Tenant Screening Criteria & Application Process

Tenant Screening Criteria

ALL applicants must qualify under EACH of the following requirements.

• Credit: A complete credit history check will be performed. Each applicant must have a favorable credit rating of 650 or above, with no charged-off accounts, collections, judgments, or bankruptcies within the past five (5) years.

• Rental History: Applicants must have a positive rental reference from a prior landlord or have previously owned a home with a mortgage in good standing. This includes no late rent payments or lease violations. Note: In accordance with Minn. Stat. §504B.173, subd. 3a, a rental application will not be denied based on a pending eviction action, any court file that is not public or has been expunged or destroyed, or any eviction action that did not result in a writ of recovery of premises and order to vacate.

• Income: Prospective tenants must meet the following minimum gross monthly income requirements:

◦ 1 person — at least 3 times the monthly rent

◦ 2 persons — at least 3.5 times the monthly rent

◦ 3 persons — at least 4 times the monthly rent

• Criminal History: A criminal background check will be performed. Applicants may be denied based on criminal convictions that are directly related to the safety of other residents or property. Factors considered include: the nature and severity of the offense, the time elapsed since the conviction, and evidence of rehabilitation. Convictions for offenses that are no longer illegal in the State of Minnesota will not be considered. Arrests without conviction are not grounds for denial. The landlord will conduct an individualized assessment where applicable.

• Age: All applicants must be at least 18 years of age to enter into a lease. ALL occupants 18 years of age or older MUST complete their own application—no exceptions. Any person age 18 or older residing in the rental unit who has not applied or been added to the lease is grounds for lease enforcement action.

• Occupancy Limits:

◦ Studio: 1 person

◦ One-bedroom: 2 persons

◦ Two-bedroom: 3 persons

◦ Three-bedroom: 4 persons

The Application Process

1. Complete and Sign Applicant Disclosure Form. Tenant Screening Criteria & Rental Applicant Disclosure form will be provided by the Property Manager at your showing appointment and must be initialed and signed by every applicant age 18 or older. You may submit the completed form by texting photos of each page to 651.294.9444, scanning and emailing to info@leasingstillwater.com,.

2. Submit an Online Application with Credit & Criminal Background Check. Once we receive your signed disclosure, you will receive an email invitation to the online application portal through Rental History Reports (RHR). The application fee is $50.00 per applicant (age 18+), paid directly to RHR. 

Important: The application fee must be refunded if: (a) your application is rejected for a reason not listed in the screening criteria disclosed above; or (b) a prior applicant is offered the unit and accepts. The application fee is otherwise non-refundable. Typical turnaround time is 1–2 business days.

3. Submit Identification & Income Verification. All applicants must provide via email: (a) a copy of government-issued identification (driver’s license, state ID, or passport); and (b) the two most recent pay stubs or previous year’s tax return. Applicants may provide a Social Security Number (SSN) or an Individual Taxpayer Identification Number (ITIN) on their application—an application will not be denied solely because the applicant provides an ITIN instead of an SSN (Minn. Stat. §504B.117). Landlord may require additional forms of income verification depending on the individual situation.

4. Rental Verification. Rental verification will be completed directly with the applicant’s current or most recent landlord. Information provided will be used in determining acceptance or denial. If the applicant currently owns a home with a mortgage, written verification of the mortgage in good standing is required.

5. Important Notes & Deadlines:

a. Submission of this application does not reserve the rental unit. Applications are processed in the order received, as required by Minn. Stat. §504B.173. If you are the first qualified applicant, you will be offered the unit. If a prior applicant is offered the unit and accepts, your screening fee will be refunded. Landlord will continue showing available units to prospective renters until an application is accepted and a lease is signed.

b. Timeliness in completing the online application, submitting required documentation, and signing the lease is critical. Landlord will move to other applicants if submissions are delayed.

c. All information provided must be complete and accurate. Incomplete applications, missing information, or material discrepancies are grounds for rejection.

d. If your application is accepted, you will be notified by text or email and will have 24 hours to respond and confirm acceptance of the rental unit and schedule a lease signing. If your application is denied, you will receive a written denial notice within 14 days identifying the specific screening criteria not met, as required by Minn. Stat. §504B.173.

e. Once you receive your lease, you have 24 hours to sign and return the lease and pay the security deposit. Weekends and holidays count toward this deadline. If the lease is not signed and the security deposit is not paid within 24 hours, Landlord will move to other applicants.

Security Deposit

• The security deposit for all rental units is equal to one month’s rent. In the event an applicant does not fully meet one of the screening criteria, a double security deposit may be accepted to qualify the applicant, at Landlord’s sole discretion.

• The full security deposit is due at the time of lease signing. First month’s rent is due on the day of move-in.

• The security deposit will be refunded only upon vacancy of the rental unit in accordance with Minn. Stat. §504B.178. The security deposit may NOT be applied toward rent at any time.

Payments

• All monthly rent payments must be made by electronic ACH auto-withdrawal from the tenant’s checking or savings account on the first of each month—no exceptions.

• The full security deposit must be paid by electronic ACH auto-withdrawal at the time of lease signing.

• A $150.00 lease administrative fee is due at lease signing, also payable by electronic ACH auto-withdrawal.

• Tenants must provide a signed e-check authorization form for ACH auto-withdrawal payments.

Lease Terms

• All leases require a term of twelve (12) months. Upon expiration, tenants who wish to remain must enter into a new 12-month lease. Lease renewal is not guaranteed and is granted solely at Landlord’s discretion. Landlord reserves the right to decline renewal of any lease for any lawful reason.

• WILD RIVER REALTY DOES NOT OFFER MONTH-TO-MONTH LEASING. Month-to-month tenancies will not be permitted under any circumstances. Tenants who are unable or unwilling to commit to a full 12-month lease term should not apply.

• Two full months’ (rental periods) written notice to vacate is required. Lease renewal options, if offered, will be provided by Landlord prior to lease expiration.

Other Policies

• Pets: Cats and fish (ground-floor units only; two-gallon fish tank maximum) are the only pets allowed. For cats, a $300 refundable pet deposit and a signed pet agreement are required. Cats must be spayed or neutered, with written proof provided. DOGS ARE NOT ALLOWED in any rental unit—no exceptions.

Important: Pursuant to Minn. Stat. §504B.113, subd. 3, no fees or additional deposits may be charged for service animals or emotional support animals. This prohibition will be stated in your lease. Landlords may not require the declawing or devocalization of any pet as a condition of tenancy (Minn. Stat. §504B.114).

• Renter’s Insurance: Tenants are required to carry renter’s insurance at tenant’s sole expense, with a minimum of $100,000 in liability coverage. Landlord must be listed as an additional insured on the policy.

• Smoking Policy: All Wild River Realty rental units are SMOKE-FREE & VAPE-FREE properties. Smoking and vaping are prohibited in all rental units, balconies, garages, patios, common areas, and on the grounds.

Summary of Required Fees

In accordance with Minn. Stat. §504B.120, the following nonoptional fees apply to all tenancies:

• Application fee: $50.00 per applicant (age 18+), paid to Rental History Reports

• Security deposit: Equal to one month’s rent (due at lease signing)

• Lease administrative fee: $150.00 (due at lease signing)

• Pet deposit (if applicable): $300 refundable deposit for cats

All fees listed above will also be disclosed in property advertisements and listings as required by law.