Application Process & Non-Discrimination Policy

Available apartments are posted on the company website (www.goldfarbproperties.com).  Inventory changes often, so Rental Agents should advise prospective renters to check the website as often as possible to identify available apartments and then inform the Rental Agent if they are interested in renting a posted apartment. 

 

GENERAL APPLICATION PROCESS OVERVIEW

If an individual is interested in renting an available apartment listed on the company’s website, they need to initiate the process by registering and completing the online application.  To be considered for an apartment the applicant must complete the online application, pay the application fee, and submit all necessary documentation to support it.  Applicants are advised that failure to complete the application (including submission of all supporting documents) within 14 days of registration will result in the application being automatically cancelled without being reviewed for approval. Therefore, applicants should only commence the application process when all documents are available and ready for submission. Any applicant that has a disability and requires assistance completing the online application because of their disability, may request assistance as a reasonable accommodation.  Rental Agents should notify a supervisor of any requests for assistance. 

The Rental Agent’s role in the application process is to respond to applicant questions, gather and organize the documentation and confirm the apartment the applicant wants to rent.  All applications submitted to the Credit Department are reviewed on a first-come basis.  In the event, we receive multiple applicants for a specific apartment and the apartment is rented prior to the Credit Department reviewing an application, the Credit Department will continue to review the application.   If the applicant is approved for an apartment that has already been rented, the applicant will be directed to the company website to choose another apartment in their price range.  Apartment availability changes often and applicants are encouraged to check often to see if new apartments become available.    

Approved applicants must identify an available apartment and execute a lease within 60 days from notice of approval or the application will be cancelled.   Once an applicant has identified a specific apartment the applicant must sign a lease within 48 hours. If the applicant is using a rental subsidy to pay all or a portion of their rent, we will cooperate with the applicant’s rental program to permit an inspection of the apartment, complete documents and provide requested information to the rental assistance program and sign related documents.

 

APPLICATION POLICY FOR APPLICANTS WITH NO RENTAL SUBSIDY 

Upon completion of the online application and payment of an application fee, our system automatically runs a credit check.    

Applicants may submit a guarantor to make up a shortage of income to qualify for an apartment.  However, guarantors must meet our Net Income Guidelines and be financially capable of paying all of their expenses and the entire rent if the applicant was unable to do so.  

An applicant’s significant savings will also be considered to offset any deficiencies in income or credit.  

 

• Approvals: All applications must be reviewed and approved by the Credit Department. Approvals will only occur after the completion of an application, payment of application fee, and submission of supporting documentation.  The entire packet will be forwarded to the Credit Department to perform its review. All submitted documentation will be reviewed in accordance with the following criteria:
• Credit History: Credit will be reviewed for all applications.   Generally, applicants with a credit score of 650 or better will be approved if the income criteria are also met. The Credit Department will review an applicant’s credit report to determine their ability to pay the rent.  Acceptable credit is generally defined as no negative accounts, including recent delinquencies, balances charged to loss, repossessions, bankruptcies, collection accounts and accounts placed for collection with an agency. For applicants with a credit score of less than 650, the Credit Department will review all deficiencies and determine if the score is the result of an isolated issue that is unlikely to reoccur, but caused an unreasonable adverse impact on the applicant’s credit score. In the event an applicant does not have a credit score above a 600 FICO score, the Rental Agent may deny the application without further review by the Credit Department.
• Criminal History: Applicants must have acceptable criminal history in accordance with HUD guidelines. Rental Agents should encourage applicants to review HUD policy statement at:  (https://hcr.ny.gov/system/files/documents/2022/10/doc-y-guidance-for-assessing-justice-involved-applicants)
• Income: We will consider all sources of income including but not limited to the following:
  • Wages
  • Investment Income
  • Disability
  • Alimony and Child Support
  • Social Security
  • Supplemental Income
  • Public Assistance
  • Special Needs Trust
• Proof of Income: To complete the application process, applicants must upload verifiable documentation of all sources of income. All submitted documentation will be reviewed by the Credit Department for accuracy and authenticity. 
  
  Acceptable proof of income includes but is not limited to: 
  
  • Three consecutive current paystubs
  • If beginning of year – a final paystub from previous year
  • One year of W2s or a 1099
  • Social Security Benefits letters with benefit start
  • Three consecutive current bank statements

• Debt Service and Expenses: An applicant’s Gross Annual Income must be at least 43 times the monthly rent.   
  • (Ex: a $1000 per month apartment would require an annual gross income of at least $43,000 – individual or combined).
    
    The Credit Department will calculate all monthly debt service and monthly expenses from the documents submitted and the applicant’s credit report, including for example, taxes, credit card debt service and expense, utilities, mobile phones, medical expenses, home and auto loans, rent, child support, alimony, wage garnishments, and student loan debt service.

• Rent-to-Net Income Ratio. Net Income = Gross Income minus Debt Service and Expenses: The Rent to Net Income Ratio must be no greater than forty (40%) percent. In the event the Rent to Net Income Ratio is above 40%, the application will be reviewed further by the Credit Department to see if this deficiency can be offset with significant savings or a qualified guarantor.
• Employment Status. If employment income is needed to satisfy the Rent to Net Income Ratio, then applicants must have been employed at least 3 months in current position. 
• Due upon lease execution: Confirm that first month’s rent and security deposit will be paid at lease execution. 
• Rent Concessions: Any rent concession offers will be advertised on the company’s website and only available to new move-ins for immediate occupancy. 

 

APPLICATION POLICY FOR AN APPLICANT USING A RENTAL SUBSIDY OR VOUCHER 

The online application will ask all applicants if they are applying with a housing rental subsidy or voucher.  If “yes” is selected then the following procedure applies to the application: 

• Review Process: All applications must be reviewed by the Credit Department. This step will happen after the online application is completed, the application fee is paid, and all supporting documents are submitted. 

Step One: Voucher Verification:

• Voucher Expiration Date: Voucher Eligibility Letters have an expiration date. Leasing agents will confirm that the voucher has not expired.  If an applicant does not produce a current letter, the applicant will be asked to produce an unexpired voucher within 7 days.  Failure to comply will result in the application being denied.   
• Voucher Eligibility Letter Rent Limit: An applicant’s voucher must be sufficient to cover the rent for the apartment an applicant wants to rent.  All voucher applicants must provide proof that they have been authorized to receive a voucher.   Depending on the agency, the letter may have a different title.  For example “Voucher Eligibility Letter” or “Potential Eligibility for a Rental Assistance Supplement”.  Regardless of the title, the letter will indicate the apartment size(s) and maximum authorized rent for the apartment.   To calculate the actual voucher limit we will: (a) confirm voucher payment standard; (b) confirm the specific agency’s utility allowances; (c) confirm the utility allowances for that building the apartment is located.  Depending on the utilities included in the building the maximum voucher rent limit may be reduced.   In the event the voucher’s total after utility allowance is determined to be below the listed rent for the apartment the application shall be treated as a non-subsidized application. 
  
  Section 8 Note:  Section 8 permits the applicant to pay the difference between the maximum rent payment standard and the actual apartment rent as long as the applicant is not paying more than 40% of their income towards rent. This rule permits applicants with Section 8 to rent apartments listed above the maximum rent payment standard. Applicants should notify the leasing agent if the applicant wishes to pay up to 40% of their income towards rent to make up any difference between the voucher limit and the apartment rent. 

Step Two: Income Determination:

• Note About Decisions Regarding Income: For partial vouchers and full vouchers there are no minimum income guidelines.  However, proof of income is necessary for all applicants to determine authenticity, accuracy and the Tenant’s portion of the rent. 
• Income: We will consider all sources of income including but not limited to the following 
  • Wages
  • Investment Income
  • Disability
  • Alimony and Child Support
  • Social Security
  • Supplemental Income
  • Public Assistance
  • Special Needs Trust
• Proof of Income: To complete the application process the applicant must upload verifiable documentation of all sources of income. All submitted documentation will be reviewed for accuracy and authenticity.  

      Acceptable proof of income includes but is not limited to:

• • Three consecutive current paystubs (if applicant is employed).
  • If beginning of year – a final paystub from previous year (if applicant is employed).
  • One year of W2s or a 1099
  • Social Security Benefits letters with benefit start
  • Three consecutive current bank statements
    
• No Income Determination: Some voucher applicants have no income or only receive public assistance from the Human Resources Administration (HRA) of New York City.  In these cases, applicants must submit a Budget Letter/Calculator (or the equivalent) from the housing agency issuing their voucher or rental subsidy in lieu of proof of income.  The Budget Letter/Calculator must indicate that the applicant has no income and the voucher will cover 100% of the rent.

Step Three: Verification of Additional Documents and Credit:

• Credit History. Credit will be reviewed for all applications where a tenant is responsible for the payment of a portion of the monthly rent. When an applicant is responsible for a portion of the monthly rent, the applicant’s credit will be reviewed on a case-by-case basis.  The Credit Department will review an applicant’s credit report to determine their ability to pay their portion of the rent.  Acceptable credit is generally defined as no negative accounts, including recent delinquencies, balances charged to loss, repossessions, bankruptcies, collection accounts and accounts placed for collection with an agency. If an applicant has a known, or perceived disability, the Credit Department will engage in a cooperative dialogue with the applicant to determine if the cause of the unacceptable credit score is the result of an isolated incident beyond the control of the applicant and not likely to reoccur in the future to determine if an exception to the credit requirement is warranted. 
• Criminal History. Applicants must have acceptable criminal history in accordance with HUD guidelines. Rental Agents should encourage applicants to review this information from New York State’s Fair and Equitable Housing Office: https://hcr.ny.gov/system/files/documents/2022/08/feho-policy-updates-training-2022-external_8.18.2022.pdf 
• First month’s rent and security deposit: These must be tendered at lease execution (security deposit can be in the form of a security voucher). 
• Rent Concessions: Any rent concession offers will be advertised on company website and only available to new move-ins for immediate occupancy. 
• Guarantors: Guarantors are not required for any applications.

 

RENTAL AGENTS’ CODE OF CONDUCT

It is the responsibility of the applicant to provide sufficient documentation to process their application.  If a Rental Agent is unable to answer an applicant’s question, the applicant should submit their question via email or in writing to make clear what they are requesting. All questions should be forwarded to the Credit Department from the Rental Agent (s). Rental Agent should not give Applicants direct contact information for the Credit Department. 

Rental Agents shall take no action because of actual or perceived race, color, creed, religion, family status, age, national origin, immigration or citizenship status, gender (including gender identity), sexual orientation, disability, marital status, partnership status, military service, status as a victim of domestic violence or status as victim of domestic of sex offenses or stalking, lawful occupation, lawful source of Income (including housing voucher and subsidies) or any other legally recognized protected basis under federal, state or local laws, that has the effect of making housing unavailable to persons protected under these laws. 

It is important to understand that any action you take as a Rental Agent because of race, color, religion, sex or gender, familial status, national origin, disability, marital status, domestic partnership status, age, sexual orientation, alienage or citizenship status, lawful occupation, source of income, or military status, that has the effect of making housing unavailable to such persons protected under these laws constitutes a violation of federal, state, and/or local laws. 

Applicants with disabilities may be entitled to a reasonable accommodation under the terms of the Americans with Disabilities Act, Federal Fair Housing Act and certain state or local laws including but not limited to New York State Human Rights Law, New Jersey Law Against Discrimination and New York City Human Rights Law, regulations or ordinances. If an Applicant with disabilities  informs the Rental Agent that they need assistance completing any forms or otherwise participating in the application process because of their disabilities, the Rental Agent should inform their supervisor of the request. 

It is the policy and practice of Pelican not to engage in or assist the efforts of others to engage in housing discrimination. Consistent with that policy, we remind you that the anti-discrimination laws of the United States, State of New York, State of New Jersey and City of New York are quite specific in the area of housing, and in conformance with those laws, you must not engage in any of the following conduct: 

1. Refuse to show, rent, negotiate for the rental of, or otherwise make unavailable, deny, or withhold apartments to any person because of their race, color, religion, sex or gender, familial status (having or expecting a child under 18), national origin, disability, marital status, domestic partnership status, age, sexual orientation, alienage or citizenship status, lawful occupation, lawful source of income, or military status (each a “prohibited basis”); 
2. Discriminate against any person in the terms, conditions or privileges of rental or in the provision of services or facilities because of a prohibited basis;
3. Make any verbal or written statement or inquiry with respect to the rental of apartments that indicates any preference, limitation or discrimination concerning a prohibited basis, or any statement indicating an intention to make any such preference, limitation or discrimination, including inquiring about a person’s race, religion or national origin and making statements regarding the race, national origin or religion of residents in apartments buildings or neighborhoods;
4. Represent to any person because of a prohibited basis that any apartment is not available for inspection or rental when such apartment is in fact available;
5. Discriminate against any person in offering individual apartment units or in assigning persons to such units because of a prohibited basis;
6. Enter into an agreement that imposes any restriction upon persons to whom rental housing may be shown or rented because of a prohibited basis;
7. Direct or steer any individual away from or toward a particular building, neighborhood or vacancy because of a prohibited basis;
8. Coerce, intimidate, threaten or interfere with any person who is either a prospective tenant or current tenant or anyone assisting either a prospective tenant or current tenant to exercise or enjoy the rights guaranteed by the Federal Fair Housing Act or local laws including but not limited to New York State Human Rights Law, New Jersey Law Against Discrimination and New York City Human Rights Law, regulations, ordinances and state and local fair housing laws.