Do You Qualify?
What do you count as “income”? “Income” is the total gross income of all household members who will be residing in the apartment. We count gross income earned from employment, self employment, unemployment benefits, social security payments, monetary gifts, public assistance, child support, retirement benefits, income from personal property, and income earned from assets (checking, saving, money market, CD’s, IRA, 401K, or other investments). We verify all income and assets by contacting the source of income directly and require written documentation detailing your income.
The Gables Apartments is an Affordable Housing Community, and we operate under the rules and regulations of the Internal Revenue Code, Section 42. The program is designed to satisfy the housing needs of low to moderate income households.
How does someone qualify? Qualification for this program depends on several factors including: the number of full-time employed people in the household, the total annual household income, and credit and criminal background checks.
What is your Resident Selection Criteria? We have included in this information a copy of our Resident Selection Criteria. We run a credit and criminal background check on all adult applicants and evaluate your rent-to-income ratio to determine there is sufficient and stable income available to pay rent. If you fail to meet any criteria listed, we will not be able to approve your application for residency.
RESIDENT SELECTION CRITERIA
Herman & Kittle Properties, Inc., is an equal opportunity housing provider. We fully comply with all Federal, State, and Local Fair Housing and Civil Rights laws.
The following procedures apply to all new applicants. Approval is based on the criteria set forth below.
No applicant will be denied the opportunity to complete a rental application. A non-refundable application fee is required at the time of completion. A separate rental application must be completed by each adult applicant 18 years of age or over who will be residing in the apartment. The rental application must be completed in its entirety. All applicants must have a Social Security Number or provide an ITIN and must be eligible to reside in the United States for the next 12 months. Copies of birth certificates are required for all household members under the age of 18. An applicant rejected for any reason may not reapply for 30 days unless proof can be given that eligibility has changed.
PROGRAM ELIGIBILITY REQUIREMENTS FOR LOW INCOME HOUSING TAX CREDIT (SECTION 42 of the IRS Code):
All affordable housing applicants must be eligible under the Section 42 guidelines. A lease guarantor or cosigner is not permissible.
Third party written verification of all income sources will be required to determine resident eligibility. Sources of income verification may include: employment, alimony/child support, self- employment, pension benefits, social security income (SS & SSI), unemployment benefits, student loan/grant verification, and welfare benefits (TANF), etc.
Third-party written verification of all asset sources will be requested and reviewed to determine resident eligibility. Sources of asset verification may include bank (savings, checking, C.D’s, etc.), stocks and bonds, real estate, etc.
Third-party written verification of student status may be required based on the full-time student rules of the Section 42 Program. If all members of the household are full time students, one member of the household will need to meet one of the five exceptions permitted by the Program.
Some of our communities have been assigned special designations, which would include, but are not limited to, units set aside for homeless households, developmental or physical disability, and others.
Transfers to another unit must be approved by the Director of Compliance.
MAXIMUM INCOME RESTRICTIONS
Gross annual income and asset calculations cannot exceed the specific percentage of the program that is applicable to that apartment and resident (such as an affordable housing program). The applicant will be notified upon application regarding the specific requirements for the program they are applying. Section 8 certificates and vouchers will be accepted on behalf of otherwise eligible residents for Section 42 properties where applicable.
Minimum income requirements based on a combined rent-to-income-ratio must not exceed 40%. Applicants with Section 8 vouchers can have the minimum rent to income ratio requirement waived if they meet the credit and criminal requirements.
The applicant’s credit report will be reviewed to determine the history of their payment practices including utilities, outstanding loans, judgments, repossessions, foreclosures, bankruptcy and evictions. The following specifications will be used in reviewing credit reports:
- Addresses will be verified with the Application for Residency.
- Social Security numbers will be verified with the Application for Residency.
Applicants with evictions filed within 36 months will be denied unless the eviction was dismissed by the court.
Applicants with outstanding landlord debt within 36 months will be denied unless proof is provided that the balance was paid in full.
Outstanding utility debt within 36 months must be paid in full (excludes cable and telephone).
Bankruptcies must be discharged or documentation is required from an attorney stating that no debt can be added to the bankruptcy.
Additional Security Deposits
An additional security deposit is required if the applicant has:
- More than $2501 to $5000 of delinquent credit debt within 36 months.
- Civil judgments filed within 18 to 36 months.
- More than $1501 to $3000 of collections within 36 months.
Criminal Background checks will be conducted on each adult applicant. A decision will automatically be generated by Screening Reports based on the criteria Herman & Kittle Properties, Inc., has set forth. The criminal criteria are available to view by request. Applicants listed in the sex offender registry are automatically denied. Criminal overrides can only be approved by the Vice President of Property Management.
In determining initial eligibility, the maximum occupancy for each apartment is two people per bedroom. Occupancy standards will conform to any state and local laws governing this issue.
Herman & Kittle Properties, Inc., may not consider incidents of domestic violence, dating violence, or stalking as serious or repeated violations of the lease or other “good cause” for termination of assistance, tenancy or occupancy rights of the victim abused. We consider criminal activity directly relating to abuse, engaged in by member of a tenant’s household or any guest or other person under the tenant’s control, cause for termination of assistance, tenancy, or occupancy rights if the tenant or an immediate member of the tenant’s family is the victim or threatened victim of that abuse.
The Landlord may request in writing that the victim, or a family member on the victim’s behalf, certify that the individual is a victim of abuse and that the Certification of Domestic Violence, Dating Violence or Stalking, For HUD-91066, or other documentation as noted on the certification form, be completed and submitted within 14 business days, or an agreed upon extension date, to receive protection under the VAWA. Failure to provide certification or other supporting documentation within the specified timeframe may result in eviction.
If an applicant is eligible for residency, but the desired apartment home (size or AMI) is not available, management will place the applicant on a waiting list. The list will include:
- Applicant name
- Household unit size
- Date and time application is received
- Qualification for any preferences and ranking
- Targeted program qualifications
- Accessibility requirements (if applicable)
- Number of persons in the household
There will be a separate waiting list for each bedroom size with seniority appropriated on a first come, first serve basis. Consideration will be given once a person has completed an application and submitted it to the office. The waiting list will be kept and maintained at the on-site office.
APPEAL AND GRIEVANCE
All applicants have the right to appeal any decision made by Herman & Kittle Properties, Inc. In the event an appeal is requested, the applicant must first submit a written appeal to the Property Manager within 10 days of a decision. In the event an appeal is requested, the applicant must submit a written appeal documenting specific reasons for the appeal as follows:
- Any decision to deny residency due to credit and criminal results must be submitted to Screening Reports within 60 days of a decision.
- Any decision to deny residency due to Section 42 program eligibility must be submitted to the Property Manager within 10 days of a decision. The Property Manager will have 10 days from receipt of an appeal to file a formal written decision.
- Any type of grievance can be emailed or mailed to Herman & Kittle Properties, Inc. If via mail, direct all correspondence to the Vice President of Property Management, Herman & Kittle Properties, Inc., 500 E. 96th Street, Suite 300, Indianapolis, Indiana 46240.
We have a limited number of apartment homes at each rental rate. Applications are taken and units assigned on a first come, first serve basis.