Application Policies

Application Fee:$40 each application. (Everyone over the age of 18 must fill out an application). Application fee in the form of money order, cashiers check only.
In order to qualify you must have the following: Verifiable rental history that is favorable for at least one year. A satisfactory credit rating.Income must be at least 3 times the stated rent.
In order to qualify you should not have: A prior eviction or fore closure (except a fore closure included in a bankruptcy.) A landlord that would not re-rent to you. A public record for a housing related unpaid debt. A felony conviction within the last 10 years or a misdemeanor within the last 3 years.
If you have a pet please make sure you have chosen a home or apartment that will allow a pet, and that your pet is of a qualified breed and size. * We do not allow pit bulls, Rottweillers, Dobermans, or bull mastiffs. Be prepared to pay any pet fees/deposits when you pay your move in security deposits and fees. A photo of your pet(s) will need to be attached to your rental agreement. (Please attach a photo of your pet(s) to your application)

Application Process

Step 1: Fill out the application thoroughly and completely to the best of your knowledge. All applications not completed will not be accepted.
Step 2: Turn in your application and be sure to include the following: Application fee ($40 per adult over the age of 18, in the form of money order, cashiers check only). Two most recent pay check stubs. If self employed, your most recent W2. A copy of your social security card and drivers license/photo identification.The application process takes 3-5 full business days.
Step 3: When the application is approved be prepared to pay the following: Full refundable security deposit. Full move in fee (non-refundable). Pet fee's/deposits if applicable. All move in fees must be paid within 3 business days of approval date. All move in fees must be paid in guaranteed funds (Money order, cashiers check) All move in fees must be paid prior to signing of the rental agreement The rent must begin no later than 14 days once the application has been approved. If the unit is not "rent ready" at time of approval, the 14 days will begin once the unit is "rent ready" Of course you may move in as soon as the unit is "rent ready" and rent will begin as soon as keys have been transferred to you.

Pets (policies include but are not limited to the following)

Pets are allowed only as defined by the rental agreement. The addition of any pet, not defined on your rental agreement must be approved by the office in writing.
If a pet is brought onto the property without prior approval a pet violation fee of $500.00 will be charged. The removal of the pet will be enforced immediately. By bringing a pet onto the property prior to approval it nulls the ability to have the pet approved.
Once the breed and/or type has been approved by the office, the pet fee(s) and/or deposits are due. A $150.00 nonrefundable pet fee is charged for EACH pet. In addition, for EACH pet the current security deposit will be increase by $300.00.

Repairs

If you have a repair request please call our toll free repair line 1-800-869-1206. The tenant will contact a live person 24 hours a day, 7 days a week, and 365 days a year.
All repairs must go through the repair line listed above. The office, or any employee of the office cannot receive any repair requests. When leaving a repair with the repair line, the following must be said;. Tenants full name, full address, all contact phone numbers, nature of repair and specifying if the repair is an emergency or non-emergency.
Emergency repairs are defined as follows: Repairs which left unattended until the next business will cause damage to you, your property, and/or the property in which you reside.
Repair requests received through the above mentioned procedures are processed each business day. (with the exception of emergency repairs)

Payment of Rent

Rents are due and payable on the first day of the rental period. Late fees are assessed at 9:00 am on the 6th day of the rental period. However, rent which is mailed & postmarked by the 5th day of the rental period is considered on time.
No cash is accepted. We can only accept money orders, cashiers checks, and personal checks.
Personal checks are accepted for on time rent only. Late rent must be in guaranteed funds. (money order, cashier's check, or bank certified funds.)
No second party checks. Personal checks must be in tenant's name, as stated on the rental agreement.

NSF Check Procedure

The NSF fee is $25.00. The fee is charged any time a check is returned.
Once the check is returned to The Benson Company, the tenant has three business days to cover the unpaid rent. If payment is still not received after the three day window, the late fee is charged. In addition, the tenant will be issued a 72 hour notice of nonpayment of rent. This notice incurs the violation fee of $35.00. After the 72 hour notice of nonpayment is issued the tenant has 72 hours to pay the full amount of rent.
Only two NSF checks are permitted during any tenancy. After the second NSF occurrence all payments must be in guaranteed funds. (such as money orders, cashiers check or bank certified checks.) If rent is paid in a personal check after being notified otherwise, the check will be returned, and a $25.00 personal check fine will be charged.

Non payment of Rent Procedure

If rent is not received by 12:00 noon on the eighth day of the rental period, a 72 hour notice of non payment of rent is issued. The 72 hour notice will include the late fee and the violation fee of $35.00.
After the 72 hour notice of nonpayment is issued the tenant has 72 hours to pay the full amount of rent.
Once the 72 hour notice of nonpayment has expired, the notice is sent to the corresponding counties court house. This will incur a court appearance fee and a FED Filing fee. Theses fees are subject to change without notice.
After the notice has been filed in FED Court, the tenant may be eligible to sign a "stipulated" agreement. This is a court agreement, and additional fees may apply. The agreement may be a payment plan and/or extended move out date per managements decision.
If the tenant does not qualify or chooses to not utilize the "stipulated" agreement the move out date will be assigned by the court date.
If the tenant does not vacate the premises and return keys by the court ordered move out date a sheriff lockout will be ordered. Additional fees will be charged for this procedure.

Partial Payment Agreements for Rent

Partial payment agreements for rent are for qualified tenants only. To qualify you must be in good standing and can not have any outstanding balances. Each tenant begins each calender year with the ability to use two partial payment agreements.
The deadline to use a partial payment agreement for rent is 12:00 noon on the eighth day of the rental period. Once a 72 hour notice is issued, the tenant is no longer able to use a partial payment agreement.
The fee for the partial payment agreement is the stated late fee on the rental agreement.
At least half of the stated rent amount must be paid by 12:00 noon on the eighth day of the rental period. The payment agreement form must be attached to the first payment, for it to be accepted. The remaining amount must be paid within 10 days of the first initial payment. The late fee must be paid no later than the last day of the current rental period.

Insurance

The Owner/Agent will not be liable or responsible in any way for loss or damage to articles or property belonging to tenant(s) or their guests except those resulting from owner/agent's willful or negligent acts. Tenant(s) is responsible to maintain their own fire and theft insurance for their personal property. Tenant(s) is also responsible to maintain liability coverage for damage or fire caused by them or their guest's negligence. Tenant(s) is advised to insure his/her personal property.
Waterbed insurance is required. Any damage caused by a waterbed is the tenants responsibility.
Tenant has been advised that rental insurance is recommended. Failure to have renters insurance is at the tenants own risk.