Qualification Acknowledgment
In order to assist you with your decision on your new home, we are providing a list of qualifications used to qualify applicants for
residency in our communities. Please note that these are our current qualification acknowledgment. Nothing contained in these
qualifications shall constitute, represent or guaranty by Morgan Group Property Management, LLC or the owner of this
community that all residents and occupants currently residing in our community have met or currently meet these qualifications.
There may be residents or occupants who have resided in the community prior to these qualifications going into effect;
additionally, our ability to verify whether these requirements have been met is limited to the information we receive from the
various credit reporting services used. Qualification standards include but are not limited to the following criteria:
This community participates in a rent and income restricted initiative under which no less than 51% of the total number of units in
the community are subject to rent and income restriction requirements. When applicants apply for a unit in this community,
qualified applicants may choose to rent and occupy a rent and income restricted unit. Income restrictions are based on Harris
County’s applicable median income as defined by the United States Department of Housing and Urban Development (“HUD”), which
was reported to be $94,600.00 as of April 2024. A portion of our units are reserved for or rented to and occupied by households
earning more than 60% of area median family income and less than 80% of area median family income and a portion of our units are
reserved for or rented to and occupied by households earning less than 60% of area median family income. Applicable median
income is subject to change on an annual basis. If an applicant is denied an opportunity to lease a rent and income restricted unit,
the applicant may submit a written request to appeal the denial to the Community’s property manager.
IDENTIFICATION. Applicants must present a valid government-issued photo identification card for each person age 18 years and older
that will be living in the apartment. Identification scanning technology may be used to validate an applicant’s identity. Applicants who
are not U.S. Citizens must complete the Additional Supplemental Rental Application for Non-US Citizens.
INCOME. An applicant that chooses to apply for a rent and income restricted unit will be required to meet certain income restrictions
and initial and annual income certification requirements. All applicants must have a combined verifiable source of income in an amount
in accordance with current community guidelines but no less than two and a half (2.5) times the amount of monthly rent to be paid
by the resident. If an applicant does not meet income requirements, the applicant will be denied. Unless otherwise required by other
program requirements, a guarantor will be required of applicants for units that are not rent and income restricted and do not meet
the applicable income requirements. Verifiable sources of income may include, but not necessarily limited to, the following:
• Payroll check stubs (for the most recent 4-week period) with year-to-date information with a minimum of six (6) months at
current employer.
• Income tax returns for the most recent 2 tax years.
• Previous year’s W-2 or 1099.
• Last six (6) months consecutive bank or financial statements demonstrating multiple deposits equivalent to 2.5 times the
market rent for the lease term.
• Income verification from the applicant’s current employer.
• Proof of child or spousal support payments.
• Consumer credit search.
• Income verification from the social security administration (including proof of social security income).
• Proof of disability or other government income.
• Proof of student loan income.
• Proof of retirement or trust fund income.
• Applicants claiming self-employment must provide the previous year’s personal tax return and 6 months of personal bank
statements as evidence of sufficient income of at least 3 times the market rent for the lease term. Applicants that have a job
in which the applicant’s income is based primarily off tips, bonuses or commissions will be considered self-employed.
• A verifiable offer letter on company letterhead. • We may, but are not obligated to, consider other forms of verification of
income if the applicant is unemployed, does not have income tax returns or is otherwise unable to provide other forms of
verification as required above.
CREDIT HISTORY. Our credit-reporting agency evaluates credit and rental history against indicators of future rent payment
performance and operates as required by law under the Dodd-Frank Wall Street Reform and Consumer Protection Act. An
unsatisfactory finding may result in the requirement of an additional deposit or denial.
Morgan Qualification Acknowledgment
Updated: December 3, 2024
GUARANTORS. Guarantors may be available for applicants that are not subject to rent and income restricted units if guarantors meet
the qualifying criteria with respect to presenting proper identification and having an acceptable credit history. Additionally, all
guarantors must have a verifiable source of income in an amount no less than five (5) times the rental rate, pay an
applicationprocessing fee, sign the Guarantor Application and sign the Qualifications Acknowledgement. A guarantor is not a
leaseholder or occupant; therefore, they will not have access to the apartment. A guarantor is financially responsible for the term of
the lease contract.
CRIMINAL HISTORY. Our investigation includes criminal background screening. It is possible your application may be denied due to
criminal convictions.
OCCUPANCY. The maximum number of persons permitted to occupy an apartment shall not exceed two (2) persons per bedroom,
plus one additional person.
PETS. A maximum number of TWO (2) pets are permitted per apartment unit provided applicants pay the required Pet Deposit,
Nonrefundable Pet Fees and Monthly Pet Rent. For each pet, applicants will further be required to provide a photograph of pet and
veterinary records showing satisfactory vaccination records. In addition to complying with this Community’s rental policies, any
prospective lease and applicable addenda, aggressive dog breeds including, but not limited to the following are not permitted as pets
at this Community: Akita Inu, Alaskan Malamutes, American Bandogge, American Bulldog, Basenji, Boew Boel, Bull Terrier, Cane Corso,
Caucasian, Chow, Doberman Pinschers, Dogo Argentino, Fila Brasileiro, German Shepherd, Great Dane, Gull Dong, Huskies, Perro de
Presa Canario, Pitbull, Rhodesian Ridgeback, Rottweiler, Saint Bernard, Tosa Inu, and Wolf Hybrid. Other animals, including but not
limited to the following are not permitted as pets at this Community: Poisonous Animals (i.e. spiders, snakes); and/or other Exotic
Animals (i.e. primate, iguana, ferret, sugar gliders, snakes). Weight limitations may apply at your community. Assistance animals will
be allowed to the extent required by applicable law. For more comprehensive literature regarding this Community’s pet policies,
please inquire with a leasing representative.
FAIR HOUSING STATEMENT. Morgan Group Property Management, LLC and the owner of this community are committed to
compliance with all federal, state, and local fair housing laws. It is our policy to comply with all laws prohibiting discrimination, including
those that prohibit discrimination based on race, color, religion, national origin, sex, familial status, or disability and any other program
requirements and local laws protecting specific classes.
Although being subject to self-quarantine or self-isolation for COVID-19 will have no bearing on your eligibility for rental in our
community, If you have elected, or will elect to, go into self-quarantine or self-isolation in our community, please follow the advice
and guidance of your healthcare provider and the CDC. We also ask that you avoid common areas and notify us so that proper
precautions can be made if we or our vendors need to enter your unit for emergency maintenance purposes. Please also notify us
if any of the following apply to you:
- You have tested positive for COVID-19;
- You have a fever (over 100.4° F), felt feverish, or had chills;
- You have a new or worsening cough;
- You have a new or worsening difficulty breathing;
- You have traveled internationally within the last 14 days; or
- You have had close contact with a person known to have COVID-19.
RENTAL RATES AND LEASE TERMS. Original rental rate quotes will be honored for two (2) business days from the date the quote is
given. The rental rate quote is associated with the apartment's availability at the time of your quote, move in date, and lease term
requested. Any revisions or changes to the time of the quote, your move-in date, or lease term may require a revised quote which
may result in a different monthly rental rate.
Morgan Qualification Acknowledgment
Updated: December 3, 2024
ACKNOWLEDGMENT. Signing this acknowledgment indicates that you have had the opportunity to review the landlord’s tenant
qualification criteria. The tenant qualification criteria may include factors such as criminal history, credit history, current income, and
rental history. If you do not meet the qualification criteria, falsify your application, or if you provide inaccurate or incomplete
information, your application may be rejected, and your application fee will not be refunded.
Signature of Applicant Date
Signature of Applicant Date
Signature of Applicant Date
Owner’s Representative/Agent for Owner Date
Morgan Qualification Acknowledgment
Updated: December 3, 2024
Recertification Application
Date: ______________________ Number of Bedrooms: __________________________
Full Name(s) (all persons over 18): ________________________________________________________
Occupants: ___________________________________________________________________________
Apartment Number: __________
This Recertification Application entered this DATE by and between SITE (referred to as “Owner”) and
LEASE SIGNER (referred to as “Resident”).
The purpose of this Recertification Application is to obtain the annual income certification required by
the rent and income restricted program in which the property participates. In doing so, you are required
to disclose your household income. It is very important that you answer all questions fully and
accurately.
Income. List all income of all persons in your household, including those under 18 (except for income
earned from employment by persons under the age of 18 who are dependents of another household
member).
Gross Monthly Income Source: Indicate whether Leaseholder 1 Leaseholder 2 Other Leaseholders,
anyone in your household receives income from Household Members
the following and Occupants
Wages or Salary $ $ $
Overtime Pay $ $ $
Commissions & Bonuses $ $ $
Fees or Tips $ $ $
Other Compensations for Personal Services $ $ $
(before payroll deductions)
Net Income from Business or Profession $ $ $
Net Income from rental of real or personal $ $ $
property
Interest or Dividends $ $ $
Periodic payments from Social Security, $ $ $
Annuities, Insurance Policies, Retirement Funds,
Pensions, Disability or Death Benefits or other
similar types of periodic receipts
Payments in lieu of earnings, such as $ $ $
Unemployment and Disability Compensation,
Workers Compensation, or Severance Pay
Welfare Assistance $ $ $
Periodic or determinable allowances, such as $ $ $
Alimony or Child Support Payments or Regular
Contributions or Gifts received from persons not
residing in the dwelling
All regular pay, special pay or allowances of a $ $ $
member of the Armed Forces (whether or not
living in the dwelling) who is the head of the
household, spouse or other household member
whose dependents are residing in the unit
Any earned Income Tax Credit to the extent it $ $ $
exceeds income tax liability
Other $ $ $
Total $ $ $
The following will not be accepted as income: (i) Income from employment of children (including foster
children) under the age of 18; (ii) Payment received for the care of foster children; (iii) Lump sum
additions to household assets, such as inheritances, insurance payments (including under health and
accident insurance and workers’ compensation), capital gains and settlements for personal or property
losses; (iv) Amounts received by the household that are specifically for, or in reimbursement of, the cost
of medical expenses for any household member; (v) Income of a live-in aide; (vi) Amounts of education
scholarships paid directly to the student or to the educational institution, and amounts paid by the
government to a veteran, for use in meeting the costs of tuition, fees, books, equipment, materials,
supplies, transportation and miscellaneous personal expenses of the student. Any amount of such
scholarship or payment to a veteran not used for the above purposes that is available for subsistence is
to be included in income; (vii) The special pay to a household member serving in the Armed Forces who
is exposed to hostile fire; (viii) Amounts received under training programs funded by Housing and Urban
Development (“HUD”), Amounts received by a disabled person that are disregarded for a limited time
for purposes of Supplemental Security Income eligibility and benefits because they are set aside for use
under a Plan to Attain Self-Sufficiency (“PASS”) and Amounts received by a participant in other publicly
assisted programs which are specifically for or in reimbursement of out-of-pocket expenses incurred
(special equipment, clothing, transportation, child care, etc.) and which are made solely to allow
participation in a specific program; (ix) Temporary, nonrecurring or sporadic income (including gifts); or
(x) Amounts specifically excluded by any other federal statute from consideration as income for
purposes of determining eligibility or benefits under a category of assistance programs that includes
assistance under the United States Housing Act of 1937.
Certification. By signing this Recertification Application, you as the applicant are certifying that all the
above information is true and correct. By your signature below, you are also authorizing the Owner and
its agents and representatives to verify any information provided including the disclosure of income and
financial information from your employer(s) and any financial institutions where your assets are kept.
Resident(s):
(All Resident must sign)
_______________________________________ __________________
Date
_______________________________________ __________________
Date
_______________________________________ __________________
Date
_______________________________________ __________________
Date
Owners Representative:
_______________________________________ __________________
Date
THE MORGAN GROUP, INC.
REQUEST FOR EMPLOYMENT VERIFICATION
To: Date:
Fax: Phone:
Company: Regarding:
To Whom It May Concern:
The above referenced person has applied to rent an apartment at our community. He/she advises us that
he/she is employed at the company mention above. We are required to obtain the information herein
requested concerning his/her employment.
Please complete the information requested below and return to us via fax at at your earliest
convenience. Your assistance is greatly appreciated.
Authorization to Release Information
I/we hereby give authorization to release any employment information to The Morgan Group, Inc.
Signature Date
Employment Information
Applicant’s Position
Length of Employment Annual Salary
Signature of Person Providing Information:
Print Name Title
Thank you for your cooperation,
_______________________________________ ________________________________
Owner’s Representative Date
[Link] Printed 08/09/22
EXHIBIT D
[FORM OF VERIFICATION OF INCOME]
VERIFICATION OF INCOME
RE: The Circle at Hermann Park: The Esplanade Apartments
Apartment Number:
I/We, the undersigned, being first duly sworn, state that I/we have read and answered fully
and truthfully each of the following questions for all persons who are to occupy the unit in the
above apartment development for which application is made, all of whom are listed below:
1. The anticipated income of each person residing in the unit during the 12-month
period beginning on the later of the date on which the above persons first occupy the apartment
or sign a lease with respect to the apartment, including income described in (a) below, but
excluding all income described in (b) below, is below$ 60,600
(a) The amount set forth above includes all of the following income (unless
such income is described in (b) below):
(i) all wages and salaries, overtime pay, commissions, fees, tips and
bonuses and other compensation for personal services, before payroll deductions;
(ii) net annual income from the operation of a business or profession
or from the rental of real or personal property (without deducting expenditures for business
expansion or amortization or capital indebtedness). (An allowance for depreciation of assets used in
a business or profession may be deducted, based on straight-line depreciation, as provided in
Internal Revenue Service regulations. Include any withdrawal of cash or assets from the operation
of a business or profession, except to the extent the withdrawal is reimbursement of cash or
assets invested in the operation by the above persons);
(iii) interest and dividends;
(iv) the full amount of periodic payments received from social security,
annuities, insurance policies, retirement funds, pensions, disability or death benefits and other
similar types of periodic receipts, including a lump sum payment for the delayed start of a periodic
payment;
(v) payments in lieu of earnings, such as unemployment and disability
compensation, workers' compensation and severance pay;
(vi) any welfare assistance: if the welfare assistance payment includes
an amount specifically designated for shelter and utilities that is subject to adjustment by the
welfare assistance agency in accordance with the actual cost of shelter and utilities, include as
income (a) the amount of the allowance or grant exclusive of the amount specifically designated
for shelter or utilities, plus (b) the maximum amount that the welfare assistance agency could in
fact allow the above persons for shelter and utilities. (If the welfare assistance is ratably reduced
from the standard of need by applying a percentage, the amount calculated under clause (b) shall be
the amount resulting from one application of the percentage);
D-1
4891-4727-1969.v2
(vii) periodic and determinable allowances, such as alimony and child
support payments and regular contributions and gifts received from persons not residing in the
dwelling;
(viii) all regular pay, special pay and allowances of a member of the
Armed Forces (whether or not living in the dwelling) who is the head of the household, spouse or
other household member whose dependents are residing in the unit; and
(ix) any earned income tax credit to the extent it exceeds income tax
liability.
(b) The following income is excluded from the amount set forth above:
(i) Income from employment of children (including foster children)
under the age of 18 years;
(ii) Payment received for the care of foster children;
(iii) Lump sum additions to household assets, such as inheritances,
insurance payments (including payments under health and accident insurance and workers'
compensation), capital gains and settlement for personal or property losses;
(iv) Amounts received by the household that are specifically for, or in
reimbursement of, the cost of medical expenses for any household member;
(v) Income of a live-in aide;
(vi) Amounts of education scholarships paid directly to the student or to the
educational institution, and amounts paid by the government to a veteran, for use in meetingthe
costs of tuition, fees, books, equipment, materials, supplies, transportation and miscellaneous
personal expenses of the student. Any amount of such scholarship or payment to a veteran not
used for the above purposes that is available for subsistence is to be included in income;
(vii) The special pay to a household member serving in the Armed
Forces who is exposed to hostile fire;
(viii) (a) Amounts received under training programs funded by Housing
and Urban Development ("HUD");
(b) Amounts received by a disabled person that are disregarded for
a limited time for purposes of Supplemental Security Income eligibility and benefits because they
are set aside for use under a Plan to Attain Self-Sufficiency ("PASS");
(c) Amounts received by a participant in other publicly assisted
programs which are specifically for or in reimbursement of out-of-pocket expenses incurred
(special equipment, clothing, transportation, child care, etc.) and which are made solely to allow
participation in a specific program;
(ix) Temporary , nonrecurring or sporadic income (including gifts); or
(x) Amounts specifically excluded by any other federal statute from
consideration as income for purposes of determining eligibility or benefits under a category of
D-2
4891-4727-1969.v2
assistance programs that includes assistance under the United States Housing Act of 1937.
We consent to the disclosure of such information to PFC.
Date:
D-3
4891-4727-1969.v2
