Before You Apply
Rental Criteria and Application Requirements
Before applying for a Rice Real Estate & Property Management rental home, review the requirements below. Incomplete or inaccurate applications may delay review.
Application Fee
The fee is $65 per adult Applicant. It is not refunded once we begin processing the application or a credit or background report has been completed. If the home is rented to another Applicant before that happens, the unused fee is refunded.
Who Applies
Every adult age 18 or older must complete a separate application using their own email address.
Household Income
Qualifying income from financially responsible adult Applicants may be combined to meet the 3× monthly rent requirement. Individual Applicants are not required to earn 3× the rent.
Complete Application
A complete application includes all required adult applications, supporting documents, and screening authorizations. An incomplete application does not hold priority over a complete application.
Before You Apply
Before paying an application fee, take a good look at the home inside and out. You may view it in person, by live video showing, or through an available video tour. The goal is simple: make sure the condition, layout, features, and location work for you before you apply.
If a disability affects your ability to view the home or complete an application step, contact Rice Real Estate & Property Management to request a reasonable accommodation. You can also use the Reasonable Accommodation Request page.
Application Steps
How to Apply
Confirm the home
Review the home in person, by live video showing, or through an available video tour before applying.
Apply online
Every adult age 18 or older submits a separate application using a separate email address. If you do not have a valid U.S. Social Security number, read Path 3 below before paying the application fee.
Upload your documents
Send the documents that apply to your income, rental history, and household. We cannot treat the application as complete until the required documents are in.
Complete screening
Applicants who can use SmartMove will receive a TransUnion request to authorize screening. Applicants without a valid U.S. Social Security number follow Path 3 below.
We review the complete file
We first check the application against the qualification rules on this page. Applications that qualify then move to the 21-point comparative score.
Important Rules
Every Adult Applies Separately
Every proposed adult resident age 18 or older must submit a separate application using a separate email address. Each Applicant is responsible for the information submitted in that application.
Materially false, misleading, or unverifiable information may result in a declined application. Do not use another person’s identity or personal information. If something needs clarification, we may ask for additional documentation before making a decision.
Complete applications move forward first
An incomplete application does not hold priority over a complete one. If more than one complete application qualifies for the same home, we use the 21-point comparative score described below.
Every required adult application must be submitted.
Missing documents may delay review and keep the file incomplete.
Applicants and co-signers, when applicable, must complete the screening authorization required for their application path.
If you need help completing an application, including a reasonable accommodation, contact us.
Income Qualification
Which Situation Applies to You?
Most Applicants will fit one of the three situations below.
Your household meets the 3× income requirement
The combined documented gross monthly qualifying income of the adult Applicants who will be financially responsible under the lease must equal at least three times the monthly rent.
Financially responsible adult Applicants may combine qualifying income. Each Applicant does not need to earn three times the rent individually.
You need a co-signer to meet the 3× income requirement
If the household does not collectively meet the 3× income requirement, one qualified co-signer may be used for the household. You do not need a separate co-signer for each Applicant.
- Independently document qualifying gross monthly income of at least three times the rent.
- Complete a separate Rice application and TransUnion SmartMove screening.
- Meet the co-signer qualification requirements and pay the $65 application fee.
- Sign the lease as a financially responsible party.
If a co-signer is used to meet the 3× income requirement, a double security deposit is required regardless of the 21-point score, subject to Nevada’s security-deposit limits.
You do not have a valid U.S. Social Security number
You may still apply. TransUnion SmartMove cannot process an Applicant without a valid U.S. Social Security number, so additional verification may be required depending on the other financially responsible Applicants in the household. SmartMove. Contact us before paying the application fee so we can confirm the steps that apply to your application.
A completed rental application, acceptable government-issued photo identification, income documents, rental and housing-payment history we can verify, and any other documents reasonably needed to verify the application. If you want cash reserves considered, include documentation for those as well.
A valid U.S. Social Security number, a completed Rice application, TransUnion SmartMove authorization and screening results, the documents needed to meet the co-signer requirements, the $65 application fee, and a signature on the lease as a financially responsible party.
A co-signer required only because SmartMove cannot process the Applicant does not automatically trigger a double security deposit. If that co-signer is also needed to meet the household’s 3× income requirement, Path 2 applies and the double security deposit is required.
Do not enter an ITIN, another person’s Social Security number, a fabricated number, or other inaccurate identifying information in SmartMove. If we cannot verify information needed to review the application, the application may not qualify for approval.
Applicants and co-signers may document employment, self-employment, retirement, benefits, support payments, or other income they want us to consider. A Nevada employer is not required. Out-of-state income may be considered if it will continue after relocation, including remote employment. The documents should reasonably show the amount, source, and expected continuation of the income.
21-Point Comparative Score
How the 21-Point Score Works
We score only complete applications that first meet the qualification requirements above. The score then compares seven housing-related factors.
Those factors are financial qualification, TransUnion ResidentScore, household debt-to-income ratio, credit payment history, verified cash reserves, recent housing-payment history, and rental or lease performance. Household debt-to-income uses the qualifying income and applicable debt obligations of the financially responsible adult Applicants.
For Path 3, the co-signer’s SmartMove results supply the ResidentScore, credit-payment history, and debt information that SmartMove cannot provide for the Applicant. The Applicant’s own income, cash reserves, housing-payment history, and rental or lease performance remain Applicant-specific.
Criminal history, eviction information, household pets, and disability-related accommodation requests are reviewed separately. They are not points in the 21-point score.
21-Point Rental Application Scoring Overview
Select the scoring overview to open the full-size version.
A double security deposit is required regardless of the 21-point score, subject to Nevada’s security-deposit limits.
- 0–11 points Applications in this range are subject to decline pending review. The score itself is not an automatic denial.
- 12–15 points If otherwise approved, a double security deposit is required, subject to Nevada’s security-deposit limits.
- 16–21 points If otherwise approved, the standard security deposit applies unless another qualification rule requires a higher deposit. A co-signer used to meet the 3× income requirement always requires a double security deposit.
We may process more than one application for the same home. If more than one complete application qualifies, the home may be offered first to the eligible Applicant with the highest score.
If the highest scores are tied, we use the earliest documented complete-application timestamp. If the first approved Applicant does not complete the required holding step by the stated deadline, the home may be offered to the next eligible Applicant.
Screening Review
Background and Eviction Review
We may review criminal history, eviction information, rental history, and other information obtained through authorized tenant screening. These items are considered separately from the 21-point score, with attention to accuracy, relevance, disposition, the Rental Criteria, and applicable law.
For a Path 3 Applicant, SmartMove may not provide information about the Applicant directly. Missing SmartMove data is not treated as negative. We use the information we can verify from the Applicant and the required co-signer.
Documents to Prepare
What to Have Ready Before You Apply
Some documents apply to every Applicant. Others depend on your income source, household pets, or whether you want cash reserves considered.
Core Application Documents
Previous addresses and rental contacts
Have your previous addresses and landlord or property-owner contact information ready. If you rented without a written lease, including from a friend or family member, provide contact information or other records we can reasonably use to verify that rental history. A written lease is not required.
Documents for the income you want considered
Provide reliable documentation for the income you want us to consider, such as a recent paystub, hire letter, or records for retirement, SSI, child support, or other qualifying income. Self-employed Applicants should also review the requirements below.
Most recent checking account statement
Provide your most recent checking account statement with your name visible. You may black out the account number. A screenshot showing only a current balance is not enough.
Additional Documents When They Apply
These documents are needed only in certain situations.
Business income
If you are self-employed, prepare three recent business bank statements and the last two years of federal tax returns with filing confirmation.
Pet records
For a household pet, prepare a recent photo, available veterinary records, and one Household Pet Profile for each pet. Disability-related animal requests use the separate reasonable accommodation process.
If you have savings, retirement funds, or other cash reserves you want considered during application review, provide a recent account statement showing those reserves.
Pets and Animals
Choose the Pet or Animal Option That Applies
The paperwork is different depending on whether your household has no pets or assistance animals, has a household pet, or is making a disability-related animal request.
No household pets or assistance animals
Each Applicant age 18 or older must separately submit a No-Pet and No-Animal Affidavit.
One Applicant cannot complete the affidavit for another Applicant or for the entire household.
Household pet
Complete one Household Pet Profile for each household pet.
Each pet needs only one pet profile, regardless of the number of Applicants. Do not submit duplicate profiles for the same pet.
Disability-related animal request
A disability-related animal request is not a household-pet application. It follows the reasonable accommodation process.
You may use the Reasonable Accommodation Request form or contact Rice another way. No specific form or wording is required.
Household-pet approval is property-specific. Disability-related animal requests follow the reasonable accommodation process.
Lease and Move-In
What Must Be Done Before Keys Are Released
Approved Applicants must complete the lease, move-in payments, renter’s insurance requirements, and the other required move-in steps before keys are released. You may request a current sample lease before applying or before signing.
All Residents must maintain renter’s insurance with at least $100,000 in personal liability coverage. Homes with pools require at least $500,000 in personal liability coverage. Rice Real Estate & Property Management must be listed as an additional interest before keys are released.
Lease Basics
Other Rental and Move-In Details
These are some of the practical terms to know before you move forward.
Rent is prorated on a 30-day month
Leases starting on or after the 15th require the first month’s prorated rent and the full second month’s rent at move-in.
$100 rekey fee
A $100 non-refundable rekey fee is due at move-in. Residents schedule the rekey after possession.
No smoking or vaping inside
Smoking or vaping is not permitted inside Rice Real Estate & Property Management rental homes.
Residents set up utilities
Applicants are responsible for setting up electric, gas, and water. Other services may include cable, internet, satellite, or phone.
Two people per bedroom, plus one additional person
The general guideline is two people per bedroom, plus one additional person. Property-specific review considers bedroom size, overall size and configuration, applicable building or safety requirements, and household circumstances. The guideline is applied without regard to familial status or the age or gender of children.
Rent payment schedule
Rent must be paid in a single payment. Rent is posted and due on the 25th of the prior month, with a grace period through the 1st. If rent remains unpaid, a 5% late fee may be applied on the 2nd.
$100 lease administration fee
The lease administration fee is paid at move-in. Standard lease terms are generally one year.
Rice represents the property owner
Rice Real Estate & Property Management represents the property owner under a separate management agreement and treats all parties honestly, ethically, and fairly.
Equal housing opportunity
Rice Real Estate & Property Management applies its Rental Criteria without regard to race, religion or religious creed, color, national origin, disability, sexual orientation, gender identity or expression, ancestry, familial status, sex, or another characteristic protected by applicable law. The same housing-related standards are applied consistently to similarly situated Applicants. Disability-related reasonable accommodation and modification requests are reviewed under applicable law. Read the Fair Housing and Formal Complaint Policy for more information.
Application Decision
If Your Application Is Declined or Approved With Conditions
If an application is declined or approved with additional conditions, including a higher security deposit, Rice Real Estate & Property Management will provide an adverse action notice when required. If a consumer report contributes in whole or in part to the decision, the Applicant will receive the disclosures required by federal law.
Applicant Center Links
Applicant Quick Links
Use these links when you are ready for the next step or need more detail on a specific part of the application.