Rental Criteria & Application

Equal Housing Opportunity

Ember Realty is committed to Equal Housing Opportunity, and we fully comply with the Federal Fair Housing Act. We do not discriminate against persons because of race, color, religion, sex, handicap, familial status, national origin, or age. We also comply with all state and local fair housing laws. We offer our online application to anyone who wants to apply for one of our properties.

What Are The Minimum Qualifying Standards?

Tenant qualifying standards are criteria a prospective tenant must meet before they can even be considered as a resident. It is basically the first stage in the tenant screening process. We believe in a thorough tenant screening process to ensure peace of mind for our property owners. This page contains information about each aspect of rental criteria that we require from our prospective tenants. Multiple factors will be considered when making a final decision on whether an applicant qualifies. It is a combination of the following:


Household Income

All leaseholders are required to provide evidence of a combined monthly NET income of two (2x) times or more the monthly rent. You must show at least twelve (12) months of steady income if you're self-employed.


Rental History

Positive rental references from ALL current and previous landlords within the past 3 years. No unsatisfied landlord actions within three (3) years. No evictions in the previous seven (7) years.


Credit History

A credit score of 550 or higher is required. Applicants with open bankruptcies, eviction proceedings, liens, judgments, suits over $1,000, or foreclosures or judgments within the last thirty-six (36) months will be denied.


Criminal Records

Applicants must have no felony convictions for violent crimes against persons or property, and/or no felony convictions for the illegal manufacturing or distribution of a controlled substance within the past 7 years.

Rental application process

Step By Step Prospective Resident Guide

Many of our rental properties are in high demand. In some cases, there may already be multiple resident applications submitted at the time you submit your application. We cannot guarantee any unit, although it may be available at the time your application is submitted. Units are rented to the best qualified applicant (not based on order received) with the deposit requirement fulfilled. A deposit cannot be fulfilled until the rental application is approved and you have viewed the property.

Application Process

Note: The typical turnaround time for processing completed applications falls within the range of 48 to 72 hours. It’s important to note that our application processing occurs exclusively during our business hours. In the event that an application you’ve submitted lacks certain documents or necessary information, we’ll notify you through email, specifying the missing items. Ember Realty will then move ahead with processing the next application.

Should we not receive a response from you within the 72-hours, we will consider your application as abandoned and cancel it. Your cooperation and timely correspondence play a pivotal role in ensuring a seamless application process.

Applicant Identification

Acceptable Identification Accepted By Ember Realty

Unacceptable Identification includes, without limitations

Many of our rental properties are in high demand. In some cases, there may already be multiple resident applications submitted at the time you submit your application. We cannot guarantee any unit, although it may be available at the time your application is submitted. Units are rented to the best qualified applicant (not based on order received) with the deposit requirement fulfilled. A deposit cannot be fulfilled until the rental application is approved and you have viewed the property.

Financial Criteria

Employment and Income Requirements

All applicants must provide proof of employment or income and must have been employed with their current employer for at least 6 months, or in the same line of work for at least 6 months. As part of our thorough screening process, Ember Realty utilizes to verify income. For more information, please visit the link provided. See below for more information on the household net income to rent ratio.

The following documents are accepted as proof of income:

Rental History Criteria

Previous Landlord Verification

A positive rental or mortgage history in order to be eligible to rent one of our properties. To verify this, we ask that applicants provide a rental reference or lease ledger within the last 36 months. If you do not have a rental history or your rental history is less than 12 months, unfortunately, you may not be eligible.

As part of our screening process, Ember Realty will contact both your current and previous landlords to determine if you paid your rent on time, followed lease terms, and took proper care of the rental property.

Please note that if your rental history includes any of the following actions within 36 months prior to submitting your application, you will not be eligible to rent from us: landlord/resident actions, including but not limited to:

Credit History Criteria

Credit Reports, Liens, and Judgements

A credit report is required for all applicants over the age 18 (with the exception of students residing with parents/guardians). The results of the credit report will be evaluated. Unsatisfactory credit can and will disqualify applicants from renting a property.

Other Deniable Factors Include the Following:

Criminal Records Criteria

A background check will be conducted on all applicants 18 years of age or older as part of the screening process.

A criminal background check will be completed for each applicant and occupant 18+ years of age. All criminal records are evaluated from the date of disposition, regardless of the applicant’s or occupant’s age at the time such offense was committed. The application will be denied for the following:

The above offense/convictions will be reviewed individually, taking into account mitigating factors, such as facts & circumstances surrounding the criminal conduct, age at time of conduct, evidence of good tenancy before & after conduct, nature & severity of conviction, and the amount of time that has passed since the conviction.

Criminal history which indicates that an applicant’s tenancy would constitute a direct threat to the health or safety of other individuals or whose tenancy could result in substantial physical damage to the property of the owner or others may result in denial of application.

These requirements do not guarantee that residents or occupants currently residing in our homes have not been convicted of, or subject to, deferred adjudication for a felony, misdemeanor, or sex offense requiring registration under applicable law. Our ability to verify this information is limited to the information made available to us by the applicant and third party screening service.

Criminal history which indicates that an applicant’s tenancy would constitute a direct threat to the health or safety of other individuals or whose tenancy could result in substantial physical damage to the property of the owner or others may result in denial of the application.

Pet & Animal Policy

Pets are subject to owner approval.

Pets may be permitted case by case, depending on the Rental and community. The following breeds are prohibited which may result in denial of application:

Aggressive Breeds are not permitted to be on the premises at any time, including but not limited to visitation by family or friends or guests. The general rule we have is the combine weight of all the animals must not exceed 100 lbs.

All pets must be declared when applying or your application may be rejected when a pet is brought to our attention. Ferrets, or anything venomous will not be allowed. Requests to keep out any other species will be at the management’s discretion.

Your application may be subordinated to other applications received, if other applicants do not have pets. Please attach a photo of your pet for our file. Not all properties accept pets, so please check the advertisement if pets are allowed. An additional deposit and pet rent will be required.

Any negative references from previous landlords regarding pets will be grounds for disqualification. The pet must have never hurt someone. By applying for a property, you certify that your pet has never hurt another person and is not a threat to others.

All applicants, whether they have pets or not, will at the end of the application process be asked to click on Failure to comply with these steps will result in revocation of pet privileges.

Security Deposit Alternative

Enjoy Financial Flexibility!

Ember Realty is proud to offer deposit-free living to qualified renters through Obligo! We understand that moving costs can add up, so we want to extend financial flexibility to our residents.

When you move in with us, you can skip paying a security deposit and keep the cash for activities you care about.

Learn more about the benefits of deposit-free living with Obligo’s brochure or on their website.

Miscellaneous Policies

Additional Important Information To Know.

All Tenants are required to maintain property damage liability insurance on behalf of the Landlord and Management Company. Coverage is required in the amount of $100,000.00 for tenant negligent damage to Landlord’s property, with the provisions covering at least the perils of fire, smoke, explosion, accidental water discharge, and sewer backup.

Tenants will be automatically enrolled in the management company’s master tenant liability policy. Cost through Ember Realty: $9.00 per month plus a $3.00 per month administration fee for a total of $12.00 per month per home. Unless Tenant Opts Out of this insurance by following the steps below, the Tenant will be automatically enrolled for $12.00 per month.

Tenants may OPT-OUT of this required insurance through management and the landlord’s preferred insurance provider at any time by providing written proof of the following three items:

  1. Evidence of Required Insurance levels to show the Policy is in effect, when it will start & end, and who is named on the policy.
  2. Ember Realty must be named as an “Additional Interest” party to the insurance binder provided by the tenant.
  3. The Tenant Liability coverage has to be equal to or greater than $100,000 in Tenant Liability Coverage to the Property.

Failure to Maintain Insurance: Ember Realty will place the Tenant under this program if the tenant’s coverage for their independently self-procured tenant liability insurance is lapsed by either non-payment or non-renewal after lease execution by default for $14.00 per month plus a one-time $75.00 set-up fee.


The Ember Realty Resident Benefits Package (RBP) delivers savings and convenient, professional services that make taking care of your home second nature. By applying, Applicant agrees to be enrolled and to pay the applicable cost of $30/month, payable with rent.

Your RBP may include, subject to property mechanicals or other limitations:

  • HVAC air filter delivery directly to your door approximately every 60 days.
  • Utility concierge service: one call set up your utility services, cable, and internet services
  • A resident rewards program that helps you earn rewards for paying your rent on time.
  • Credit building to help boost your credit score with timely rent payments.
  • $1M Identity Protection for all adult leaseholders
  • 24/7 online maintenance reporting
  • Home buying assistance for when the time is right to buy your “forever” home.
  • Online portal: Access to your account, documents, communication and payment options.
  • Vetted vendor network: we find the technicians who are reputable, licensed, and insured.

NOTE: The total monthly cost of the Resident Benefits Package is all-inclusive, and no discounts will be given if any element of the package is unavailable due to a lack of HVAC or another limitation at a specific property.

All vehicles must remain operational throughout a lease term and must maintain current registration. In addition, all vehicles must comply with all state laws and municipal ordinances. If applicable, the municipality and HOA’s parking requirements must be followed. Please contact the local branch representative for further details. Boats, trailers, or any other non-ordinary vehicle or object parked outside are not permitted on the property unless approved in writing by the Landlord.

Residents are responsible for paying their own utilities and will be required to have electric, water, and other services turned on in their name before moving into their rental homes. Certain rental properties may have additional services that are part of the lease, such as, lawn care, pool cleaning, etc. These services will be considered part of the rent but charge separately.

Smoking of any kind (including vaping) will not be allowed inside any of our managed residences. Smoking is permitted outside of the residence. Although Florida has legalized the use of medical marijuana, under Federal law, marijuana remains a Class I Controlled Substance and therefore illegal under the Federal Laws. Federal law gives us the right to prohibit it. Marijuana use, possession, and/or growing is prohibited at all our rental homes and violators will be evicted per our lease agreement.

Occupancy limits have been established by the size of the unit. Maximum number of persons allowed is as follows (unless otherwise defined by statute or local ordinance): No more than 2 occupants per bedroom plus one unless otherwise provided for under applicable state law.

All Applicants are strongly encouraged to view the Property prior to filling out an application. Landlord makes no express or implied warranties as to the Property’s condition. Should Applicant and Landlord enter into a lease, Applicant can request repairs or treatments in writing through Ember Realty’s Resident Center. All rental properties are leased AS-IS and no additional upgrades or improvements will be made prior or during the leasing term. Any upgrades or improvements to the premises are at sole desecration of the landlord and/or Management.

The total cost to rent will vary depending on the property, policy, and location. However, you can expect to pay something similar to the following:

  • Monthly Rent: (Varies. Depends on the Unit/Rental. See listing for price)
  • Renter’s Insurance: (Varies, depends on the insurance company the renter chooses)
  • Security Deposit Alternative: (Varies, depends on the credit history of the tenant, or if the current landlord accepts SDA)
  • Residential Utilities: (Varies with the unit, location, and usage)
  • Resident Benefits Package: $30 a month (See above for what is included)
  • One Time Application fee: $75 per adult
  • Lease Processing Fee: $199
  • Pool Services: $150
  • Lawn Services: $100
  • Pest Control Services: $25 – $50

Please contact management if you have any questions or concerns about the cost or any of the above mentioned fees involved.

Applicant must physically reside in the Rental for which they are applying. Applicant must live in the Rental and disclose all persons that will be occupying the Rental. All persons 18 years of age or older must be a leaseholder and qualify for the Rental with the applicant.

The applicant(s) will be notified by phone, email, or both. Once your application has been approved, you will have three (3) business days to sign the Residential Leasing Agreement, submit the required security deposit, first month’s rent, and pay the lease processing fees to secure the property. If the lease is not signed within the allotted time, Ember Realty reserves the right to process the next application received or consider any other approved applications.

The applicants’ lease start date must be within 2 weeks from the date from the applicant’s approval date. If there are multiple applicants on a property, your move-in date must within 2 weeks from the available date, in order to qualify to be processed first. If you require a move-in date outside of 2 weeks from the available date, it must be approved in writing by management. If you have not seen the property, you must notify management at the time of application.

Access to the unit will only be granted on the first day of the lease and after all, utilities are transferred and registered in the applicant(s) name three (3) days prior to moving in. No exceptions.

If the applicant has submitted the First Month’s Rent, Security Deposit, and signed the lease, they may terminate the lease by (1) giving written notice to the Property Manager, and (2) if the termination is within 14 days of the lease signing, the applicant must give an amount of money equivalent to the First month’s rent or security deposit to the Landlord or if the termination is more than 14 days after the lease was signed by giving an amount equivalent to the security deposit and one month’s rent to the Landlord. This provision applies only to those tenants who have NOT taken possession of the rental property.


Do you have any questions about our policies? Please let us know before proceeding forward. Our process is in place to find the best tenants possible while meeting the fair housing standards. By submitting an application you are stating that you have read, understand, and agree to all Ember Realty’s policies.

If you do not meet the minimum requirements your application will be denied and no fees refunded. Avoid wasting time and money by reviewing our policies and making sure you understand everything above. Ember Realty uses a tenant scoring matrix to qualify the best tenants. You can find the form here to discover for yourself where you stand. Thank you and we look forward to renting to you soon.

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