Fountains at River Oaks Leasing Information and Qualifications

Fee Schedule

Get a detailed overview of all deposits, fees and other potential expenses for our apartment homes in California and Washington in the pdfs below.

 

California Pricing & Fees Overview

 

Washington Pricing & Fees Overview

Income Requirements

Income Requirements: To qualify for an Essex apartment, the total gross income required is a minimum of 2.0 times the amount of the monthly rent. Please note that some communities may have higher income requirements.

Proof of Income: Proof of income is required for all applicants at select communities, all guarantors and applicants with "Refer" credit screening outcome. Proof of income includes, but is not limited to, the following: paystubs (last 2 months), bank statements (last 3 months), W-2 income statement, I-20, other verifiable documentation (refer to the Terms and Conditions for details). All documents must be provided in PDF format. If applicants do not meet the minimum income requirement, a guarantor can be used to help qualify.

Credit Reports, Criminal Background Reports and Possible Decisions

Each application will be processed through both Essex approved credit and criminal background screening companies. Income, credit rating as well as the criminal background report are used to evaluate the application. Essex’s criminal background report considers felony convictions within seven years and certain misdemeanors within three years, including offenses involving physical harm, drug offenses, or fraud. Convictions related to sex offenses may be reviewed beyond these time limits.

Income, credit rating, criminal background and other statistical data are used to evaluate the application. Below are the possible decisions:

• Approve: The application is approved at the base security deposit.
• Approve with Conditions: The application is approved with special conditions based upon the screening results. Special conditions may consist of an increased security deposit. The CA and WA increased security deposit is equivalent to one month’s base rent.
• Decline: The application is declined, and residency will not be considered.
• Alerts: If an Alert comes up as part of the decision, more information and/or additional deposit may be required.

ID, Income and Employment Verification

A valid driver's license or government-issued ID may be required to confirm the identity of all applicants.

Essex partners with a third-party company to verify applicants’ identity, income as well as employment. The verification process is a quick and painless user experience that can be completed in the comfort of your home.

Guarantors

Depending on income, credit history and current credit score, you may need a guarantor to qualify for an apartment. A guarantor will not be listed on the lease agreement, but this individual agrees to take responsibility for the rent payments if you are unable to uphold the financial terms of your lease. A guarantor may be required if the applicant(s) lacks sufficient income or to offset unsatisfactory credit.

The following applies to all rental applications with a traditional guarantor:

• Guarantors must present typical lease documents (valid ID, social security number and proof of income).
• Guarantors must have a minimum gross income of 3.9 times the monthly rent.
• Only one guarantor per apartment is allowed regardless of the number of applicants.
• An individual may only be a guarantor for one apartment at a time.
• A guarantor must complete a rental application and pay the application fee.

The guarantor’s rental application will be run through the Essex approved credit screening company and must receive an approval rating of "Accept."

Occupancy Standards

Essex follows the occupancy standard of a maximum of two people per bedroom plus one additional person for the apartment. Maximum occupancy per unit type is:

• Studio – no more than three (3) occupants in a studio
• One Bedroom or One Bedroom plus loft/den – no more than three (3) occupants in a one-bedroom or one-bedroom plus loft/den apartment
• Two Bedroom or Two Bedroom plus loft/den – no more than five (5) occupants in a two-bedroom or two-bedroom plus loft/den apartment
• Three Bedroom or Three Bedroom plus loft/den – no more than seven (7) occupants in a three-bedroom or three-bedroom plus loft/den

Previous Essex Resident

Previous residents of any Essex apartment community are welcome to apply for rent at another Essex community. The application process for returning residents is the same as for new residents. You will need to complete a rental application, pay the applicable fees, and your application will be processed through the Essex approved screening companies.

Applicants with negative previous rental history, including repeat lease violations, unpaid balance or defaults or were not invited to renew their lease, may be declined or required to pay an additional security deposit.

Renters’ Insurance

Proof of renter’s insurance for at least $300,000 is required for the lease term from all applicants before the move-in date and distribution of keys.

• Essex partners with GetCovered and residents can purchase renters’ insurance or upload their third-party insurance policy through the GetCovered website.
• Failure to maintain renter’s insurance for the term of the lease will require Essex to procure liability-only insurance coverage on your behalf and you will be charged a monthly fee, which will be added to your monthly rent. See Fee Schedule for more information.

Emotional Support or Accommodation Animals

Emotional support animals, accommodation animals, and assistive or companion animals, are welcome at Essex apartment communities. Required documentation for Emotional Support Animals includes:

• Medical Documentation: A letter from a licensed healthcare provider dated within the past 12 months, stating that the animal provides emotional support to alleviate one or more identified symptoms or effects of a disability. The letter must also indicate that the healthcare provider has an established relationship with the individual.
• Animal Information: Basic details about the animal, such as species, breed, and approximate weight, may be requested to ensure the suitability of the housing environment.

Please reach out to the leasing team to discuss what further documentation is needed.

Smoke-Free Living

Most of our communities are smoke-free, including inside the apartment home.

Scam Alert

Essex has been made aware that rental scammers are using Essex’s name and posing as members of our leasing team. We do not advertise or lease apartments on Facebook Marketplace or Craigslist. Additionally, we will never request funds via Venmo, Zelle or similar payment apps.

All our listings and leasing processes are done exclusively through our official website at essexapartmenthomes.com and all correspondence from our leasing agents comes from @essex.com email addresses.

If you see a listing on Facebook Marketplace or Craigslist that claims to represent one of our communities, please report it immediately. For verification and inquiries, always visit our official website and contact the community directly. Stay vigilant and cautious in your search for a new apartment to call home.