Please note that all information below can also be referred to at Insight Realty Group’s company website HERE.

Application Process:

  1. All occupants 18+ years of age must complete the proper APARTMENT RENTAL APPLICATION (available for download at the link below) regardless of who will be paying the rent or how cost of monthly rent will be divided. Please note I will need BOTH PAGES completed by all applicants (even if a co-broke).

    The PDF is also a DIGITAL TYPEABLE FILL IN FORM. You will be able to type in all the appropriate fields, however I will still need applicants to either digitally or physically sign it. Please do not leave ANY AREAS BLANK. If a section of the application is not application please explain why it is not (i.e. if you lived in the college dorms and it was your prior landlord situation write ‘n/a, lived on campus’).

  2. Submit supplementary documents to RACHAEL@RACHAELKULIK.COM .

    I will need one version of each of the following items:

    • ITEM 1 - CREDIT REPORT: (Self Supplied full report from Experian or Transunion - from EACH APPLICANT - so that it does not affect anyone’s credit rating).

      I will need the PDF file with all appropriate pages - NOT just the first page or a screenshot of a generic score. I need the FULL REPORT with all pages and entire payment history. if you are having a hard time saving the file as a PDF you can do so by clicking the ‘FILE’ top on the upper left of your browser, clicking ‘PRINT’ and choosing the ‘SAVE AS PDF’ option in that window.

      • PLEASE NOTE - I have the ability to run a HARD credit check, however this will require a social security number and also affect your credit rating. I will still need your direct credit report prior to running a Hard Check. IF THE LANDLORD REQUIRES A BACKGROUND AND/OR EVICTION CHECK I will also be required to run a hard credit check on an applicant in order to do so.

      • Please do not write your social security number on the rental application. If a Hard Credit Check is needed I will schedule a phone call to verbally obtain it.

    • ITEM 2 - COPY OF PHOTO ID: (i.e. driver’s license, state ID card, passport, etc).

    • ITEM 3 - VERIFICATION OF ABILITY TO PAY DURING LEASED TERM: This must reflect your ability to pay for the apartment during the leased term while you are a Tenant at that property. It is best to submit as many that are applicable to you as some Landlords will request more than one.

      Types of Employment Verification include:

      • OFFER LETTER OR DIRECT EMAIL FROM EMPLOYER: If your employment during the lease will be different than your current job we will need a signed offer letter or direct email from your new employer verifying both the starting date and annual salary on official company letterhead with your name on it as well. (we need to show it is legitimate from the company).

      • TWO PAY STUBS: Last two received will suffice.

      • VOUCHER PAPERWORK

      • SOCIAL SECURITY ANNUAL AWARD LETTER

      • BANK STATEMENT(S): Please block out account numbers if this option is chosen. Statements should show savings as well as checking accounts.

      • TAX STATEMENT WITH SOCIAL SECURITY NUMBER BLOCKED OUT. This more often applies to self employed applicants. Please also password this file if possible.

      • POTENTIAL COSIGNER FORM: If your financial situation does not meet the apartment affordability requirements (1 year of rent = 1/3 combined annual income) or if your credit does not meet the Landlord’s requirements for good standing a COSIGNER FORM may be necessary.

        Please note that NOT ALL LANDLORDS ACCEPT COSIGNERS.

  3. Upon receipt of all necessary items your information will be processed accordingly based on Landlord’s requested criteria. Processing includes:

    - Contacting current and prior Landlords as references.
    - Running a United States eviction check.
    - Running a United States criminal history check.

  4. A COMPLETE application packet will be sent to the Landlord for their review upon receipt of ALL items required by the Landlord. The Landlord(s) we work with will not consider incomplete application if items they require are missing. The Landlord will review all COMPLETE application(s) upon receipt and make the final decision wether to accept or reject any application(s) received. We will contact you when the Landlord informs us of their answer.

    Be advised that our office does not many any decisions on behalf of the Landlord. The Landlord is solely responsible for tenant placement decisions.

  5. Upon ACCEPTANCE of an Application I require FIRST MONTH’S RENT be sent DIRECTLY TO THE LANDLORD. Once this has been done I take the apartment Off Market. Payment methods will be one of the following;

    • DEPOSITLINK: A professional, secure Real Estate funds service used by our Brokerage to safely transfer move-in costs and commissions.

    • VENMO/ZELLE/CASHAPP: I provide the Landlord’s user ID after acceptance of the application. Upon sending tenants must send me a screenshot immediately to take the apartment off market.

    • DIRECT TRANSFER: Some landlords prefer a direct transfer between bank accounts. Account and Routing information would not be sent until an Application is approved.

    • BANK CERTIFIED CHECK: A check directly from the bank made out to the Landlord’s name. I would need to collect this immediately after acceptance.

    • MONEY ORDER: Money orders made out directly to the Landlord’s name. I would need to collect this immediately after acceptance.

      Personal Checks are not an option for payment at this time. If you wish to use a Personal Check I will need the Landlord’s authorization to do so.

  6. Once I have verification that First Month’s Rent payment has been received I take the apartment Off Market and begin drafting the lease agreement.

Frequently Asked Questions

Do you charge Tenants an Application Fee or Cosigner Fee?

Absolutely not. We do not and will not charge applicants or tenants any application or cosigner fees.

If I write you a check or fill out an application will you ‘hold’ the apartment for me?

No, we cannot hold the apartment. The check is not meant to ‘hold’ an apartment or prevent further showings of the apartment to other customers. It is a commitment that you 100% ready to move forward with the unit. We strongly recommend you do not apply for the apartment if you uncertain or applying for multiple units with other brokerages.

Until an application is accepted we must continue showing it. Preventing other customers from seeing the apartment without a complete and approved application packet would be unfair to other applicants as well as the Landlord.

Incomplete applications missing supplementary documents are considered ‘abandoned’ after 3 days. It is the applicants’ responsibility to promptly communicate about any potential delays obtaining all items necessary. The process moves fairly quickly so please prepare everything needed in advance.

Do I need to supply pay stubs and credit report if I have a voucher?

Yes. 

Most housing programs have a tenant paid portion. The Landlord will require we run a debt to income ratio factoring that in. They will also need to review your credit history. Both the debt to income ratio as well as the credit history must show an ability to make payments on time and responsibly.

What determines that I can afford the apartment?

Landlords often refer to one of two methods to determine affordability.

  1. A Debt-to-Income Ratio: A debt to income ratio is something found in many aspects of housing payments.  It is the total cost of items on your credit report as a ratio of your total income.

    • Example Criteria:  55% max debt to income

    • Income weekly gross is $800.  $800 x 52 weeks/12 months equals $3,466 a month

    • Rent monthly is $1000

    • Credit Report has monthly payments that are: car $200, credit cards $150, and student loans $75.  This totals: $425

    • Your Debt $1,425 vs Income $3,466  results in a 41% Ratio and meets criteria.

  2. The 1/3 or ‘Golden’ Rule: This method is often used by Landlords as well and is very simple. It requires one year of rent equal a minimum of 1/3 your combined annual salaries. This amount includes all tenants on the lease for the apartment as well as their qualified cosigners.

    With this rule one month of rent is multiplied by 12 months (1 year’s time) then that amount is multiplied by 3. The final result will be the minimum income amount required to ‘afford’ the apartment. Here is an example of how this method works:

    • Apartment costs $2,000/month ; Tenants make $50,000/year.

    • $2,000/month * 12 months = $24,000 annual rent

    • $24,000 * 3 = $72,000 minimum combined income required to afford the apartment.

    • $50,000 < $72,000 minimum, therefore tenants cannot afford the apartment.

What if I don’t meet these requirements but still would like to move forward with the apartment?

If you do not meet income or credit requirements you will likely need a cosigner. The form is available for download HERE. Please keep in mind not all landlords take cosigners.

A qualified cosigner will need to fill the cosigner form out and sign it either digitally or in person. This allows me to run the cosigner’s credit report (however it is preferable if the cosigner could supply their own hard check and email to RENTALS@INSIGHTREALTYGROUP.COM ). If your application is approved the cosigner form must be notarized. The original stamped and notarized hard copy of this cosigner form must be provided to me before the lease can be signed by all parties.

If the original form must be mailed, please use priority and provide me with the tracking number so that we can keep track of its location during transit. Use the following mailing address:

RACHAEL KULIK C/O INSIGHT REALTY GROUP, 1429 CENTRE STREET, WEST ROXBURY MA 02132.

How do I know if my Cosigner is qualified?

To qualify as a ‘cosigner’ they need to have good credit (no late or delinquent payments) and sufficient income to afford the apartment. Their income will be added to the combined total income of everyone on the lease for the apartment.

What comes after an application is submitted & approved?

We send you a notice of the landlord’s decision and begin drafting the lease. The landlord will have to review and approve it before sending to tenants for signatures.

How do you handle the lease signing?

We use an online signature service to have all of the relevant documents signed, however some Landlord still prefer to sign documents in person with pen and ink signatures.  Some of the properties and landlords that we represent have additional items for execution like handbooks as well which will be provided to you in addition to the lease agreement. Everyone receives a PDF of the lease contract for their records when all parties have signed and executed it.

At lease signing all remaining move-in costs required for the apartment will be due. If these funds are collected in two weeks or less prior to the apartment move-in date all funds provided must be cleared and in the form of bank certified check or money order. Cash will never be accepted as a move-in cost.

Keep in mind the Apartment is not yours UNTIL a lease is fully signed and all payments are deposited. The Landlord has the right to back out if a transaction is taking too long to complete.

Review the criteria requested by the owner and see what aspects you did not meet. I always recommend ‘the more the merrier’ so that all questions are answered in advance. i.e. - second jobs with additional income can affect the decision a landlord makes because one job’s income might not satisfy the Landlord’s income requirement. We can resubmit your application with all additional paperwork for reconsideration however if prepared in advance it is less likely you will lose an opportunity.

Here are some helpful suggestions;

  • If you found items in error on your credit report you should work with the credit reporting agencies and the debtor found on your credit report. If an item has already been corrected please supply documentation that it is has been addressed.

  • If you have items within an eviction history search that you feel are in error you should work with the court system to request corrections. Eviction history and court data is publicly accessible through MASSCOURTS.ORG and some Landlords require both background and eviction checks for the apartment.

  • If you need a cosigner please have the form prepared in advance alongside your rental application. DO NOT WAIT for the Landlord to request one because you could potentially lose the opportunity to someone else applying for the apartment. Remember it does not have to be notarized until the Landlord officially accepts your application.

What can I do if my application was not approved?

What happens to the check I provided if I am not approved?

The check will either be given back to you, voided and/or shredded for security purposes.

How is lease signing handled?

We use an online signature service to have all of the relevant documents signed, however some Landlord still prefer to sign documents in person with pen and ink signatures.  Some of the properties and landlords that we represent have additional items for execution like handbooks as well which will be provided to you in addition to the lease agreement.

At lease signing all remaining move-in costs required for the apartment will be due. If these funds are collected in two weeks or less prior to the apartment move-in date all funds provided must be cleared and in the form of bank certified check or money order. Cash will never be accepted as a move-in cost.