all applicants must be at least 2.5× the monthly rent. Enter a rent amount to see what that works out to.
At $1,050 per month, that works out to $2,625 per month, or $31,500 per year, across everyone on the lease.
This is a calculator based on our published minimum income standard — not an application decision, not a pre-approval, and not a guarantee of approval. Nothing you enter here is collected or stored. All applicants are evaluated under the same criteria. Equal Housing Opportunity.
What Counts as Income
All verifiable sources count, including but not limited to employment, retirement, court-ordered child support, alimony, severance, and Social Security.
Verification takes one of these forms: your three most recent consecutive pay stubs; your three most recent bank statements showing recurring payroll, child support, or Social Security deposits; or last year’s tax return with the most recent three months of personal or corporate bank statements. An offer letter or employer income verification works if the job is current or starts within 30 days of application, on company letterhead, signed by an appropriate company representative with contact information.
Non-verifiable income: applicants who cannot verify the income needed to qualify must have a qualified guarantor, or pay for the lease in its entirety up front and in full.
What You’ll Need
- Government-issued photo identification for every applicant 18 and older
- Proof of income — three recent consecutive pay stubs, three recent bank statements, or last year’s tax return with three months of bank statements
- Rental history and contact information for prior housing providers
- Proof of employment covering at least the past six months
- Application fee of $50 per applicant, non-refundable
- Administrative fee of $150 per apartment, non-refundable
- Application deposit, which holds the home off the market and becomes your security deposit once approved
- An animal profile through PetScreening if you have an animal
What We Look At
A lease guarantor may be used when all of the following are true:
- Your monthly verifiable income is less than 2.5× the monthly rent
- The guarantor has verifiable monthly income equal to 5× the monthly rent
- You have a familial relationship with the guarantor, such as a parent or relative
- The guarantor meets our credit and criminal history requirements
A guarantor may not be used if you are declined due to unacceptable rental or criminal history, or falsification of the application by any applicant. A guarantor also may not be used if the guarantor has landlord debts, evictions, rental judgments, or foreclosures, paid or unpaid.
Your application may be denied if past rental history includes lease violations, late payments of rent, multiple returned checks or electronic payments, non-payment of rent, or current landlord disputes or court proceedings.
Eviction or skips within the last two years will result in denial of the rental application. Landlord debts of $500 or more, and negative past rental histories, will result in a declined application.
Applicants must demonstrate a stable employment history for at least the past six months. Proof of employment is required and may include recent pay stubs, a letter from the employer, or other verifiable documentation. Self-employed applicants may provide tax returns, bank statements, or other relevant records to confirm income stability.
Applicants who recently started a new job may be considered if they provide a signed offer letter or other documentation verifying their employment status and anticipated income. Exceptions may be made at management’s discretion for applicants with strong financial reserves or other compensating factors.
All applicants’ credit history will be subject to an assessment. Bankruptcy must be closed for a full 12 months.
Applicants with minimal or no credit history may be required to pay an additional deposit more than the standard amount, or alternatively, the lease may be signed with a qualified guarantor.
We check local and national criminal databases for all applicants 18 years of age and older. Criminal history which indicates that an applicant’s tenancy would constitute a direct threat to the health or safety of other individuals within our community, or whose tenancy could result in substantial physical damage to the property of the owner or others, may result in rejection of the application. Failure to disclose any criminal history may be grounds for denial of an application.
Felony Offenses
| Offense | Look-Back Period |
|---|---|
| Manufacture or distribution of a controlled substance | 10 years |
| Sexual offenses | No time limit |
| Crimes against children | No time limit |
| Crime or injury to persons | No time limit |
| Violence against persons | No time limit |
| Cruelty to animals | 7 years |
| Weapons | 10 years |
| Prostitution | 10 years |
| Damage, arson, theft, or robbery of property | 10 years |
Misdemeanor Offenses
| Offense | Look-Back Period |
|---|---|
| Sexual offenses | 7 years |
| Crime or injury to persons | 7 years |
| Violence against persons | 7 years |
| Cruelty to animals | 5 years |
| Prostitution | 7 years |
| Weapons | 7 years |
| Damage, arson, theft, or robbery of property | 7 years |
We welcome all animals to our communities. Pet owners submit a Pet Screening Application for each pet through our partner, PetScreening, which collects names, photos, vaccinations, and microchip information if applicable.
- Animal Screening: $20 for the first animal and $15 for each additional animal, paid to PetScreening, our third-party partner
- Limit: two animals per apartment
- Property fees: all pets are subject to approval, and additional fees, deposits, or pet rent may apply — contact us directly for current amounts
Excluding approved emotional support and assistance animals, our community has an aggressive breed restriction policy. The following breeds or partial breeds are prohibited: Pit Bull breeds including American Pit Bull and Staffordshire Terrier, Rottweilers, Akitas, Mastiffs, Alaskan Malamute, Doberman Pinschers, German Shepherds, Siberian Huskies, Chow Chows, Wolf Hybrid, Great Dane, Presa Canario, Cane Corso, Bullmastiff and Mastiff breeds, and any other breed restrictions the city may have in place. This policy is not meant to reflect on individual pets, but rather adheres to industry standards and liability considerations.
Emotional support and assistance animals are not considered pets. They are allowed to reasonably accommodate a lease holder or occupant, are not subject to pet fees, pet rent, the animal limit, or breed restrictions. Further verification is submitted through our animal screening application; there is no fee for processing that application. As part of the process, PetScreening will ask for a signed copy of the letter indicating your need for an emotional support or assistance animal.
| Fee | Amount | Applies To |
|---|---|---|
| Application fee, non-refundable | $50 | Each applicant |
| Administrative fee, non-refundable | $150 | Each apartment |
| Application deposit | Varies | Each apartment |
Applications are not processed without the non-refundable application fee. The administrative fee covers the costs we incur performing due diligence on your application.
The application deposit takes the apartment of your choice off the market while we complete our due diligence. Once your application is approved, the application deposit becomes your security deposit.
Promotional pricing on these fees is offered from time to time — ask the leasing team what is currently available.
Giving false information or omitting information on the rental application disqualifies the applicants. The application and non-refundable administrative fees will be forfeited if false information is provided. Application deposits will not be refundable, as they will be applied to liquidated damages for the unit removed from the market.
Qualification Questions
Apply anyway and let us verify. Income is combined across everyone on the lease and calculated from documentation, so the figure that counts is often different from what people estimate.
Income from every applicant on the lease is combined. Household size determines which limit applies, and the leasing team confirms both figures during verification.
Everyone 18 and older completes a separate application, is screened under the same criteria, and is named as a lease holder. Everyone who will occupy the apartment must be listed on the lease.
Minimal or no credit history does not automatically prevent approval. It may mean an additional deposit above the standard amount, or signing with a qualified guarantor.
Yes, when your verifiable monthly income is less than 2.5× the rent. The guarantor needs verifiable monthly income of 5× the rent, a familial relationship to you such as a parent or relative, and must meet our credit and criminal history requirements.
Applicants who cannot verify the income needed to qualify must have a qualified guarantor, or pay for the lease in its entirety up front and in full.
Household income is reviewed against the recertification limit shown in the table above. The leasing team will walk you through what is needed and when.
Before You Apply
These standards are the property’s rental criteria and include the reasons an application may be denied, such as criminal history, credit history, current income, and rental history. If an applicant does not meet the rental criteria, fails to answer questions, or gives false information, the property may reject the application, retain all application fees, administrative fees, and the application deposit as liquidated damages for its time and expense, and terminate rights to occupancy.
Read the complete Brazos Residential Management Rental Criteria (PDF), which governs in full. Criteria are subject to change; contact the leasing office to confirm current requirements.
Applicants with a disability may request a reasonable accommodation or modification at any point in the application process, including assistance completing the application itself. Contact the leasing office and we will respond promptly.
We are an equal housing opportunity provider. We do not discriminate based on race, color, sex, national origin, familial status, sexual orientation, gender identity, physical or mental disability, or religion.
Ready to Apply?
Gather your identification and income documents and you can finish in one sitting.