Resident FAQs
Answers to your frequently asked questions
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Can you hold a place before I apply?
No. We cannot hold any property off the market until an application is approved with a deposit and signed lease. -
Do I pay first month’s rent and last month’s rent with my security deposit?
Typically, you would pay the security deposit once the application is approved for the property. The lease would be signed and the 1st month's rent would be due prior to receiving the keys. If the first month's rent is paid online through your portal it must be paid at least 5 business days prior to your move in date. -
How old do you have to be to apply?
Individuals who are 18 years of age or older are required to complete an independent application. Unfortunately, applications from individuals who are below the age of 18 cannot be accepted. -
Is the deposit refundable?
All security deposits are refundable as long as the terms of the lease are fulfilled and the property is returned in good clean condition. -
You have a property I want to rent. How do I apply?
To initiate the application process, please locate the listings on our website. You will find the "APPLY HERE" button, which you can click to begin the application process. Our applications can be accessed directly HERE. -
How do I pay rent?
We provide a range of convenient online payment options, including Electronic Funds Transfer (EFT) payments, debit/credit card payments, and PayNearMe for money order payments. While we do accept credit/debit card payments for rent, please note that processing fees are applicable for these payment methods. -
I want to get a pet. What do I do?
Obtaining permission from the owner is necessary for having a pet. To seek approval, please utilize your online account to submit a request for owner approval. -
When are new properties listed for rent?
Our website is updated continually to reflect our current inventory of properties. -
My lease expiration is coming and I want to move out. What do I do?
In order to notify us of your intention to move out, it is necessary to submit a written notice to vacate through your online portal at least 30 days before your planned move-out date. To determine the specific notice period required, please refer to the terms outlined in your lease agreement.
Viewing a Home
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How Do I Tour a GEM Realty Rental Home?
Once you’ve found a rental home you like, how do you go about touring it before you ultimately make it your own? It’s easy and you’ll find choices for touring on your terms. You can self-tour a rental home on your own when it’s at your convenience for you, schedule a personalized tour with a GEM Realty Leasing Agent, or attend an open house. Before you consider an in-person tour, be sure to view a home’s floor plan, and utilize GEM Realty’s virtual tour. -
Can I Self-Tour a Rental Home On My Own?
Yes! You are able to self-tour most of our rental homes. This option is ideal when you want to tour on your own time and at your own pace. You can set up a self-tour with a few simple steps. Once you have been approved, you can tour any day, between 7Am and 7PM. Plus, when you register for self-tour access, you can visit the same home up to three times, or self-tour three different homes.
To request self-tour access from a home’s featured listing page, click on the “SCHEDULE A SHOWING” button, then complete and submit the online registration. When your identification is verified, you’ll receive instructions via text message for an access code to the home’s lockbox. After you tour the home, remember to turn off all lights and lock the door on your way out. -
When Should I Start My Search for a Rental Home or Apartment?
It is possible to search for a GEM Realty rental, tour the home, and move in within a week. Of course, not everyone wants to move that fast. It’s best to allow yourself ample time to search different GEM Realty offerings and familiarize yourself with the neighborhood to ensure that the home you select is one you’ll love.
If timing is critical, the quickest way to see a home is by completing a self tour. To self tour, your identification will need to be verified and then you’ll receive a lockbox access instructions. Once this happens, you are free to tour the home at your convenience. If you love it, you can submit a rental application. -
Can you hold a place before I apply?
No. We cannot hold any property off the market until an application is approved with a deposit and signed lease.
Qualification Criteria
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What Does It Take To Qualify?
All adults who are 18 years of age or older need to complete an application to rent a home from GEM Realty. In addition, all applicants need to submit to a background screening. Occupancy standards allow for two persons per bedroom, plus one per household. Local occupancy laws may vary.
Applicants need to meet certain qualification criteria for approval to rent. Considerations include credit history, credit status, background, rental history, and income verification.
CRIMINAL HISTORY
If an applicant’s public record discloses a felony criminal conviction, consideration is based on the type of conviction and when it occurred. Certain felony convictions may generate an automatic rejection.
CREDIT AND INCOME
From your application to rent a rental home, either an Experian or TransUnion credit report is automatically processed detailing your credit and rental history. If you have initiated a credit freeze on your account in order to keep scammers from opening new accounts in your name, it is imperative that you lift the freeze so that your credit may be reviewed. GEM Realty uses a rental screening provider to determine eligibility based on analysis of the credit report, rental history and background check. When qualifying to rent, credit history may carry more weight than credit score. A low credit score does not mean an automatic rejection, while lack of credit history does not necessarily disqualify you either it may result in an increased security deposit. Income to be verified needs to show the household income, including income from all applicants, and should equate to a minimum of three times the monthly rent. -
How Do I Qualify to Rent in the U.S. If I’m Self-Employed?
For income verification, if you are self-employed, you’ll need to submit the previous year’s income tax return and previous two month’s bank statements, or twelve months of financial statements during the rental application process. -
Do you have Housing Assistance Programs?
GEM Realty welcomes all applicants and is fully committed to complying with the letter and spirit of any local or state source of income protections by accepting certain housing assistance payments where required by law. All applicants undergo the same screening process, must execute our lease and security deposit within 48 hours, and take possession of their home within 14 days as required by the lease terms.
Fraudelent Listings
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10 Tips to Avoid Rental Scams
10 Tips to Avoid Rental Scams- Never submit payment via cash, wire transfer, gift card, cash app, or services such as Venmo, PayPal, Zelle, Apple Pay, or Google Pay
- Be wary of low prices. Scammers often list homes below market value to attract interest. If you see a great deal, be sure to do your research.
- Use reputable rental websites. GEM Realty does not list their homes on Craigslist.
- If you think it could be a scam, verify the rental pricing on the rental company’s website.
- Use a trusted rental agent and ask for identification. GEM Realty leasing agents carry identification and can show they are official employees.
- Be aware if an application or lease is printed on paper, overly simple, appears unprofessional or contains typos. GEM Realty only accepts applications and leases online.
- Reliable rental companies require a background check. It may be a scam if no background check is required
- Never use someone else’s login information. Always create your own account to tour a home or submit an application.
- Always reference the rental company’s website for accurate tour instructions. The home will never be left unlocked for you to tour.
- Before renting, conduct thorough research on the rental company, the home, and the neighborhood. Read online reviews to understand other people’s customer experiences
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What Do I Do If I Am A Victim of Fraud?
Contact your local law enforcement agency if you were a target of a rental scam.
If you believe someone other than a GEM Realty Residential leasing agent is trying to rent you one of our homes, call our office directly at 540-940-6440.
To learn more, visit these additional resources include the National Rental Housing Council and Federal Trade Commission.
Application Process
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How Do I Apply For a Rental Home?
You’ve found a home you love! Now, it’s time to make it yours. To apply, go to the home’s listing page and click on “APPLY NOW.” Review the Terms of Agreement and Qualification Criteria, then click the “START APPLICATION” button. There is a $60.00 application fee per applicant. It’s important to provide GEM Realty with an accurate email address for each lessee, as each applicant needs to sign the lease using a separate email address. Within 24 hours of submitting the application, screening documentation will need to be provided, including income verification, rental history, and two forms of government-issued identification. GEM Realty will begin the screening process when all the supporting documents are received. If supporting documentation is not provided within 24 hours, the application will be canceled.
You’ll be notified of the outcome within 2 business days of applying and providing all necessary documentation -
How Does the Application Process Work?
Take time to ensure that the information you submit is accurate, because inaccurate information may cause delays and additional expenses. All intended occupants age 18 or older should submit their rental applications together, since qualifying income will be based upon the total household income. -
How old do you have to be to apply?
Individuals who are 18 years of age or older are required to complete an independent application. Unfortunately, applications from individuals who are below the age of 18 cannot be accepted. -
What Documents Do I Need to Rent a Home with GEM Realty?
You’ll need to pay the fees and provide the following documents to complete the application process:- Completed online application(s).
- $60.00 application fee per applicant.
- Verifiable rental history going back two years.
- Household income verification showing income of at least three times the monthly rent.
- Two forms of government-issued identification, one with a photo ID, which may include a state-issued driver’s license, state-issued identification card, social security card, resident alien card, ITIN or official passport.
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Do I pay the first month’s rent and last month’s rent with my security deposit?
Typically, you would pay the security deposit once the application is approved for the property. The lease would be signed and the 1st month's rent would be due prior to receiving the keys. If the first month's rent is paid online through your portal it must be paid at least 5 business days prior to your move in date. -
My Application Is Approved. What’s Next?
Once your application is approved, a GEM Realty representative will reach out to you to verify information such as planned occupants, pets, etc. GEM Realty will generate a lease agreement and you’ll have up to 48 hours to execute the lease online. Once the lease is executed, the security deposit and first monthly rent payment are due within 48 hours.
If at any point in this process you have a question or need assistance, you may contact GEM Realty at 540-940-6440. -
What If My Application Is Denied?
GEM Realty uses an outside impartial screening service provider to screen all applicants. Once screening is complete, our rental screening provider will produce one of three rental application results: approved, conditionally approved or denied. If conditionally approved due to income verification, GEM Realty may be able to work with you to assess if approval is possible. However, this may result in a higher security deposit of up to two month’s rent. If an application is declined, it is generally due to negative rental history, insufficient income, poor credit history, current bankruptcy or criminal history.
IF DENIED, CAN I FIND OUT WHY? Yes. Once the screening process is complete you may contact our rental screening provider to request a copy of your credit score and/or discuss the reasons for application denial. GEM Realty is not able to provide denial information to our applicants. -
How Can I Establish Positive Rental History?
Positive rental history includes, but is not limited to:
A. Maintaining a credit report with no major blemishes;
B. Consistently paying one’s bills on time;
C. No large outstanding debts or other issues that would cause one’s credits score to plummet;
D. No evictions;
E. No criminal record; and
F. No documented reports of damage or destruction to prior residences.
Additionally, GEM Realty works with Transunion to offer credit building benefits included in your Resident Benefits Package. This service reports your monthly rent payments to the three major credit bureaus. You’ll receive credit tips and alerts, help to avoid identity theft, and you can quickly build your credit history by reporting past rent payments of up to two years.
Security Deposit
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How do I qualify for Obligo?
Qualifying for deposit-free living with Obligo is a breeze! We provide several options to instantly qualify in-app. -
How does Obligo work?
Instead of paying your full security deposit upfront, qualified renters have options to pay a smaller, non-refundable Obligo fee.
If there are charges when you move out (such as damages or missed rent), your property manager will submit these charges and Obligo will collect the amount from you using any payment method connected to your Obligo account. Property managers can only submit charges up to your original security deposit amount. Obligo clearly shows you all charges immediately—faster and more transparently than traditional security deposit processes.
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How is Obligo better than a traditional security deposit?
With a traditional deposit, residents pay a large sum in advance, before there’s any actual reason for charging such an amount. With Obligo, residents only pay for damages or missed rent if your property submits a charge at move-out.
It’s similar to a traditional deposit in that:
- It gives you incentive to take good care of your apartment, because you’re still accountable if there are damage or missed rent charges.
- It preserves your property manager's ability to get cash instantly, as soon as a charge is submitted, as if they had a cash deposit.
- It preserves your right to dispute charges directly with your property or via a small claims court.
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Does paying the Obligo service fee mean I won't owe anything at move-out?
Not necessarily, since you are still accountable for the condition of your rental unit. Just like the hotel check-in and check-out process, signing up for Obligo allows your property manager to charge you for damage, cleaning or missed rent. -
Is Obligo a form of insurance?
No, Obligo is not insurance! -
Will Obligo show up on my credit report?
In some cases, we may run a soft credit check to qualify residents for Obligo options. The inquiry might appear on your credit report, but it won't impact your credit score.
Pets
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What Documentation Is Needed For Service Animals Or Emotional Support Animals?
For a service or emotional support animal, we ask you to provide GEM Realty with a letter from a qualified, licensed physician or health care professional indicating that you have a disability-related need for animal assistance. GEM Realty does not accept documents from online providers, as this does not constitute reliable verification of a disability, therapeutic relationship, or need for an assistance animal. At the time of submitting your application to GEM Realty, a GEM Realty Applications Representative will provide the Reasonable Accommodation Request for Assistance Animal Form for you to complete. Pet fees are waived for verified service and emotional support animals. -
Do You Allow Pets?
GEM Realty is pet-friendly and accepts most dogs, cats, birds, small caged mammals and fish. For the latter, an aquarium may not be larger than a 20-gallon tank, and it will require proof of insurance for the entire term of the lease.
Pets must be licensed and have current vaccinations that are kept current throughout the duration of your lease. Dogs and cats should wear an identification collar tag with the owner’s name, address, and contact information. If your pet were to escape, we want to do everything possible to ensure they are returned home safely. -
How Many Pets Can I Have?
Two (2) pets are allowed per GEM Realty home. This includes your resident pet and any visiting pet. The combined weight of the pets should not exceed 150 pounds, and no one pet may weigh more than 85 pounds.
We require all residents to submit an application through PetScreening. The Pet Screening application fee is $20 for the first pet and $15 for all additional pets. The Pet Screening fee is paid directly to the 3rd party pet screening company. If you have an animal (including assistance animals) please feel free to visit this link: https://gemrealty.petscreening.com/ -
How Do I Add A Pet To My Lease?
Simply notify your GEM Realty Representative that you have a pet(s), and they’ll send you a Pet Addendum to your Lease. We welcome your pet(s) as a new member(s) of your household. -
How Do I Remove A Pet From My Lease?
You, the pet owner, must request in writing via a letter or email to your GEM Realty Representative, that the pet be removed from your lease. Once complete, accounting will make the appropriate adjustment on your account regarding any monthly pet fees. Pet fees paid prior to removal of a pet are non-refundable. -
What Is The Pet Deposit or monthly fees?
All pet deposits and monthly fees are based on the results of the PetScreening. Please visit this link for more information: https://gemrealty.petscreening.com/