Could Clara answer Situs Group renters today? Every question renters asked in a year of guest cards, checked against what the Situs Group knowledge base holds right now.
Generated 2026-10-23 09:39 · cards received 2025-10-01 to 2026-10-22 · model pass on the Claude subscription · local run, no PR
Clara can answer 33.2% of renters' knowledge questions today (109 of 328). Another 17.4% she can only half answer, and 49.4% need a fact nobody has written down yet. The biggest gaps: application status / decision time, vouchers / section 8, pets. Availability, rent and unit size come from the listing and unit records, not the knowledge base, so they are counted separately: 88 of 113 answerable.
| Biggest missing topics | Questions blocked | Staff already answered |
|---|---|---|
| Application status / decision time | 29 | 22 |
| Vouchers / Section 8 | 26 | 8 |
| Pets | 22 | 2 |
| How to apply | 21 | 10 |
| Deposits and move-in costs | 20 | 9 |
| Question kind | Questions | Share of all 804 |
|---|---|---|
| Knowledge questions (scored above) | 328 | 40.8% |
| Listing data: availability, rent, unit size (88 answerable) | 113 | 14.1% |
| Set aside: calendar | 287 | 35.7% |
| Set aside: tour logistics | 56 | 7.0% |
| Set aside: call me / hand-off | 20 | 2.5% |
Availability, rent and unit size are answered from the unit records and the live listing, which the PMS sync keeps current, not from written knowledge, so they have their own count: 113 questions, 88 answerable, 10 partial, 15 missing. Booking a tour and tour logistics are calendar work, and "please call me" is phone routing, so they are not counted against the knowledge base either. "Other" (questions outside the named topics) stays in the knowledge share: 46 questions, 30 answerable, 2 partial, 14 missing.
Counting every question the old way: 26.6% answerable, 35.7% waiting only on the calendar, 37.7% missing or partial facts (804 questions).
Each row is a topic Clara cannot answer from today's knowledge base, ranked by how many renter questions it blocks. In 102 of the 219 blocked questions a staff member already answered in the thread, so the first draft of the fact exists; Situs Group confirms each one before it is loaded.
| # | Topic | Questions blocked | Staff already answered | Facts most often missing |
|---|---|---|---|---|
| 1 | Application status / decision time | 29 | 22 | Application status lookup / how Clara can check a specific application; Application review turnaround time (company); Application status lookup / process for checking a specific applicant's status and outstanding items (company) |
| 2 | Vouchers / Section 8 | 26 | 8 | Section 8 / voucher acceptance (company); Section 8 / housing voucher acceptance (company); Voucher acceptance and application ID / proof-of-income requirements (company) |
| 3 | Pets | 22 | 2 | Policy on pets other than cats and dogs (company); Policy for pets other than cats and dogs (company); Assistance animal / ESA policy and documentation requirements (company) |
| 4 | How to apply | 21 | 10 | Staff help completing the rental application (company); Application next steps / approval process after submitting (company); Application requirements and documents needed, application fee (company) |
| 5 | Deposits and move-in costs | 20 | 9 | Move-in rent proration policy (company); Early or flexible move-in date policy (company); Whether the security deposit can be applied toward rent (company) |
| 6 | Other | 16 | 10 | Ownership / management structure of Carr Street Flats (company); Unit 8 details (layout, size, rent, features) at Dexter Apartments; Security camera footage access policy (company) |
| 7 | Income and credit rules | 13 | 3 | How to enter disability/non-employment income on the application (company); Accepted income sources, including TANF (company); Income, credit and screening approval criteria (company) |
| 8 | Move-in and keys | 12 | 5 | Policy on moving in without a prior showing / move-in process and key handoff (company); Early access / storage before lease start policy and garage availability at 2275 S. Gilpin St.; Lease signing scheduling process (company) |
| Topic | Questions | Answerable | Partial | Missing | Calendar |
|---|---|---|---|---|---|
| Booking a tour | 287 | 0 | 0 | 0 | 287 |
| Availability | 85 | 71 | 4 | 10 | 0 |
| How to apply | 56 | 35 | 6 | 15 | 0 |
| Tour logistics | 56 | 14 | 15 | 27 | 0 |
| Other | 46 | 30 | 2 | 14 | 0 |
| Pets | 37 | 15 | 21 | 1 | 0 |
| Application status / decision time | 29 | 0 | 0 | 29 | 0 |
| Vouchers / Section 8 | 26 | 0 | 1 | 25 | 0 |
| Deposits and move-in costs | 25 | 5 | 8 | 12 | 0 |
| Call me / hand-off | 20 | 3 | 8 | 9 | 0 |
| Lease terms | 17 | 11 | 2 | 4 | 0 |
| Unit size and layout | 16 | 9 | 4 | 3 | 0 |
| Income and credit rules | 13 | 0 | 3 | 10 | 0 |
| Rent | 12 | 8 | 2 | 2 | 0 |
| Move-in and keys | 12 | 0 | 3 | 9 | 0 |
| Documents to apply | 10 | 0 | 0 | 10 | 0 |
| Location / neighborhood | 7 | 6 | 1 | 0 | 0 |
| Application fee | 6 | 0 | 0 | 6 | 0 |
| Parking | 6 | 0 | 0 | 6 | 0 |
| Unit features | 6 | 0 | 1 | 5 | 0 |
| Occupancy limits | 6 | 0 | 3 | 3 | 0 |
| Co-signers | 5 | 0 | 0 | 5 | 0 |
| Laundry | 5 | 3 | 2 | 0 | 0 |
| Specials | 4 | 3 | 0 | 1 | 0 |
| Background screening | 4 | 0 | 0 | 4 | 0 |
| Utilities | 4 | 0 | 2 | 2 | 0 |
| Accessibility | 3 | 1 | 1 | 1 | 0 |
| Smoking | 1 | 0 | 1 | 0 | 0 |
| Source | Questions | Answerable | Missing or partial |
|---|---|---|---|
| Zillow Rental Network | 57 | 32 (56%) | 25 |
| Website | 53 | 15 (28%) | 38 |
| TurboTenant | 51 | 15 (29%) | 36 |
| Afforable Housing | 26 | 5 (19%) | 21 |
| No Source Recorded | 22 | 5 (23%) | 17 |
| Drive By | 13 | 2 (15%) | 11 |
| Zillow | 13 | 2 (15%) | 11 |
| Resident Referral | 11 | 0 (0%) | 11 |
| Renter | Asked | Today | Fact needed | What staff said |
|---|---|---|---|---|
| Naing K. | Why was my application not forwarded to the landlord; what is its status? | missing | Application status lookup / reasons for application not forwarded (company) | Applications submitted through TurboTenant are received through their platform. |
| Wala N. | Request for voucher, identification, and proof of income information | missing | Voucher acceptance and application ID / proof-of-income requirements (company) | - |
| Vallery W. | Renter has an ESA boxer mix dog; is it allowed? | partial | Assistance animal / ESA policy (company) | - |
| Daniel C. | What do we need to fill out the application? | partial | Application requirements / required documents (company) | Application link was sent by email and text; let us know if it didn't arrive. |
| Varessa H. | What is the total move-in cost with a dog? | partial | application fee and final security deposit amount (set by screening) for total move-in cost | $300 refundable pet deposit; double deposit option offered; estimate provided. |
| Kayla M. | Requests more information about the 2257 S Franklin St property | partial | Property details for 2257 S. Franklin St. (amenities, unit features, description; the data shown is a generic DU Portfolio record with no un | - |
| Dezlyn L. | Will a past debt on a payment plan after COVID job loss affect approval? | missing | Screening criteria for past debt or payment plans (company) | - |
| Michael M. | Can I move in this week, paying everything by tomorrow? | partial | Move-in timeline: how quickly approval, lease signing and key handoff can happen (company) | Will get set up as quickly as possible; application takes 2-3 days, sometimes 1 business day. |
| Nevaeh G. | Has a pet of type 'other'; is it allowed? | answerable | - | - |
| Angelique U. | Wants more information about Lampliter Apartments | answerable | - | - |
| Measure | Count |
|---|---|
| cards held (all stores, all dates) | 1774 |
| cards read (in window) | 1223 |
| cards with any renter text | 724 |
| cards sent to the model (renter text or a thread) | 964 |
| cards with at least one question | 432 |
| questions extracted | 804 |
| in-scope questions | 328 |
| extract calls failed | 0 |
| cards the model skipped | 0 |
| listing-data questions (own bucket) | 113 |
| judge calls failed | 0 |
| questions left unjudged | 0 |
| building labels on cards | 29 |
| building labels not matched to a property | 1 |
| card mentions of unmatched buildings | 1 |
Names show as first name and last initial. No phone numbers, emails or message text are on this page; questions are paraphrased.
Rolled back the same day, pending Fede's authorization. We loaded the plainly stated, uncontested part of the inbox facts into Situs's knowledge base, then retired every entry: 23 company facts and 18 building facts on 12 buildings. Fede had not authorized the write. Nothing was deleted (each entry was ended or marked retired, so it can be restored), and Situs's 7 earlier company entries are exactly as they were. Clara reads none of the loaded facts today.
| Before the load | With the load (measurement only) | Live now | |
|---|---|---|---|
| Company facts Clara reads | 7 | 30 | 7 |
| Building facts | 0 | 18 on 12 buildings | 0 |
| Knowledge questions Clara can answer | 33.3% (109 of 327) | 56.7% (186 of 328) | 33.2% (109 of 328) |
Same cards, window (2025-10-01 to 2026-10-22) and judge throughout. The 56.7% is what the load would give; it slightly overstates it, because the measuring tool still counted two retired laundry notes (fixed since). Three entries taken from AppFolio settings rather than a Situs statement (no admin fee; laundry at Dahlia and Mayor) had already been retired before the rollback.
If Fede authorizes the load, these stay out anyway. Sources disagree on the application fee, review time, the criminal-history rule, co-signers for debt, a tour before applying, where the lease is signed, smoking distance, pay stub count, Arizona pet rent and the deposit refund window; those wait for Situs, with the 11 facts we hold nowhere (the ask below). Also out: assistance animals, listing data, tour hours, resident-only facts, and two building notes that conflict with Situs's own criteria page on vouchers.
We read everything Situs staff have written to renters that we hold, plus their website and leases, and drafted one short fact per answer. Nothing is loaded into Clara: a partial load on 2026-10-23 was rolled back (above). Situs confirms first.
| Blocked questions | Now have a sourced answer | Partly answered | Not in our data anywhere | Set aside: assistance animals |
|---|---|---|---|---|
| 218 | 137 | 54 | 21 | 6 |
137 = 113 answered outright + 24 "is mine approved?" questions, where the process fact frames the reply and the status itself is a record lookup. Assistance animals are a fair-housing baseline the engine handles, never a Situs fact (Fede, 2026-10-23). A building fact counts only for questions about that building.
Of the 75 questions still short (54 partly, 21 not at all), these are the policy facts only Situs can give. The other 25 are listing or record details (photos, which floor, a home's address or area, one renter's utility bill, accessible units, a move-in date) , AppFolio form help (the "suffix" field, a resumed application) or one-off requests, not knowledge.
| # | Fact to ask Situs | Questions it unblocks |
|---|---|---|
| 1 | Pets: which animals besides cats and dogs are allowed | 10 |
| 2 | Pets: size or weight limit, restricted breed list, how many pets, how the pet meet is arranged | 6 |
| 3 | Most people per bedroom or per home | 5 |
| 4 | How fast after approval: same-day or next-day lease signing and keys, immediate move-in | 5 |
| 5 | Lease length other than 12 months (18 months, a January start) and the early-termination fee amount | 4 |
| 6 | Credit exceptions: does good rental history, a payment plan or a co-signer offset poor credit; first-time renters | 7 |
| 7 | Voucher programs by name (HUD-VASH, Housing Connector, a domestic-violence transfer, a voucher from another area) and the deposit letter for an agency | 6 |
| 8 | Application fee: confirm the amount and where it applies (conflict above) | 3 |
| 9 | Can the deposit hold a home before approval, or be applied to rent | 2 |
| 10 | Applying without a Social Security number | 1 |
| 11 | How many pay stubs (conflict above) | 1 |
Where Situs's own sources disagree. Situs picks one; we never pick silently.
| Topic | Version A | Version B | Version C | Note |
|---|---|---|---|---|
| Application fee | $0: Deiby (Carr Street, 2026-05-18), Lee (Lampliter 2026-08-21; "no application charge" 2026-10-07) | Fee exists, collected after approval: Assistant Lead (DU houses, 2026-07-06) | $45 on AppFolio listings (2026-10-22); $40 in AppFolio billing (2026-07-27); $31 in Arizona marketing text | Inferred: apartments $0, DU houses charge one. Situs to confirm. |
| Application review time | 48 to 72 hours: Deiby, Miriam, Assistant Lead (Jun to Aug 2026, 9 messages) | 2 to 3 business days: Deiby (May 2026); 3 to 5 business days: Deiby, Assistant Lead (Apr to Aug 2026) | About 7 days median, application to decision (AppFolio rental applications, measured) | Staff promise is shorter than what the records show. |
| Section 8 | Accepted company-wide: Courtney (2026-08-31), Lee (2026-10-17), website, listings ("Section 8 Accepted") | Not for one home: Courtney, 1854 S. Williams St. (2026-07-17) | Company yes + a building exception. | |
| Criminal history | Website: arrest records are never considered; only felonies in the past 5 years (plus listed offenses) | Staff: a pending serious charge or open warrant must be resolved before approval (Mar 2026) | Carr Street staff: "no criminal convictions in the past 5 years" (2026-06-17) | Staff are stricter than the published criteria. |
| Co-signer for debt | Website: co-signers are not accepted for delinquent debt | Staff (Carr Street, 2025-07-11): balance owed to a past landlord accepted with a co-signer plus double deposit, manager approved | ||
| Tour before applying | Not required: Deiby (2026-02, 2026-06) | Required before approval: Deiby (2026-06-08), Assistant Lead (2026-07) | ||
| Where the lease is signed | At the Situs office, by appointment (Assistant Lead, 2026-07-03) | At the property with the leasing agent, with key handoff (Jul 2026) | ||
| Smoking distance | 20 feet from entrances: staff (Mayor, Barcelona, 2025 to 2026) | 10 feet: McKenzie staff (2026-06) and the smoking addendum in 129 of 171 leases | ||
| Pay stubs | 3 most recent: Courtney (2026-10-22) | Last 2 months of stubs or bank statements: Deiby (2026-08-28) | ||
| Pet rent at Arizona | $35: leases fee table, AppFolio charges, Lampliter marketing | $25: Arizona marketing text | ||
| Deposit refund after move-out | 60 days: all 171 leases, staff (Jul to Aug 2026) | 30 to 60 days or "about 4 weeks": staff (Jun to Jul 2026) |
Exceptions for one building. "Questions" is how many blocked questions the fact answers.
| # | Scope | Topic | Draft entry | Source (newest) | Questions | Confidence |
|---|---|---|---|---|---|---|
| 1 | Carr Street Flats | parking | Parking is free unless you want a reserved space. Reserved spaces are marked 'Reserved' and cost $25/month. | Miriam, guest card, 2026-07-03 (+5 more); signed leases | 6 | stated |
| 2 | Lowry Flats Apartments | vouchers assistance | Denver Section 8 is accepted for Lowry Flats units. | Lee, AppFolio inbox, 2026-10-17 (+2 more) | 6 | stated |
| 3 | Carr Street Flats | other | AC remotes at Carr Street Flats are kept by maintenance techs in supply rooms at the properties, not at the office. | Deiby, guest card, 2026-09-01 (+1 more) | 4 | stated |
| 4 | Carr Street Flats | other | A maintenance tech can deliver an AC remote on a day the resident chooses. | staff, resident thread, 2026-09-01 | 4 | implied |
| 5 | Carr Street Flats | parking | Unassigned parking is allowed for 2 vehicles. Assigned parking for both vehicles is $25. | Miriam, guest card, 2026-07-03 (+2 more); signed leases | 4 | conflicting |
| 6 | Carr Street Flats | application fee | There is no application fee at Carr Street Flats. | Deiby, guest card, 2026-07-31 (+6 more) | 3 | stated |
| 7 | Lampliter | application fee | There is no application fee at Lampliter. | Lee, guest card, 2026-08-21 | 3 | stated |
| 8 | 1965 S. High St. | cosigner | Each student applicant needs their own cosigner. The application can't proceed until each cosigner's application is received. | Assistant Lead, guest card, 2026-05-13 (+1 more) | 3 | stated |
| 9 | Carr Street Flats | utilities | Water, sewer, gas and trash are included in rent. Electricity (Xcel) is the tenant's responsibility. | Assistant Lead, guest card, 2026-07-09 (+2 more); signed leases; ingest knowledge.utilities | 3 | stated |
| 10 | Carr Street Flats | utilities | Internet is not included and is not shared; each tenant gets their own internet provider. | Lee, guest card, 2026-06-25 (+1 more) | 3 | stated |
| 11 | 1854 S. Williams St. | vouchers assistance | Section 8 is not accepted for the home at 1854 S. Williams St. | Courtney, guest card, 2026-07-17 | 3 | stated |
| 12 | Carr Street Flats | application process link | Applicants can ask to apply for a specific unit type (e.g. a bottom-floor studio). Staff send the application link for that unit. | Deiby, guest card, 2026-06-11 | 2 | implied |
| 13 | Carr Street Flats | cosigner | A cosigner is allowed with the manager's approval, and a double security deposit is required. | Courtney, application, 2026-06-16 (+2 more) | 2 | stated |
| 14 | Carr Street Flats | deposit movein costs | Cash, money order or cashier's check handed to leasing staff is accepted for the security deposit, in addition to the online portal. | Lee, guest card, 2026-08-29 (+8 more) | 2 | implied |
| 15 | Carr Street Flats | deposit movein costs | Before move-in only the security deposit and prorated rent are required; the pet deposit and prorated pet fee can be paid after move-in. | Assistant Lead, guest card, 2026-08-04 (+1 more) | 2 | stated |
| 16 | Carr Street Flats | laundry | Carr Street Flats has an on-site laundry room on the first floor. | Courtney, guest card, 2026-06-11 (+3 more) | 2 | stated |
| 17 | Mayor Apartments | move in process keys | After approval, the inspection, lease signing and move-in can be arranged for the same day, with immediate access after inspection and lease signing. | Deiby, guest card, 2026-08-20 (+3 more) | 2 | implied |
| 18 | Carr Street Flats | other | Carr Street Flats has a common-area security system that staff check and monitor themselves. | Miriam, guest card, 2026-07-07 (+3 more) | 2 | stated |
| 19 | Carr Street Flats | parking | Visitors and tour guests may park in any spot not marked 'Reserved' on the ground by the space number, on the street side of the building. | Deiby, guest card, 2026-07-20 (+4 more) | 2 | stated |
| 20 | Carr Street Flats | parking | Reserved spaces may only be used by the tenant who pays for that space. Unauthorized vehicles can be towed immediately at that tenant's request. | Miriam, guest card, 2026-07-03 (+9 more); signed leases | 2 | stated |
| 21 | Carr Street Flats | pets | Pit bulls are typically not allowed. Staff are willing to meet the dog to see if it is aggressive. | Michelle, guest card, 2026-01-29 (+1 more); signed leases | 2 | stated |
| 22 | Carr Street Flats | unit features | Carr Street Flats apartments have internet capability and an Ethernet hookup. | Courtney, guest card, 2026-07-14 | 2 | stated |
| 23 | Carr Street Flats | utilities | Electricity cost varies with usage. Estimated monthly electricity amount at Carr Street Flats: see conflict. | Lee, guest card, 2026-06-25 (+1 more) | 2 | conflicting |
| 24 | Carr Street Flats | accessibility | Carr Street Flats units 101 and 109 are handicap-accessible. | Assistant Lead, guest card, 2026-07-29 (+1 more) | 1 | stated |
| 25 | Carr Street Flats | accessibility | Carr Street Flats has an elevator. | Lee, guest card, 2025-10-29 | 1 | stated |
| 26 | Lowry Flats Apartments | accessibility | The Lowry Flats home at 1146 N. Willow St. has one step. | Ella, guest card, 2024-08-01 (+2 more) | 1 | stated |
| 27 | Lowry Flats Apartments | accessibility | The Lowry Flats home at 8656 E. Richthofen Pl. has about 7 stairs. | Ella, guest card, 2024-08-01 (+2 more) | 1 | stated |
| 28 | Aspen Leaf | application fee | There is no application charge at Aspen Leaf. | Lee, AppFolio inbox, 2026-10-07 | 1 | stated |
| 29 | Carr Street Flats | background eviction criminal | Carr Street Flats: no criminal convictions in the past 5 years (there are exceptions). | Deiby, guest card, 2026-06-17; Situs website criteria page | 1 | conflicting |
| 30 | Carr Street Flats | deposit movein costs | A later move-in date than the earliest available needs a deposit to hold the unit, and that exact unit can't be guaranteed to stay available. | Courtney, guest card, 2026-05-27 (+1 more) | 1 | stated |
| 31 | Lampliter | lease terms | Staff may be able to accommodate a lease longer than 12 months; an early termination fee applies. The fee amount is not stated in the evidence. | Courtney, AppFolio inbox, 2026-10-19 | 1 | stated |
| 32 | 2275 S. Gilpin St. | move in process keys | Incoming tenants may store items in the garage before the lease starts if the current tenants agree and they email a list of items; nothing may be left inside the house because of a full disinfection. | Assistant Lead, guest card, 2026-06-01 (+3 more) | 1 | stated |
| 33 | Mayor Apartments | move in process keys | Some units are available for immediate move-in upon approval. | Deiby, guest card, 2026-06-08 | 1 | stated |
| 34 | Mayor Apartments | move in process keys | A lockbox is placed in the unit for the pre-move-in inspection. | Deiby, guest card, 2026-08-20 (+3 more) | 1 | implied |
| 35 | Carr Street Flats | move in process keys | Mailbox keys are handled by a separate department; maintenance drills out the mailbox lock and a new lock and key are issued. | Lee, guest card, 2026-08-07 (+2 more) | 1 | implied |
| 36 | Mayor Apartments | move in process keys | Building entry uses a personal door code assigned to each resident that must not be shared; compromised codes are deactivated and replaced. | Miriam, guest card, 2026-04-01 | 1 | stated |
| 37 | Mayor Apartments | move in process keys | Staff give residents their building door code on request; the code is specific to the resident. | Deiby, guest card, 2026-08-25 | 1 | implied |
| 38 | Carr Street Flats | other | Carr Street Flats is owned and managed by Situs. It is an apartment building, not a privately owned single home. | Assistant Lead, guest card, 2026-07-22 (+1 more) | 1 | stated |
| 39 | Mayor Apartments | other | Mayor Apartments (4720 E 8th Ave) is owned by IH Holdings Twenty Three LLC and managed by The Situs Group. | Deiby, guest card, 2026-08-13 | 1 | stated |
| 40 | Carr Street Flats | parking | Residents can get a visitor parking permit for guests from the office to avoid towing. | Deiby, AppFolio inbox, 2026-10-06 | 1 | stated |
| 41 | Carr Street Flats | parking | Residents and guests may not park in areas reserved for maintenance or company vehicles, including along the side of the building. | Deiby, AppFolio inbox, 2026-10-01 | 1 | stated |
| 42 | 1854 S. Williams St. | parking | The home has a 1 car garage. | Assistant Lead, guest card, 2026-07-22 | 1 | stated |
| 43 | Aspen Leaf | required documents | If an applicant has no pay stub yet, an employment acceptance letter plus the employer's contact number is accepted for now. | Courtney, guest card, 2026-05-07 | 1 | implied |
| 44 | Carr Street Flats | required documents | To apply you need a government-issued photo ID, proof of income, an SSN (ITIN preferred), 2 years of rental history, and a completed application. | Deiby, guest card, 2026-06-17 | 1 | stated |
| 45 | Cottonwoods | vouchers assistance | If a DHA voucher applicant finds a different unit and the DHA inspection is canceled, Situs cancels the application and moves forward with another applicant. | Miriam, guest card, 2026-03-05 | 1 | implied |
The general rule at every building unless a building says otherwise.
| # | Scope | Topic | Draft entry | Source (newest) | Questions | Confidence |
|---|---|---|---|---|---|---|
| 1 | company | vouchers assistance | Situs accepts Section 8 housing vouchers; approved voucher holders go through the housing packet process. | Lee, AppFolio inbox, 2026-10-22 (+11 more); Situs website criteria page; ingest knowledge.housing-vouchers | 20 | stated |
| 2 | company | application status | Staff review each application and contact the applicant with updates or if anything else is needed. | Lee, AppFolio inbox, 2026-10-07 (+9 more); ingest leasing.applicationLinkMode | 19 | implied |
| 3 | company | pets | Pets are not allowed unless management has approved them, a separate Pet Addendum is signed, and the applicable fees are paid. | Miriam, guest card, 2026-03-26 (+5 more); signed leases | 15 | stated |
| 4 | company | application status | Once the application is received, the team starts reviewing it and contacts the applicant with further details or if anything else is needed. | Lee, AppFolio inbox, 2026-10-07 (+11 more) | 14 | stated |
| 5 | company | pets | Landlord has the right to prohibit certain animals, including certain dog breeds, poisonous animals and exotic animals. | signed leases | 13 | stated |
| 6 | company | deposit movein costs | Section 8 / housing vouchers are accepted. | Situs website criteria page; ingest knowledge.housing-vouchers | 10 | stated |
| 7 | company | deposit movein costs | If a renter is receiving security deposit assistance, staff need a promise-to-pay letter from the agency; otherwise the deposit must be paid to keep holding the unit. | Miriam, application, 2026-03-02 (+2 more) | 9 | stated |
| 8 | company | income credit requirements | Proof of income is required; an application without proof of income can't be approved. | Lee, guest card, 2026-01-31 (+1 more); Situs website criteria page | 9 | stated |
| 9 | company | application status | Application review time: sources disagree (48 to 72 hours; 2 to 3 business days; 3 to 5 business days; about 7 days measured). | Deiby, guest card, 2026-08-24 (+11 more); ingest knowledge.application-decision-time | 8 | conflicting |
| 10 | company | move in process keys | Move-in is scheduled in advance: staff contact the tenants to coordinate an official move-in date and time. | Assistant Lead, guest card, 2026-08-12 (+4 more) | 8 | implied |
| 11 | company | application process link | Every individual 18 or older who will live in the unit must submit their own application, including a spouse, partner or other occupant. | Courtney, application, 2026-08-25 (+11 more); Situs website criteria page; ingest knowledge.application-documents | 7 | stated |
| 12 | company | application process link | Median time from application to decision is about 7 days. | ingest knowledge.application-decision-time | 7 | stated |
| 13 | company | application status | Review time depends on how quickly the screening comes back and how quickly the references (landlord, employer) respond. Staff update the applicant once the screening is received. | Courtney, guest card, 2026-07-08 (+7 more) | 7 | stated |
| 14 | company | income credit requirements | Monthly household income must be at least 2x the monthly rent. | Deiby, guest card, 2026-02-06; Situs website criteria page; ingest knowledge.income-requirement | 7 | stated |
| 15 | company | income credit requirements | All legal sources of income are accepted, including housing subsidies, child or spousal support, Social Security/Disability (SSI/SSDI), retirement income, wages, commissions, bonuses, self-employment income and verifiable cash assets. | Situs website criteria page; ingest knowledge.income-requirement | 7 | stated |
| 16 | company | required documents | A valid government-issued photo ID with date of birth is required (e.g., driver's license, state ID, passport). A copy of the ID is needed for the application to proceed. | Courtney, guest card, 2026-03-04 (+3 more); Situs website criteria page; ingest knowledge.application-documents | 7 | stated |
| 17 | company | move in process keys | The lease must be signed and the deposit completed before move-in. | staff, resident thread, 2026-07-22 (+3 more) | 6 | stated |
| 18 | company | application process link | Virtual tours are offered by Zoom, Google Meet or FaceTime, and the renter picks the platform. Staff can also email a video of the unit. | Deiby, guest card, 2026-08-23 (+11 more) | 5 | stated |
| 19 | company | application status | After an application is submitted, Situs texts a confirmation that it was received and that the review has started. | Courtney, guest card, 2026-07-08 (+11 more) | 5 | stated |
| 20 | company | application status | After approval, the applicant pays the security deposit within 3 business days, then schedules and signs the lease and schedules move-in. A leasing agent contacts the applicant to help with the process. A lease signing can be scheduled if questions arise. | Assistant Lead, guest card, 2026-08-28 (+11 more) | 5 | stated |
| 21 | company | deposit movein costs | Security deposit is due within 3 business days after application approval, to secure the unit. | Assistant Lead, application, 2026-08-31 (+11 more); ingest knowledge.after-approval | 5 | stated |
| 22 | company | deposit movein costs | The security deposit is paid through the online portal link Situs sends after approval; the lease is sent as well. | Assistant Lead, guest card, 2026-08-26 (+11 more) | 5 | stated |
| 23 | company | deposit movein costs | Move-in costs are the security deposit plus first month's rent (prorated if move-in is after the 1st). | Assistant Lead, AppFolio inbox, 2026-10-20 (+9 more); Situs website criteria page | 5 | stated |
| 24 | company | income credit requirements | A full credit report is reviewed for payment history, eviction records, bankruptcy filings and accuracy of submitted information. | Situs website criteria page; ingest knowledge.screening-criteria | 5 | stated |
| 25 | company | income credit requirements | No non-monetary evictions or bankruptcy within the past 7 years, unless a payment plan is active. | Situs website criteria page | 5 | stated |
| 26 | company | move in process keys | Once the lease is fully executed, a leasing agent meets the new resident at the property at a scheduled time to do the move-in and hand over keys or access. | Deiby, guest card, 2026-08-07 (+11 more) | 5 | stated |
| 27 | company | application process link | Co-applicants apply separately, each through their own application link that staff send. Info is not added to one person's application. | Courtney, AppFolio inbox, 2026-10-02 (+7 more) | 4 | implied |
| 28 | company | application process link | Rental history required is the last 2 years of housing. Staff contact the current or previous landlord to verify it, so the landlord's phone and email are needed. | Deiby, guest card, 2026-07-21 (+3 more); Situs website criteria page | 4 | stated |
| 29 | company | application process link | Whether a tour is required before applying: (a) not required, applicants can apply any time or decline a tour, though staff would like to meet them before fully approving (X00120, Deiby Magana, 2026-06-11; X02006, 2026-02-05); (b) a showing is required before approval (X02238, Deiby Magana, 2026-06-08); (c) applicants must tour before the application continues to be processed, and an application was canceled after no response about scheduling a viewing (X00365, Jenni Velazquez, 2022-12-22; X01665, X05826, Assistant Lead, 2026-07); (d) staff encourage seeing the unit before the link is sent (X02657, Carr Street Flats). A virtual showing is accepted for those who cannot tour in person. | Deiby, application, 2026-08-23 (+9 more) | 4 | conflicting |
| 30 | company | application status | If the landlord's phone or email doesn't work or the landlord doesn't respond, the applicant is asked for another phone number and email. Staff can update the landlord's email on the application and resend the request. The application is held until the reference comes back. | Courtney, AppFolio inbox, 2026-10-02 (+11 more) | 4 | implied |
| 31 | company | deposit movein costs | Once an application is approved, paying the deposit holds the home until move-in. | Assistant Lead, guest card, 2026-08-06 (+3 more); ingest knowledge.after-approval | 4 | stated |
| 32 | company | deposit movein costs | When an agency pays the first month's rent and deposit, Situs sends the agency a copy of the lease and its tax information once the application is approved. | Lee, application, 2026-03-03 (+2 more) | 4 | implied |
| 33 | company | deposit movein costs | Staff can email a list of agencies, including churches, that may help with the security deposit. | Lee, guest card, 2026-02-26 (+3 more) | 4 | stated |
| 34 | company | deposit movein costs | Referral sources for deposit help: Brothers Redevelopment, Salvation Army Connection Center (rental assistance, Mon-Fri 9am-4pm), Catholic Charities. | Miriam, AppFolio inbox, 2026-10-22 | 4 | stated |
| 35 | company | income credit requirements | No delinquent debts exceeding $5,000 (excluding medical or educational debt). | Situs website criteria page; ingest knowledge.screening-criteria | 4 | stated |
| 36 | company | move in process keys | After approval, the security deposit is due within 3 business days and the lease must be signed. | Assistant Lead, guest card, 2026-08-31 (+8 more) | 4 | stated |
| 37 | company | move in process keys | An earlier move-in isn't possible before the unit is vacant and available; incoming tenants can't access the home before the current lease ends. | Assistant Lead, guest card, 2026-06-01 (+3 more) | 4 | implied |
| 38 | company | occupancy limits | Every person 18 or older must submit their own separate application. Each occupant listed on the lease applies on their own, along with their cosigners. | staff, resident thread, 2026-05-18; Situs website criteria page; ingest knowledge.application-documents | 4 | stated |
| 39 | company | required documents | To complete an application: a copy of a valid photo ID and proof of income. Proof of a housing voucher is also needed if applicable. | Miriam, guest card, 2026-05-08 (+9 more); Situs website criteria page; ingest knowledge.application-documents | 4 | stated |
| 40 | company | required documents | An applicant without a driver's license or state ID can use a passport or any other government-issued photo ID (e.g., matrícula). Many applicants use a passport. | Courtney, guest card, 2026-07-15 (+2 more); Situs website criteria page | 4 | stated |
| 41 | company | application process link | Rental applications are completed online through an AppFolio link that staff send to the applicant by text and email. | Assistant Lead, guest card, 2026-07-29 (+11 more); ingest leasing.applicationLinkMode | 3 | stated |
| 42 | company | application process link | Current listings are at thesitusgroup.com/availabilities/residential. Showings can be scheduled for any listed unit. | Assistant Lead, guest card, 2026-07-29 (+3 more) | 3 | stated |
| 43 | company | application process link | A virtual showing can be arranged for prospects who can't tour in person (e.g. out of area or out of state). The leasing agent sends the meeting link and can answer questions during the walkthrough, and the applicant can apply before an in-person tour. | Assistant Lead, guest card, 2026-08-26 (+8 more) | 3 | implied |
| 44 | company | application status | Staff can update an application on the applicant's behalf if the applicant texts the information when the portal won't accept it. | staff, resident thread, 2026-07-02 | 3 | stated |
| 45 | company | cosigner | A cosigner must submit their own separate application through the application link. On the second page they select "I am applying as a guarantor/co-signer for another applicant. (I will not be living on the property.)" | Courtney, AppFolio inbox, 2026-10-12 (+10 more) | 3 | stated |
| 46 | company | cosigner | Listing a cosigner in the income section of the applicant's own application is not enough. Each cosigner must submit their own application. | staff, resident thread, 2026-05-19 (+3 more) | 3 | stated |
| 47 | company | cosigner | When a cosigner is required, the application cannot proceed until the cosigner submits their own application. Processing continues once it is received, and staff then review everything and follow up if more is needed. | Assistant Lead, guest card, 2026-08-17 (+10 more) | 3 | stated |
| 48 | company | deposit movein costs | Security deposit amount is set by application screening; the amount for a specific home is on its listing/lease. | Courtney, guest card, 2026-08-25 (+1 more); ingest pricingDetails.securityDeposit; signed leases | 3 | stated |
| 49 | company | deposit movein costs | Move-in on the 1st: full month's rent plus deposit. Move-in after the 1st: prorated rent plus full deposit. | Assistant Lead, AppFolio inbox, 2026-10-05 (+4 more); Situs website criteria page | 3 | stated |
| 50 | company | income credit requirements | Rental criteria (income, credit, rental history and other screening) are published at https://www.thesitusgroup.com/residentialrentalciteria. | Assistant Lead, guest card, 2026-08-05 (+1 more); Situs website criteria page | 3 | stated |
| 51 | company | income credit requirements | 12 months of verifiable income history is required. | Situs website criteria page; ingest knowledge.income-requirement | 3 | stated |
| 52 | company | income credit requirements | A double security deposit can be required for approval because of credit requirements. | staff, resident thread, 2026-06-30 (+1 more); Situs website criteria page | 3 | stated |
| 53 | company | income credit requirements | 2 years of verifiable rental history is required, and previous landlords are contacted for a landlord reference. | Lee, guest card, 2026-01-31 (+1 more); Situs website criteria page | 3 | stated |
| 54 | company | lease terms | Standard lease term is 12 months. Renewal options are a new 12-month lease or month-to-month. | Assistant Lead, guest card, 2026-08-06 (+5 more); ingest renewal.offerTerms; signed leases | 3 | stated |
| 55 | company | move in process keys | After approval, an inspection is scheduled first, then the lease signing is scheduled once the inspection date is known. | Lee, guest card, 2025-06-02 | 3 | stated |
| 56 | company | move in process keys | If an applicant needs a later move-in date than the one on the application, staff call to plan the move-in. | Miriam, guest card, 2026-06-29 | 3 | implied |
| 57 | company | other | Staff can send a recorded video tour of the home to prospects who cannot attend a live tour. | Deiby, guest card, 2026-07-28 (+1 more) | 3 | implied |
| 58 | company | required documents | Accepted proof of income: pay stubs, W-2, or bank statements. | Deiby, application, 2026-05-05 (+7 more) | 3 | stated |
| 59 | company | unit features | Staff can send a walk-through video of the home if a live virtual tour isn't possible. | Deiby, guest card, 2026-08-10 | 3 | implied |
| 60 | company | vouchers assistance | Subsidized applicants must earn at least 2x their portion of the rent, OR the voucher must cover at least ⅔ of the rent. | Situs website criteria page; ingest knowledge.income-requirement | 3 | stated |
| 61 | company | vouchers assistance | A voucher is considered against the rent of the specific home; the rent is on the listing. | staff, resident thread, 2018-10-01; Situs website criteria page | 3 | implied |
| 62 | company | application fee | Application fee: sources disagree on whether Situs charges one. | staff, resident thread, 2026-08-21 (+4 more); ingest pricingDetails.applicationFee; signed leases | 2 | conflicting |
| 63 | company | application fee | The fee for each additional adult applicant can be skipped at first, but each must pay it ($45 per applicant) once the primary applicant is approved. | Assistant Lead, guest card, 2026-07-06 (+1 more); ingest pricingDetails.applicationFee | 2 | conflicting |
| 64 | company | application fee | All individuals 18 years and older must submit a separate application. | Assistant Lead, guest card, 2026-07-06 (+1 more); Situs website criteria page; ingest knowledge.application-documents | 2 | stated |
| 65 | company | application fee | Once approved, paying the deposit holds the home until move-in. | ingest knowledge.after-approval | 2 | stated |
| 66 | company | application process link | The application fee is on the listing. Sources disagree on the amount: AppFolio Listings shows $45 (seen 2026-10-22); AppFolio Charge detail shows $40 (seen 2026-07-27); the leases carry only an acknowledgement of a fee disclosure with no amount; Arizona's marketing text says $31; an earlier ledger rule says there is no application fee. | ingest pricingDetails.applicationFee; signed leases | 2 | conflicting |
| 67 | company | application process link | Every applicant on the lease must submit their own application with their own information so screening can be run. A cosigner's application does not replace a tenant's application. | Courtney, AppFolio inbox, 2026-10-06 (+6 more); Situs website criteria page | 2 | stated |
| 68 | company | application process link | In a group application each roommate gets their own application, and cosigners are listed with their applicants. Staff can update applications to add or remove names. | Lee, guest card, 2026-05-12 (+4 more) | 2 | implied |
| 69 | company | application status | Review includes screenings, a landlord reference from the current landlord, and an employer reference. Staff email the landlord and employer to verify, so the applicant should give them a heads up. | Courtney, guest card, 2026-06-11 (+7 more); Situs website criteria page | 2 | stated |
| 70 | company | application status | Every adult (18+) must submit their own application. For groups, co-applicants and cosigners, staff wait until every applicant has submitted before reviewing and deciding on all the applications together. | Courtney, guest card, 2026-07-27 (+11 more); Situs website criteria page; ingest knowledge.application-documents | 2 | stated |
| 71 | company | background eviction criminal | Arrest records of any kind are not considered. | Situs website criteria page | 2 | stated |
| 72 | company | background eviction criminal | Screening decisions are based solely on the written rental criteria, applied equally to all applicants. | Courtney, application, 2026-01-15; Situs website criteria page | 2 | stated |
| 73 | company | background eviction criminal | Pending serious criminal charges or an outstanding warrant must be resolved before approval. | Lee, application, 2026-03-03 (+3 more); Situs website criteria page | 2 | conflicting |
| 74 | company | background eviction criminal | Every person 18 or older must submit a separate application. | Situs website criteria page; ingest knowledge.application-documents | 2 | stated |
| 75 | company | cosigner | A cosigner must show proof of income of 3x the monthly rent. This is the cosigner's income alone, not combined with the applicant's. | Michelle, guest card, 2025-07-11 (+3 more) | 2 | stated |
| 76 | company | cosigner | A cosigner must have a good credit score (600+). | Michelle, guest card, 2025-07-11 (+2 more) | 2 | stated |
| 77 | company | cosigner | An application that does not meet approval requirements can be re-evaluated with a qualified cosigner and a double deposit. | Courtney, application, 2026-01-15 (+1 more) | 2 | stated |
| 78 | company | deposit movein costs | A partial security deposit payment can be made in the portal: Payments > Pay Now > choose a payment method > edit the Payment Amount field if it is editable. | staff, resident thread, 2026-08-04 (+5 more) | 2 | stated |
| 79 | company | deposit movein costs | After a partial security deposit payment, the remaining deposit is due on or before move-in. | Assistant Lead, guest card, 2026-08-04 (+5 more) | 2 | stated |
| 80 | company | deposit movein costs | Rent for a partial first month is prorated by daily rate: monthly rent and option fees divided by the days in that month. | Assistant Lead, AppFolio inbox, 2026-10-05 (+5 more); signed leases | 2 | stated |
| 81 | company | deposit movein costs | First month's rent is due at move-in. | Lee, guest card, 2026-08-29 (+2 more); Situs website criteria page; signed leases; ingest knowledge.rent-due-and-grace | 2 | conflicting |
| 82 | company | deposit movein costs | With a pet, move-in costs also include the pet deposit ($300) and a prorated monthly pet fee. | Assistant Lead, guest card, 2026-08-26 (+3 more); ingest pricingDetails.petDeposit; ingest pricingDetails.petRent; signed leases | 2 | implied |
| 83 | company | deposit movein costs | An advocate or third party paying the deposit should call the office number and press option 2. | Lee, guest card, 2026-02-26 | 2 | stated |
| 84 | company | income credit requirements | If income is borderline, a co-signer or a full month's rent as deposit may be requested. | Courtney, application, 2026-04-02 (+1 more) | 2 | implied |
| 85 | company | income credit requirements | No outstanding rent debt to a prior landlord unless a formal payment plan is in place; an application can't proceed if a prior landlord balance is owed. | Courtney, application, 2026-03-06 (+5 more); Situs website criteria page | 2 | stated |
| 86 | company | income credit requirements | Applicants with a payment arrangement with a prior landlord or property manager should provide a copy of that agreement for review. | Courtney, guest card, 2026-05-12; Situs website criteria page | 2 | stated |
| 87 | company | income credit requirements | Balances owed to prior landlords shown on the background/credit report are reviewed, and the applicant is asked to explain them during application review. | Courtney, guest card, 2026-03-06 (+4 more) | 2 | implied |
| 88 | company | lease terms | Written approval is required before any sublease. Subtenants must complete an application and background check. | Eileen, guest card, 2026-03-10 (+1 more) | 2 | stated |
| 89 | company | lease terms | Sublease requests must be submitted in writing with the proposed subtenant's information: name, phone, email, copy of ID, and dates of stay. | Eileen, guest card, 2026-03-10 (+3 more) | 2 | stated |
| 90 | company | lease terms | The resident remains fully responsible for the subtenant, and all communication goes through the resident. | staff, resident thread, 2025-11-18 (+1 more) | 2 | stated |
| 91 | company | lease terms | Move-out requires [notice days: to confirm] days' written notice, with notice_days = 30. Verbal notice alone is not sufficient. | Deiby, guest card, 2026-08-29 (+11 more); signed leases | 2 | stated |
| 92 | company | move in process keys | For move-in, staff offer set times to meet the renter, hand over keys and complete the move-in; a renter who arrives later and can't meet staff can have a lockbox set up with the welcome packet and keys. | staff, resident thread, 2025-08-12 (+5 more) | 2 | implied |
| 93 | company | move in process keys | An incoming tenant may store belongings at the home before the lease starts only if the current tenants agree, and with a list of the items emailed to staff. | staff, resident thread, 2026-06-01 (+5 more) | 2 | implied |
| 94 | company | occupancy limits | Only people on the lease may live in the unit, and no unauthorized occupants are allowed. Anyone else who wants to live there must be screened and authorized before moving in. Additional occupants must be reported to management. | Lee, guest card, 2026-07-17 (+2 more); signed leases | 2 | stated |
| 95 | company | occupancy limits | Anyone 18 or older who plans to move in must be reported to the office and complete a background screening, even if they are not financially responsible. | Deiby, guest card, 2026-07-17; Situs website criteria page | 2 | stated |
| 96 | company | other | Staff review security camera footage only for specific dates and times. Time windows that are too broad are not reviewed. | Deiby, guest card, 2026-08-21 (+2 more) | 2 | stated |
| 97 | company | other | For a loss or incident that needs broad camera footage, the resident files a police report and gives police the property's information so police can request and review the footage. | Deiby, guest card, 2026-08-21 (+1 more) | 2 | stated |
| 98 | company | other | To check cameras for a reported incident, staff ask the resident for the estimated days and times it occurred. | Deiby, guest card, 2026-08-21 (+4 more) | 2 | stated |
| 99 | company | other | For a camera footage request, the resident sends a photo of the area (e.g. the parking spot) so the correct camera angle can be found. | staff, resident thread, 2026-08-04 (+1 more) | 2 | implied |
| 100 | company | other | Maintenance requests are submitted through the AppFolio portal with the resident's availability. Residents should not purchase or replace parts themselves. | staff, resident thread, 2026-08-26; ingest knowledge.maintenance-requests | 2 | stated |
| 101 | company | required documents | To verify income, a notarized letter from the employer on company letterhead stating income can be sent. If that isn't available, send the last two months of pay stubs and/or bank statements. | Deiby, guest card, 2026-08-28 (+1 more) | 2 | stated |
| 102 | company | required documents | Copy of ID and proof of income can be sent by text or by email to the office. | Miriam, guest card, 2026-05-08 (+5 more) | 2 | stated |
| 103 | company | required documents | 2 years of verifiable rental history is required to apply. | Deiby, guest card, 2026-06-17 (+1 more); Situs website criteria page | 2 | stated |
| 104 | company | vouchers assistance | All legal sources of income are accepted, including housing subsidies and Social Security/Disability (SSI/SSID). | Situs website criteria page; ingest knowledge.income-requirement | 2 | stated |
| 105 | company | vouchers assistance | When a housing agency helps with a move-in, the agency must send a completed RFTA form before the move-in date. | Deiby, guest card, 2026-08-20 (+2 more) | 2 | implied |
| 106 | company | vouchers assistance | Voucher applicants must submit the RFTA and confirm the security deposit; if they don't confirm, the application is cancelled and the unit is released. | Miriam, application, 2025-09-05 (+1 more) | 2 | implied |
| 107 | company | vouchers assistance | The housing authority must inspect the unit before a voucher/housing-assistance tenant can move in. | staff, resident thread, 2026-05-26 (+4 more) | 2 | implied |
| 108 | company | application fee | Situs does not collect application or screening fees; they are paid to TurboTenant, so Situs cannot refund them. Refund requests go to TurboTenant Support. | Assistant Lead, guest card, 2026-07-22 | 1 | stated |
| 109 | company | application process link | The applicant is the one who should complete the application. A helper such as a housing navigator can assist through the link. | Deiby, guest card, 2026-08-11 (+3 more) | 1 | stated |
| 110 | company | application process link | To send an application link, staff need the applicant's full name, email and phone number. | Deiby, guest card, 2026-08-10 (+2 more) | 1 | stated |
| 111 | company | application process link | A valid government-issued photo ID with date of birth is required (e.g. Driver's License, State ID, Passport). | Situs website criteria page; ingest knowledge.application-documents | 1 | stated |
| 112 | company | application process link | A household member with no rental history can still be worked with, but each adult household member must still submit their own application. | Courtney, application, 2025-04-22 (+3 more) | 1 | stated |
| 113 | company | application process link | Staff can text or email the application link to a co-applicant's own phone or email, and can update the email on the application later. To send it, staff need that person's email address. | Lee, AppFolio inbox, 2026-10-07 (+7 more) | 1 | stated |
| 114 | company | application process link | Processing of a group or co-applicant application waits until every co-applicant has submitted. If a co-applicant never submits, the application is canceled. | Assistant Lead, AppFolio inbox, 2026-10-06 (+7 more) | 1 | stated |
| 115 | company | application process link | Enter the move-in date on the application in month-first format, e.g. 03-01-2026 for March 1, 2026. | Deiby, guest card, 2026-02-05 (+1 more) | 1 | stated |
| 116 | company | application process link | Staff verify rental references by contacting landlords and employers (the case manager for shelter-program applicants). The application stays pending until they respond. | Courtney, application, 2026-09-01 (+2 more) | 1 | implied |
| 117 | company | application process link | When the application link is sent varies: after the tour (most common); at the showing once the prospect arrives (X00677, X00688, 2026); before the showing or on request (X01403, X01405, X02241, 2026); or after the renter confirms the showing (X02903, 2026). | Miriam, AppFolio inbox, 2026-10-16 (+11 more) | 1 | conflicting |
| 118 | company | application process link | To schedule a tour or get more information, reply to the email or text, or call the office and press option #1 to reach a leasing agent. A leasing agent also follows up with a call. | Courtney, AppFolio inbox, 2026-10-20 (+11 more) | 1 | stated |
| 119 | company | application process link | A guest card: (a) a guest card email is sent after a visit (X00768, X00769, X00821, 2026); or (b) a guest card inquiry triggers a showing invitation asking for the prospect's availability (X01138, X01139, X01142, 2026). | Deiby, guest card, 2026-07-31 (+5 more) | 1 | conflicting |
| 120 | company | application status | Applications are prioritized by order of completion. If another group completes its application first and is approved, the home goes to them and other applicants are told it is no longer available. Staff can offer other available homes and apply the existing application to a different one. | Lee, guest card, 2026-07-08 (+9 more) | 1 | stated |
| 121 | company | application status | A unit with a pending application can still receive other applications, in case the first one falls through. Prospects are not given priority on request. | staff, resident thread, 2026-02-26 (+3 more) | 1 | implied |
| 122 | company | application status | Once approved, paying the security deposit holds the home until move-in. | ingest knowledge.after-approval | 1 | stated |
| 123 | company | application status | If an application is denied, management sends a written explanation by email. | Situs website criteria page | 1 | stated |
| 124 | company | background eviction criminal | Felony conviction within the past 5 years: applicant not accepted. | Courtney, application, 2026-01-15; Situs website criteria page | 1 | stated |
| 125 | company | background eviction criminal | Felony conviction for possession of weapons: applicant not accepted, regardless of date. | Situs website criteria page | 1 | stated |
| 126 | company | background eviction criminal | Convictions older than 5 years are not considered, except those listed under Colo. Rev. Stat. § 38-12-904: distribution, manufacture or sale of methamphetamine or amphetamine; possession of materials to make meth/amphetamines; sex offender registry cases; and convictions under Colorado Criminal Code Part 1 (homicide and related offenses), Part 2 (stalking), Part 3 (kidnapping), Part 4 (unlawful sexual behavior) and Part 5 (human trafficking and slavery). | Situs website criteria page | 1 | stated |
| 127 | company | background eviction criminal | A background check is run on all residents. | Miriam, guest card, 2025-05-09; Situs website criteria page | 1 | stated |
| 128 | company | background eviction criminal | A unit cannot be held for an applicant with recent charges pending. | Lee, application, 2026-03-03 (+3 more) | 1 | stated |
| 129 | company | background eviction criminal | Misdemeanor deferred sentence: reviewed case by case with the manager, together with the rest of the application. | Deiby, guest card, 2026-05-18; Situs website criteria page | 1 | implied |
| 130 | company | background eviction criminal | Non-monetary eviction within the past 7 years: applicant not accepted, unless a payment plan is active. | Situs website criteria page | 1 | stated |
| 131 | company | cosigner | Co-signers may be accepted only to support income or credit qualifications. | Situs website criteria page | 1 | stated |
| 132 | company | cosigner | Co-signers are not accepted for delinquent debt. | Michelle, application, 2025-07-11; Situs website criteria page | 1 | conflicting |
| 133 | company | cosigner | When a cosigner is needed, the applicant is asked to add the cosigner to the application. Cosigners are listed on the applicant's application. | Assistant Lead, application, 2026-03-18 (+1 more) | 1 | stated |
| 134 | company | cosigner | If the applicant could not enter the cosigner's contact information, staff can update it on the application. | Assistant Lead, application, 2026-03-18 | 1 | stated |
| 135 | company | cosigner | Staff need the cosigner's email to send them the application. | Michelle, guest card, 2025-07-11 (+2 more) | 1 | stated |
| 136 | company | cosigner | The tenant who will be on the lease must still submit their own separate application with their own information so background screening can be run. This is in addition to the cosigner's application. | staff, resident thread, 2026-03-16 (+2 more); Situs website criteria page; ingest knowledge.application-documents | 1 | stated |
| 137 | company | deposit movein costs | The security deposit is required before occupancy. | Lee, guest card, 2026-02-26 (+1 more); ingest knowledge.after-approval | 1 | stated |
| 138 | company | deposit movein costs | A double security deposit is required if 12 months of employment history or 2 years of rental history (including a landlord reference) cannot be verified. | Lee, AppFolio inbox, 2026-10-07 (+3 more); Situs website criteria page; ingest knowledge.income-requirement | 1 | stated |
| 139 | company | deposit movein costs | Some approvals are conditional on a double security deposit based on credit; a lower deposit depends on credit score. | Courtney, guest card, 2026-06-30 (+4 more) | 1 | implied |
| 140 | company | deposit movein costs | If the lease starts after the 20th of the month, payment for the partial month plus the next full month is due on execution. | signed leases | 1 | stated |
| 141 | company | deposit movein costs | The portal welcome letter shows the move-in payment breakdown (deposit, prorated rent, any promotion credit) and the actual monthly charges with incentives applied. | Assistant Lead, guest card, 2026-07-30 (+3 more) | 1 | stated |
| 142 | company | deposit movein costs | A deposit to hold a unit before approval. | Lee, application, 2025-06-18 (+4 more) | 1 | conflicting |
| 143 | company | deposit movein costs | A unit is held only for a limited time while a renter waits on voucher or deposit assistance; if other applications come in and no confirmation or deposit arrives, staff move forward with other applicants. | Deiby, application, 2026-03-17 (+4 more) | 1 | implied |
| 144 | company | deposit movein costs | Document given to an assistance agency to show the deposit amount. | Assistant Lead, guest card, 2026-08-31 (+6 more) | 1 | conflicting |
| 145 | company | deposit movein costs | Situs no longer works with Rhino (deposit alternative). | Lee, guest card, 2026-02-26 (+1 more) | 1 | stated |
| 146 | company | income credit requirements | If income doesn't meet a unit's qualification requirement, other units are suggested. | Courtney, application, 2026-04-02 (+1 more) | 1 | implied |
| 147 | company | income credit requirements | Co-signers are accepted only to support income or credit qualifications, not for criminal background concerns or delinquent debt. | Situs website criteria page | 1 | stated |
| 148 | company | income credit requirements | Employment is verified by phone with the applicant's employer during application review; applicants may be asked for a direct phone number. | Michelle, guest card, 2025-12-03 (+2 more) | 1 | implied |
| 149 | company | lease terms | Early lease break carries a lease breakage fee unless documentation shows a qualifying need (e.g., caring for a family member). Amount not stated. | Courtney, AppFolio inbox, 2026-10-19 (+3 more); signed leases | 1 | conflicting |
| 150 | company | lease terms | Move-out notice must list the names of all lease signers, the unit's full address, the move-out date (not before the lease term ends), and the reason for moving. | Deiby, guest card, 2026-06-08 (+2 more) | 1 | stated |
| 151 | company | lease terms | Move-out notice can be sent by email or text reply. Situs then sends the move-out procedures. | Deiby, guest card, 2026-08-29 (+5 more) | 1 | stated |
| 152 | company | lease terms | Residents must tell the office whether they are renewing or moving out by the end of the month before the lease expires (e.g., by Aug 31 for a Sept 30 lease end). | staff, resident thread, 2026-08-29 (+4 more) | 1 | stated |
| 153 | company | lease terms | The vacate date must fall on the last day of a calendar month. | signed leases | 1 | stated |
| 154 | company | lease terms | A notice to vacate cannot be withdrawn without the landlord's written consent. | signed leases | 1 | stated |
| 155 | company | lease terms | Notice-to-vacate requirements are in section 1.21 of the lease. A balance can remain if proper notice was not given. | staff, resident thread, 2026-08-13; signed leases | 1 | stated |
| 156 | company | lease terms | Short notice can bring itemized charges, including marketing and showing costs, rent, and repayment of move-in concessions or discounts. | signed leases | 1 | stated |
| 157 | company | lease terms | When a resident says they won't renew, staff mark the lease as non-renewing and can suggest other available properties. | Eileen, guest card, 2026-03-13 | 1 | implied |
| 158 | company | lease terms | At move-out the tenant must thoroughly clean the unit. If it is left substantially less clean than at move-in, cleaning charges may be deducted from the deposit. | staff, resident thread, 2026-08-01; signed leases | 1 | stated |
| 159 | company | lease terms | At move-out the tenant must return all keys, access cards, devices and remotes. Possession is not surrendered until keys are turned in and receipt is acknowledged. | signed leases | 1 | stated |
| 160 | company | lease terms | Keys can be dropped off at the office at 333 W. Hampden Ave, Suite 200, Englewood, CO 80110. | Deiby, AppFolio inbox, 2026-10-02 (+3 more) | 1 | stated |
| 161 | company | lease terms | When all residents have moved out, keys are left in the unit; tell staff if keys are left in the unit so someone can lock it up. | Deiby, AppFolio inbox, 2026-10-02 (+2 more) | 1 | conflicting |
| 162 | company | lease terms | After move-out, maintenance does a move-out inspection, and deductions for damage or outstanding charges come from the security deposit. | staff, resident thread, 2026-08-01 (+1 more); signed leases | 1 | stated |
| 163 | company | lease terms | Deposit refund timing after move-out is [deposit return days: to confirm] days. | staff, resident thread, 2026-08-30 (+4 more); signed leases | 1 | conflicting |
| 164 | company | lease terms | Renewal terms are set by ownership; staff can pass a resident's request for a different renewal rate to ownership. | staff, resident thread, 2026-06-29 | 1 | stated |
| 165 | company | move in process keys | After approval, a leasing agent contacts the applicant to help with the process and to schedule the lease signing. | Assistant Lead, guest card, 2026-08-31 (+9 more) | 1 | stated |
| 166 | company | move in process keys | A lease signing can be scheduled if the applicant has questions. | Assistant Lead, guest card, 2026-03-30 (+3 more) | 1 | stated |
| 167 | company | move in process keys | Leases can be signed electronically or in person at the Situs office. | Miriam, guest card, 2026-05-26 (+3 more) | 1 | implied |
| 168 | company | move in process keys | Physical lease signing is at the Situs office (333 W. Hampden Ave, Suite 200, Englewood, CO 80110) by appointment, not at the property. | Assistant Lead, guest card, 2026-07-23 (+8 more) | 1 | conflicting |
| 169 | company | move in process keys | Move-in and key handoff are scheduled on weekdays because the office is closed on weekends. | Miriam, guest card, 2026-06-29 (+4 more) | 1 | conflicting |
| 170 | company | move in process keys | Mail key replacement charge: $150. | Assistant Lead, application, 2026-05-12 (+9 more) | 1 | stated |
| 171 | company | occupancy limits | A person who is not on the application at first (for example a sibling) can be added to the lease later if they decide to move in. They must apply as well. | Lee, guest card, 2026-06-03 (+2 more); signed leases | 1 | implied |
| 172 | company | occupancy limits | Someone who is staying in the unit and wants to be added to the lease must re-apply. Until then they are not an authorized signer on the lease. | staff, resident thread, 2024-07-11 | 1 | stated |
| 173 | company | occupancy limits | Landlord must approve any change of authorized occupants in writing before the person moves in, except for children born or adopted during the lease term. | signed leases | 1 | stated |
| 174 | company | occupancy limits | To add an occupant under 18, Situs needs only their full legal name and date of birth. | staff, resident thread, 2026-08-15; Situs website criteria page | 1 | stated |
| 175 | company | other | To refer someone, the resident gives the office the referral's name and phone number by replying to the message, calling the office (Option 1), or emailing the referral details. | Assistant Lead, guest card, 2026-07-23 (+8 more) | 1 | stated |
| 176 | company | other | A resident who refers someone gets a [referral credit: to confirm] rent credit once the referred person is approved, signs a lease, and pays the first two months' rent. The amount varies by property and date. | Assistant Lead, AppFolio inbox, 2026-10-22 (+11 more) | 1 | conflicting |
| 177 | company | other | Residents can view their balance and ledger and make payments in the online resident portal. | staff, resident thread, 2026-06-10 | 1 | stated |
| 178 | company | other | Staff can email a resident their account ledger, or a detailed charge and payment breakdown, on request. | Assistant Lead, guest card, 2026-07-31 (+3 more) | 1 | implied |
| 179 | company | required documents | ID is not needed for a showing. It is needed when completing the application. | Miriam, guest card, 2025-10-28 (+3 more) | 1 | stated |
| 180 | company | required documents | For a voucher applicant: photo ID for everyone 18 or older, total number of household members, proof of income, and a copy of the voucher. | Deiby, guest card, 2026-03-06 (+2 more) | 1 | stated |
| 181 | company | required documents | Number of pay stubs needed to verify income. | Courtney, AppFolio inbox, 2026-10-22 (+4 more) | 1 | conflicting |
| 182 | company | required documents | An applicant with only one pay stub because of a new job should still submit the application. Staff send the employer a questionnaire about length of employment. | Lee, application, 2025-10-30 (+1 more) | 1 | stated |
| 183 | company | required documents | An employer reference alone is not enough. Pay stubs or bank statements are also needed. | Courtney, application, 2026-05-07 (+2 more) | 1 | conflicting |
| 184 | company | required documents | A reference letter can be attached to the rental application when it is submitted. | Miriam, guest card, 2026-04-01 | 1 | stated |
| 185 | company | smoking | Smoking is not permitted inside any unit. | Deiby, guest card, 2026-08-28 (+6 more); signed leases; ingest knowledge.smoking | 1 | stated |
| 186 | company | smoking | Residents who smoke must do so outside, at least [distance: to confirm] feet from building entrances. | Miriam, guest card, 2026-06-17 (+5 more); signed leases | 1 | conflicting |
| 187 | company | smoking | The no-smoking rule includes marijuana. | Miriam, guest card, 2026-06-17 (+4 more); signed leases | 1 | stated |
| 188 | company | specials promos | Move-in specials (free rent, gift cards, bonuses) vary by property and unit. The current special for a home is on its listing, and ongoing promotions are listed at thesitusgroup.com/availabilities/residential. | Courtney, AppFolio inbox, 2026-10-12 (+5 more) | 1 | stated |
| 189 | company | specials promos | Some properties offer a welcome/sign-up bonus for new tenants. Details are on the listing. | Deiby, guest card, 2026-01-16 (+3 more) | 1 | stated |
| 190 | company | specials promos | A referral incentive is paid when a referred friend or family member moves in. The amount is listed per property. | Deiby, guest card, 2026-01-16 (+4 more) | 1 | conflicting |
| 191 | company | unit features | For maintenance concerns such as a broken fixture, submit a work order through the AppFolio portal with your availability for entry. Do not purchase or replace parts yourself; maintenance inspects and decides on repair or replacement. | Deiby, guest card, 2026-08-26; ingest knowledge.maintenance-requests | 1 | stated |
| 192 | company | utilities | If the Xcel account isn't transferred into the tenant's name at move-in, the utility charges are billed back to the tenant's ledger. Situs can provide copies of the Xcel statements. | Assistant Lead, guest card, 2026-07-28 | 1 | stated |
| 193 | company | utilities | Residents arrange their own internet service with a provider (e.g. Quantum Fiber) unless the building includes internet. | staff, resident thread, 2026-07-31 (+2 more) | 1 | implied |
| 194 | company | vouchers assistance | Voucher applicants also provide proof of income and a copy of their photo ID to continue the application, by reply, email or text. | Deiby, guest card, 2026-02-04 (+3 more); Situs website criteria page; ingest knowledge.application-documents | 1 | stated |
| 195 | company | vouchers assistance | Voucher applicants are asked whether they have started the transfer voucher process. | Courtney, application, 2025-09-05 | 1 | implied |
| 196 | company | vouchers assistance | For approved voucher applicants, the RFTA/housing packet goes to the leasing email, can be dropped off at the office, or can be sent by the caseworker; staff complete it and submit it to Housing. | Assistant Lead, guest card, 2026-08-31 (+9 more) | 1 | implied |
| Store | What it held |
|---|---|
| Guest-card threads (AppFolio, robot read-only copy) | 1,563 cards; 5,671 distinct staff messages, 2022 to 2026. The main source. |
| Rental-application threads (same copy) | 155 applications; 597 distinct staff texts (approvals, deposits, documents) |
| AppFolio inbox copy in PropFlow | 485 conversations; about 1,500 staff replies, Sep to Oct 2026 (Lee, Deiby, Courtney, Miriam, Eileen) |
| Resident threads (same copy) | 1,407 distinct staff replies to residents, 2026 |
| Situs mailbox (Gmail lane) | 10 inbound emails stored; none held a leasing answer. The lane only keeps replies. |
| AppFolio inbox rows by building | 0 rows |
| Situs website, criteria page | Read 2026-10-22: ID, income 2x rent, credit, rental history, criminal history, co-signer, move-in costs, denial letter |
| propflow-ingest found values | Run 32, 29 values (deposit, pet fees, utilities and parking per building, decision time) |
| Signed leases | 195 leases pulled 2026-09-02 (pets, parking, utilities, guests, deposit return) |