Resident FAQs

1. Finding a Home & Applying

• You have a property I want to rent. How do I apply?

  1. Browse our available homes and schedule a self-showing. You'll talk briefly with a live member of our leasing team, then receive a one-time access code for the home.
  2. Each adult 18+ completes the online application ($50 per adult). You only pay once per lifetime, so you can reapply for any Grace home at no cost, forever. If you provide a valid Portable Tenant Screening Report less than 30 days old, there's no application fee at all.
  3. Every applicant completes a PetScreening profile, even if you don't have pets.
  4. Upload your income documentation.

  Decisions are made within 48 business hours. Questions? Contact our Leasing Consultant at (303) 255-1990 ext. 13 or LC@RentGrace.com.

• How old do you have to be to apply?

  You must be 18 or older. Every adult 18+ who will live in the home completes their own application and provides a valid government-issued photo ID. The application fee is $50 per adult. See our full Rental Criteria.

• Do you allow co-signers?

  No. We don't accept co-signers. Instead, we look at your household as a whole. Combined gross income needs to be at least 2 times the monthly rent, and the combined average credit score needs to be 600 or higher.

  For applicants using housing assistance, we don't use credit as a scoring factor, per Colorado SB23-184. See our full Rental Criteria.

• Can you hold a place before I apply?

  We don't take holding fees or reservations, so a home stays available until a qualified applicant is approved and signs the lease. The best way to secure a home you love is to apply right away.

  We make decisions within 48 business hours. Once you're approved, you have until 9:30 a.m. the next business day to sign the lease and pay the security deposit. If the home you wanted is taken, your approval is good for 60 days on any other Grace home, and you won't pay another application fee.

• How do I know a listing is real and avoid rental scams?

  Every Grace home is listed on our website, and every showing starts with a call with a live member of our leasing team in our Thornton office before an access code is issued. Grace never takes holding fees or reservations, so anyone asking you to pay to hold a Grace home is not us. If you're unsure about a listing, call us at (303) 255-1990 before sending money or personal information. See our rental scam prevention guidance.

• What income documentation do I need?

  It depends on your income type. W-2 employees provide their two most recent consecutive paystubs. New hires provide a signed offer letter. Self-employed applicants provide tax returns or, if self-employed less than a year, the last 3 months of business bank statements. Benefits, support and asset income each have their own requirements. We don't accept photos of checks, cash deposits, employment letters or computer-generated documents. See the full list on our Income Documentation page.

• What would cause my application to be denied?

  Applications are automatically denied for household income under 2 times the rent, a combined average credit score under 600, a prior eviction, open collections from a landlord or property manager, an open bankruptcy, false information on the application, or a sex offender registration or domestic violence conviction. Felony convictions and negative rental references may also result in denial. See our full Rental Criteria.

• Can I use a Portable Tenant Screening Report?

  Yes. If you provide a valid Portable Tenant Screening Report no more than 30 days old, we won't charge an application fee or a fee to access the report. You'll still complete our online application. Learn more on our Portable Tenant Screening Reports page.

• Do you accept Section 8 or other housing vouchers?

  Yes. Source of income is a protected class in Colorado, and we welcome applicants using housing assistance. For subsidized applicants, credit is not used as a scoring factor, per Colorado SB23-184. See our Rental Criteria.

• How many people can live in the home?

  Our occupancy standard is 2 people per bedroom, not counting children under 1 year old, with a maximum of 3 unrelated adults. See our Rental Criteria.

• Can I tour a home with an agent?

  We use secure self-showings so you can tour on your own schedule. Before your showing, you'll speak with a live agent who verifies your identity, then you'll receive a one-time access code that only works at the property. Browse available homes to schedule.

2. Move-In Costs & Fees

• Do I pay first month's rent and last month's rent with my security deposit?

  No. We never collect last month's rent up front. At lease signing you pay your security deposit, your first month's rent and the one-time lease administration fee. That fee is $250 for homes renting under $2,500 and $500 for homes at $2,500 and up (see our Fee Transparency Policy).

  If your lease starts on or after the 20th of the month, you'll also pay the next full month's rent at signing. Your deposit is held separately in trust and can't be used to cover rent, including your final month.

• Why does the listed rent include a $25 lease admin fee?

  Grace charges a $25 monthly lease administration fee that covers lease administration, document preparation and technology access. Under Colorado HB25-1090, our listings show rent with this fee already included, for example "$2,025/month (includes $25 lease admin fee)." The price you see is the price you pay each month. See our Fee Transparency Policy.

• What fees does Grace never charge?

  We don't charge junk fees. That includes no renewal fees, convenience or portal fees, rekeying fees, inspection fees, pest control fees, parking fees, utility setup fees, holding fees or pet rent, pet fees and pet deposits. Every fee we do charge is listed in our Fee Transparency Policy and on page 1 of your lease. See also our Resident Benefits.

• What is the move-in condition report and why does it matter?

  At move-in you'll receive a condition report to document the home as you found it. Complete and return it within 5 days. If it isn't returned, the home is presumed clean and undamaged at move-in, so this report is your best protection at move-out. Learn more in our Security Deposits in Colorado guide.

3. Paying Rent

• How do I pay rent?

  Rent is due on the 1st of each month. You can pay at no cost in two ways:

  • By eCheck through your secure resident portal, where you can also see your payment history and receipts.
  • By check or money order at our office.

  Rent not received by the 8th is charged a late fee of 5% of the past-due rent. On-time payments are reported to all three credit bureaus, so paying rent helps you build credit. See our Resident Benefits.

• Is there rental assistance available?

  Yes. Grace contributes to Grace Gives for every lease we sign, and the fund helps residents through unexpected financial emergencies. Our Resident Resources page also links to Colorado and federal rent assistance programs.

• What happens if a payment bounces?

  A returned payment is charged a $20 NSF fee, and the rent is treated as unpaid until it's replaced. If it isn't replaced by the 8th, the 5% late fee applies. See our Fee Transparency Policy.

4. Pets & Assistance Animals

• I want to get a pet. What do I do?

  Get written approval before the pet moves in. Unapproved pets are a lease violation. Start by adding the pet to your PetScreening profile. PetScreening charges $25 per pet by ACH or $30 by card. Grace never charges pet rent, pet fees or pet deposits.

  • You can have up to 2 pets.
  • Dogs and cats must be at least one year old.
  • Ferrets aren't allowed.
  • Some dog breeds and their mixes are restricted (see our Pet Policy for the list).
  • Assistance animals are accepted under state and federal guidelines, with no fee.

• Which dog breeds are restricted?

  Full or mixed breeds of Akita, Alaskan Malamute, Doberman Pinscher, German Shepherd, Pit Bull, Presa Canario, Rottweiler, Shar-pei, American Staffordshire Terrier and wolf hybrids aren't permitted, along with any dog known to have bitten a person or animal. Reptiles, amphibians, rodents and birds must be caged. See our Pet Policy.

5. Maintenance & Repairs

• Who is responsible for paying for repairs & maintenance requests?

  Every resident is entitled to safe, healthy housing under Colorado's warranty of habitability. Your landlord maintains the home's fixtures, hot water, heating and A/C equipment. Under Section 12 of our lease, you are responsible, at your own expense, for:

  • Keeping the home and landscaping in good repair and sanitary condition, including equipment, appliances, smoke and CO detectors, plumbing, and heating and air conditioning
  • Clearing drain and sewer blockages not caused by broken lines or tree roots
  • Clearing garbage disposal blockages and repairs
  • Replacing any interior or exterior glass
  • Changing furnace filters at least quarterly
  • Relighting furnaces, water heaters and gas fireplaces
  • Damage caused by you, your guests or your pets

  If a repair that's your responsibility isn't handled, we may complete it and bill it to you. Our DIY maintenance videos walk you through many of these tasks. Submit requests through the resident portal or call (303) 255-1990 ext. 16. Emergencies are answered 24/7.

• How do I submit a repair request?

  The fastest way is the resident portal. You can also call our maintenance line at (303) 255-1990 ext. 16, email Info@RentGrace.com, or deliver written notice to our office at 2200 E. 104th Ave. Suite 105, Thornton, CO 80233. See our Repair Procedures.

• How quickly will my repair be handled?

  We follow Colorado SB24-1094. For issues that affect life, health or safety, we respond within 24 hours and aim to complete repairs within 7 days. For other habitability issues, repairs begin within 72 hours and are completed within 14 days. We respond to all other communication within 24 business hours. See our Repair Procedures.

• What if a repair makes my home unlivable?

  If a habitability repair requires it, a hotel room or comparable home may be provided at no cost to you, on request, for the duration of the repair up to 60 days. Rent remains due during that time. See our Repair Procedures.

• How do I prevent frozen pipes in winter?

  Keep the heat on and the furnace filter changed, protect your irrigation system before the first freeze, and report any heating problem right away. Our DIY maintenance videos cover irrigation freeze protection and furnace filters.

6. Living in Your Home

• Can I have long-term guests or add someone to my lease?

  Guests staying more than 5 consecutive days need our written approval, per your lease. Anyone 18+ who will live in the home must apply and meet our Rental Criteria and occupancy limits. Contact Resident Services at (303) 255-1990 ext. 10 or RSC@RentGrace.com.

• Can I sublease or list my home on Airbnb?

  No. Subletting and short-term rentals, including Airbnb, are prohibited by your lease. If you need to leave early, see Breaking Your Lease or ask about a lease assignment.

7. Renewals, Roommates & Lease Changes

• I want to move out, but my roommate wants to stay. What do I do?

  Everyone on the lease is jointly responsible for the whole lease, so one roommate can't simply come off it. Instead, you can ask us for a lease assignment. That transfers the lease to the roommate who is staying, and to a new roommate if there is one.

  Assignments are approved at Grace's discretion, and there's a $500 fee if approved (see our Fee Transparency Policy). The people remaining on the lease will need to meet our Rental Criteria on their own. Contact Resident Services at (303) 255-1990 ext. 10 or RSC@RentGrace.com before making any move-out plans.

• What happens if I don't renew or sign by my lease end date?

  If you stay past your lease end without a new lease, your tenancy becomes month-to-month with a fee of 25% of your monthly rent added each month. Signing a new lease ends that fee. To move out from month-to-month, submit a 30-day Notice to Vacate. See our Fee Transparency Policy.

• I need to break my lease. What are my options?

  If you move out early, you continue to pay rent until the home is re-rented or your lease ends, and you reimburse re-leasing costs like advertising, cleaning and utilities during showings. Submit a Notice to Vacate, then move out and return keys so we can begin marketing the home. See Breaking Your Lease or contact Resident Services at (303) 255-1990 ext. 10.

• Are there special rules for domestic violence survivors or military transfers?

  Yes. Under Colorado HB25-1168, survivors of domestic violence, stalking or sexual violence may end their lease early without lease break or notice fees. A sole resident may owe up to one month's rent, but only for documented damages. Grace will not disclose your status without your written consent. Active service members with transfer orders may end their lease 30 days after the next rent due date. See Breaking Your Lease Due to Domestic Violence or Military Transfer.

8. Moving Out & Your Security Deposit

• My lease expiration is coming and I want to move out. What do I do?

  Submit our Notice to Vacate form at least 30 days before you plan to move out. Everyone on the lease must sign it, and it counts only after our office has received and acknowledged it. Move-out dates must be the last day of a calendar month, and a notice can't be withdrawn once submitted. Once your notice is in:

  1. Ask for a pre-move-out walkthrough so you know what to address before you leave.
  2. Remove all your belongings and clean the home following your move-out letter.
  3. Return all keys, remotes and fobs to our office. The home is considered vacated when your keys are returned.

  Staying past your lease end without a new lease puts you on month-to-month terms, which carries a fee of 25% of monthly rent. Your deposit disposition is sent within 60 days of move-out (see Security Deposits in Colorado). Moving out before your lease ends? See Breaking Your Lease.

• Is the deposit refundable?

  Yes. Your security deposit is your money. We hold it in an FDIC-insured trust account, and our goal is to return all of it whenever the law allows. We only deduct legitimate charges that we can document, such as unpaid rent or damage beyond normal wear and tear. We never charge for normal wear and tear, flat cleaning fees, rekeying or routine maintenance.

  To protect yourself:

  • Complete and return your move-in condition report within 5 days.
  • Request a pre-move-out walkthrough.
  • Leave the home as clean as you found it.

  You'll receive your deposit disposition within 60 days of move-out. If you disagree with a deduction, our VP of Property Management reviews every dispute. Learn more in our Security Deposits in Colorado guide.

• What cleaning is expected when I move out?

  Leave the home as clean as it was when you moved in. Under Colorado HB25-1249, uncleanliness that leaves the home less clean than at move-in isn't normal wear and tear. Your move-out letter lists what to clean, and a pre-move-out walkthrough shows you anything to address. Grace never charges flat cleaning fees. See Security Deposits in Colorado.

• What counts as normal wear and tear?

  Normal wear and tear is deterioration from ordinary use, like minor scuffs, faded paint and carpet wear in traffic areas. It doesn't include large holes in walls, pet urine damage, broken fixtures, excessive dirt or unauthorized alterations. See Security Deposits in Colorado.

• Will I be charged for carpet or paint?

  Only for damage beyond normal wear and tear that didn't exist before you moved in, and only the minimum needed to repair or replace the damaged area. If the carpet is 10 or more years old, there's no carpet charge for any reason. See Security Deposits in Colorado.

• What if I disagree with a deposit deduction?

  Submit our Security Deposit Dispute Form. Every dispute is reviewed by our VP of Property Management, and you'll receive a formal written response. You can also request the documentation supporting any deduction. See Security Deposits in Colorado.

• What happens to items I leave behind?

  Personal property left in the home after move-out is considered abandoned under your lease. Remove everything before returning your keys.

• What happens to my deposit if the home goes into foreclosure?

  Your deposit is held in Grace's FDIC-insured trust account, not by the owner, and our Foreclosure Protection guarantees your full security deposit if the property forecloses. See our Resident Benefits.

9. Contacting Grace & Resident Support

• What are your office hours?

  Our office at 2200 E. 104th Ave. Suite 105, Thornton, CO 80233 is open for walk-ins Monday, Wednesday and Friday from 8:30 a.m. to 4:30 p.m., and by appointment on other days. See our Contact page.

• What benefits do I get as a Grace resident?

  Grace residents get no junk fees, one application fee per lifetime, credit building through on-time rent reporting, free online payments, pet friendly homes with no pet rent or deposits, a 24-hour repair hotline, Utility Concierge, Foreclosure Protection for your deposit and access to the Grace Gives fund. See all Resident Benefits.

• What are my rights as a Colorado renter?

  Every resident is entitled to a safe, habitable home, and Grace will never retaliate for reporting unsafe conditions. Our Legal Compliance page summarizes the Colorado laws that protect renters, and our Resident Resources page links to Denver tenant rights information.