How We Screen Our Rental Applicants

Our custom in-house screening combines personalized processing and advanced data search technology to minimize the risk of placing a difficult tenant. We have processed over 20,000 rental applications and have a 99.5% rent collection rate.

One of the most important aspects of property management is the selection of a tenant. We realize that if we place a high-quality, long-term resident, who pays their rent on time, and takes care of the property - everyone benefits. The results of our industry-leading screening process speak for themselves.

We have processed over 20,000 rental applications so we know exactly what to look for (and what to avoid) in a high-quality resident. 99.5% of our tenants pay rent each month and our eviction rate is less than 1% per year.

In the rare event we do place a tenant who does not pay their rent and has to be evicted, we will pay 100% of the legal costs associated with the eviction process (to a maximum of $1000) through our Risk Mitigation Guarantee.

Our technology allows prospects to sign up for automatic notifications of upcoming rental properties. This speeds up the leasing process and creates a virtual “waiting list” for upcoming vacancies.

We do not charge any type of minimum management fee during the vacancy of a property. We only charge our management fee as a percentage of the actual rental amount we collect. So when your property is vacant, you do not pay any management fees.

Overview of SB23-1099

Our applicant screening process complies with "SB23-1099 - Concerning Tenant Screening Documentation For Residential Leases" and "SB23-184 - ..Prohibiting a Landlord From Considering Certain Information Relating To A Prospective Tenant's Income Or Rental History, Establishing A Maximum Amount That A Landlord Can Require As A Security Deposit..".

Overview of SB23-184

This law removes the most effective tool landlords have in determining the likelihood that an applicant will pay rent on time - their credit score.

For subsidized applicants, landlords may no longer consider their credit score, lack of credit score, or adverse credit event. For non-subsidized applicants, landlords may still consider their credit score.

This law also expands the definition of "housing subsidy" to include "any portion of a rental payment that is derived from a public or private assistance, grant, or loan program and that is paid by the program directly, indirectly, or on behalf of a tenant to a landlord" As 'source of income' is a protected status in Colorado, landlords may NOT decline an applicant based on their subsidy status.

Our 12-point applicant screening process + TRANSUNION Resident Score Model 4.0

  1. Income
  2. Employment
  3. Credit *in compliance with SB23-184
  4. Pre-qualifications
  5. Eviction Check
  6. Landlord Verification *if required
  7. Sex Offender Check
  8. Public Records
  9. Criminal Check
  10. Bankruptcy Check
  11. Pet Verification
  12. Collections History

7 Steps To Finding Great Tenants

Next Topic: Rent Collection >

Have a Question?

Call 303-255-1990 or Contact Us Below

Why Partner With Us As Your Denver Rental Property Manager?

These 10 numbers that will give you a glimpse into how we operate, and help you decide if we're a good fit for each other.

  1. 99% of Rent Collected

    Percentage of rent due that we collect each month. This is due to a very tight applicant screening process, a time-tested internal collection process, and the fact that we have a full-time Director of Accounting whose only job is to ensure our residents pay on-time each month.

  2. 78% Retention

    The percentage of our tenants that renew their leases every year. This is important because turnover leads to vacancy – which is the biggest expense you could potentially have as a landlord. More lease renewals leads to less turnover, which results in fewer expenses for you.

  3. 12,950 Applications

    The approximate number of rental applications we’ve processed. After looking at this number of credit and background reports, we know what to look for when it comes to processing Denver rental applications.

  4. $1000 Guarantee

    The amount of money we guarantee you for pet damage or legal eviction expenses. If we approve and place a tenant in your Denver rental property and we have to evict that tenant for non-payment of rent, we will pay up to $1,000 of legal fees. We will also pay up to $1,000 in pet damage if we approve a pet who does damage. Click here for more details.

  5. 30 Day Guarantee

    Although we hope to work together for many years to come, we don’t believe in long-term “forced” contracts. Rather we believe we should earn your business every single day. Should you ever find our services lacking, you can terminate our agreement with a simple 30-day notice; and with no termination fees or penalties.

  6. 1st Place

    The National Property Manager ranking we received from Think Realty. Although we only operate in Colorado we are recognized nationwide as a leader in the property management industry.

  7. 24 States

    The number of states in which we have taught property management continuing educational classes for state Realtor associations. We teach thousands of Realtors and property managers each year - helping to educate them on how to do property management better.

  8. Grace Gives $55,000

    The amount of money we have donated to our ‘Grace-Gives’ fund. We use this money to help responsible residents who encounter unexpected financial difficulties. For every lease we sign, we donate money into our ‘Grace-Gives’ account. We’ve been able to help many residents in time of need! Click here for details.

  9. 9 Presidents

    The number of U.S. presidents that have served in office since we opened Grace Property Management for business in 1978. In 1978 Jimmy Carter was our President and the Bee Gees had the #1 song (Staying Alive!). When you hand us the keys to the front door of your property, you can feel confident knowing we’re going to be here today, tomorrow, and the next day after that!

  10. 303-210-5744

    That’s not our Denver property management office phone number - it’s my (Marc Cunningham) personal cell number. If you ever have a problem as a client, you can call me directly. Just please don't call during dinner, my wife doesn't like that!

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