Services · Residency Contract Qualification
No Pay Stubs Yet. A Signed Residency Contract. Here Is How That Rents an Apartment.
Income screening is built for people who already have paychecks. An incoming intern has something different: a signed contract with a start date and a salary on it, and a first pay date that lands after the lease needs signing. That mismatch is the single most common snag in a resident’s application — and it is solvable.
Free to residents and fellows — the community pays the locator fee. No obligation, and no unit ever pushed on you.
$0
What a resident or fellow pays us. Communities fund the locator fee on every placement — intern year included.
1 day
Our target from your intake call to a first matched list — the pace a Match-to-July timeline actually needs.
40+
San Antonio communities on our policy tracker, logged with lease terms, income-documentation rules, and quiet-unit notes.
In writing
How every quote reaches you — pricing and screening criteria confirmed against current property sheets, never from memory.
Why this matters
What it costs to do nothing
Apply blind and the failure mode is expensive: an application fee and an admin fee paid to a community whose screening system wants two recent pay stubs it cannot have, a denial or a stall on your record, and days lost in the exact window when the calendar is tightest. Some renters then over-correct — paying months up front or signing at whichever property asks the fewest questions — when a community two blocks away would have taken the contract as written.
Why clients choose us for residency contract qualification
- A signed residency contract is accepted as income documentation at many communities per their written policies — and we verify that policy against the current criteria sheet before you spend a dollar applying.
- We know what a complete documentation package looks like: the executed contract, the program’s verification letter where offered, and photo ID — assembled once, submitted cleanly, instead of drip-fed to a frustrated screener.
- Where a community’s written policy will not take the contract alone, we lay out its stated alternatives before you apply — guarantor or co-signer terms, a larger deposit where the policy names one — so nothing about the outcome is a surprise.
- Fellows and PGY-2s moving programs get the same treatment on transfer: current pay stubs plus the new contract, matched to each community’s stated rules for a job change.
The practical answer
The scope is narrow and useful: we match your documentation to each community’s written screening criteria before any application goes in. That means reading the actual policy — not the leasing agent’s recollection of it — and putting the relevant line in front of you. What we never do matters as much: we never promise approval, because screening decisions belong to each community under its own criteria; we never collect Social Security numbers, bank credentials, or driver-licence numbers through this site; and we never coach anyone to misstate anything. What you get is a shortlist where the paperwork you actually have matches the policy actually in force, which is most of the battle. This is apartment-search help, not financial or legal advice.
Common questions
- Will a community really lease to someone who has never been paid?
- Many will, under their written policies, when the file shows an executed residency contract with a start date and salary. The policies differ on details — some want the start date within a set number of days, some want a program verification letter alongside — which is exactly what we check per community before you apply.
- Does using a locator improve my odds of approval?
- No, and be wary of anyone who says otherwise. Screening is the community’s decision under its own criteria. What we change is targeting: you apply where the written policy already fits your documentation, instead of discovering the mismatch after the fee is paid.
- What if I have thin or no rental history on top of no pay stubs?
- Common for a graduating medical student, and communities see it constantly. Their written policies state how it is handled — some weight the contract and deposit, some ask for a guarantor. We flag which path each shortlisted community takes so you can decide with the facts in front of you.
- My co-applicant has regular W-2 income. Does that change things?
- Often, yes — most policies screen household income together, so a partner’s pay stubs can carry the file while your contract documents your side. How the two are combined is policy-specific, and it is one of the first things we confirm on your shortlist.
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Match week is loud. The housing search doesn’t have to be.
Tell us your program, your start date, and how you need to sleep. We shortlist, verify the written policies, and run the San Antonio legwork while you finish medical school.