Before you Begin

All applicants must be at least 18 years of age to contract for a Lease. Each person over the age of 18 must submit a separate rental application and must meet the application guidelines. All other minor occupants (under 18) need to be listed on the application and Lease.

Every adult (18+) that will be living in the apartment is required to provide a current and valid government issued photo ID at the time of rental application. Acceptable forms of ID include a state driver’s license, identification card, U.S. military identification, or a current passport.

Published rental rates are based on a one-year Lease. Shorter-terms may be available at higher rates. Applicants approved for occupancy will not be entitled to an apartment until they sign all the lease paperwork and pay the Security Deposit and any rent required at the time of signing.

The Pre-Lease deposit payment is required at the time of approval. By completing the Rental Application, you have authorized Hornig Companies to charge the Pre-Lease Deposit. The amount of the Pre-Lease Deposit is stated in the Terms and Conditions above Applicants’ signature. The Pre-Lease Deposit holds the apartment until the Lease is signed. By paying the Pre-Lease Deposit, applicants are asking Hornig Companies to take the apartment off the market and to lose the opportunity to market and/ or rent to others. If applicants change their mind after approval, or otherwise do not complete the Lease, the Pre-Lease Deposit will be retained and applied as liquidated damages to Hornig Companies’ loss of marketing time. After the Lease is signed, the Pre-Lease Deposit will be credited toward the required Security Deposit.

The Security Deposit is due at the time of Lease signing. In lieu of fully satisfying an application requirement, an applicant may be offered the opportunity to pay an additional deposit. One full month’s rent is due on the day of move-in. If the move-in date is not the first of a month, a full month’s rent must still be paid before move-in, keys and access materials provided. If Applicant chooses, for convenience, Applicant may additionally pay any prorated rent with the first full months’ rent at move-in. If not paid at that time, any prorated rent for the days between the move-in date and the first full calendar month, will be due on the first of the month following the move-in date. In no case will Applicant be entitled to possession or access materials until all deposits are paid and a full calendar months’ rent is paid. For applicants applying in the City of Minneapolis, the amount of the security deposit cannot be greater than the monthly rental rate. If applicants do not move into the apartment on the move-in date, and the Hornig Companies has not agreed to a later move-in date, the apartment may be offered for rental to others and the Security Deposit will be retained and applied as liquidated damages to Hornig Companies loss of marketing time.

• Efficiency/Studio: Maximum of 2 persons (no more than 1 adult)
• 1 Bedroom: Maximum of 2 persons (no more than 2 adults)
• 2 Bedroom: Maximum of 4 persons (no more than 2 adults)
• 3 Bedroom: Maximum of 6 persons (no more than 3 adults)

Household income must be equal to 3 times the amount of monthly rent for the apartment. Proof of verifiable, reliable, predictable income may be in one or more of the following formats:

• Two most recent full paycheck stubs.
• Past year of a Schedule C tax return for all self-employed applicants.
• Proof of savings in the form of a screenshot from a financial institution and include the current date, applicant’s name, and balance.
• An offer letter for employment with salary/ wage information clearly stated.
• In Minneapolis, an applicant that does not have income equal to 3 times the rent has the option of submitting a copy of a rent/payment ledger from the applicant’s current landlord for at least the most recent 12 months along with documentation showing the applicant’s actual income for the corresponding 12-month period. The prior rent must be comparable to the rent for the unit that is subject to the application.
• HORNIG COMPANIES DOES NOT ACCEPT CO-SIGNERS in lieu of income requirements.

For full-time college students or recent college graduates who do not meet the income requirements, a Student Guarantor may guarantee all financial responsibilities associated with a lease. In order to qualify for this option, the following parameters must be met:

• The applicant must be a full-time college student currently enrolled in 12 or more credits, or a recent college graduate within the past calendar year (a class schedule noting credits or a diploma will be required with the application).
• The Student Guarantor must pay a $50 non-refundable application fee.
• The Student Guarantor will have their credit verified and must have a minimum credit score of 650 to qualify.
• The Hornig Companies may impose additional screening requirements on a Student Guarantor including residency in the state, and having sufficient income to pay the guarantor’s housing obligations along with the rent for the student applicant.

All applicants must provide the name and last known telephone number of each landlord or housing lender (i.e. mortgage or contract for deed seller) for each address within the past 3 years. Roommate or family references are not acceptable. Failure to disclose an address of record in the last 3 years is cause for rejection. The refusal of a prior landlord/lender to give a reference, a negative reference or a balance owed to a prior landlord will be grounds for rejection.

Unlawful detainer or eviction case history will be checked. Eviction actions within the past 3 years for rent, or an unlawful detainer action in the past 6 years for other reasons, may be basis for application denial. In Minneapolis, evictions within 3 years where there was a judgement or Writ of Recovery against the applicant, or within 1 year where the eviction was settled with no judgment or Writ of Recovery, may be basis for denial.

Bank and credit references will be checked. An adverse bank or credit reference, any unpaid housing or utility debt, a record of repeat late payments for housing obligations, multiple accounts in collection, or a high debt to income ratio, may be grounds for denial. A bankruptcy within the last 12 months may be ground for denial. Insufficient credit history alone will not be a basis for denial in Minneapolis.

A complete check of criminal/public record history will be made. An adverse criminal/public record history may be a basis for denial. In Minneapolis, Hornig Companies will not deny for disposition dates older than: misdemeanors 3 years; most felonies older than 7 years, with the exception of 1 st degree assault, 1 st degree arson, aggravated robbery, murder, manslaughter, or 1 st degree sexual conduct where the cut off is 10 years. Applicants convicted of the illegal manufacture or distribution of a controlled substance, or households with a lifetime sex offender registration, will be denied regardless of the age of the conviction. In areas other than Minneapolis, the age, severity, and number of offenses is considered and the potential impact on the health

and safety of the community, residents, staff, reputation of property, and reasonable expectations of residents, as well as the property’s participation in any Crime Free/Drug Free program.

Rules and policies regarding pets vary by apartment community. Please verify the unit selected accepts your pet. Pet deposits/fees are as follows:

• Cat/Dog Deposit: $300 per animal
• Fees: Cat/$25 per month, Dog/$50 per month

All Hornig Companies buildings and grounds are smoke free for both tenants and guests.

By submitting your application, you are authorizing Hornig Companies to charge you the pre-lease deposit as soon as your application is approved. When approval notice is given, and the pre-lease deposit is charged, you cannot cancel or withdraw this application. The pre-lease deposit is then nonrefundable. You can no longer cancel or withdraw the application without the Hornig Companies being entitled to retain the pre-lease deposit. Upon submitting this application, you are agreeing to sign a lease for the unit that is subject to the application. If you would like to review a copy of the Hornig Companies’ standard form lease and any applicable addendums, rules and policies, a copy of the standard lease terms can be provided at your request. 

Below is a sample list of policies that may be attached to the unit you are applying for. This is not a complete list as there may be other policies not included below. Please review your Lease in detail and consult with Management for more information on our policies.

• Rent payment: For your convenience, all incoming residents are required to make their monthly rental payments online Resident Portal system. This program allows you to set-up recurring or one-time rent payments, and also review your account activity.
• Utilities: Resident responsibility varies by apartment community. Please consult with Management for details on expected costs and other information. Water, sewer and trash bills are most commonly paid with rent through the Resident Portal.
• Communication: Management primarily relies on email for resident communication and text updates for reminders. Residents are expected to provide contact information and review communication from Management in a timely fashion.