Frequently Asked Questions
See our frequently asked questions however if you have additional inquiries please fill out our contact form and we will get back to you!
Amenities
Q: What amenities are offered at Valley Oaks?
A: Valley Oaks offers a wide range of community amenities along with in‑unit features that vary by floor plan. For a complete list, see below:
- Two swimming pools
- Fitness center
- Playground
- Grilling stations
- Pet playground
- Laundry room
- Secure package lockers
- Granite countertops (select units)
- Modern tile backsplashes (select units)
- Energy-efficient stainless steel appliances (select units)
- Upgraded flooring (select units)
- Patios/balconies (select units)
- Fireplaces (select units)
- In-unit washer/dryer or hookups (select units)
Q: Are there additional fees for amenities and services?
A: Yes. The following non-optional monthly fees are added to the base rent. For a complete list, see below:
- $67 Amenity Fee
- $35 Trash/Valet
- $15 Maintenance
- $9 Parcel Locker
- $8 Pest Control
- $50 Parking Fee (if applicable)
- $35–$45 Monthly Pet Rent (if applicable)
Q: Is there reserved or covered parking? What are the parking fees?
A: Reserved parking is available for $50 per month per vehicle. There are no garages or covered parking options. Guest parking is free but may require registration. All vehicles must be registered.
Application
Q: What are the income and credit score requirements for approval?
A: Applicants must earn at least 2.5 times the monthly rent in verifiable income. Screening includes a review of credit, rental history, and criminal background. Although there is no published minimum credit score, most approvals require a FICO score of at least 540. Guarantors are allowed if needed and must earn at least four times the rent. For a complete list, see below:
- Income requirement: ≥ 2.5× Rent
- Credit/Rental/Criminal Screening
- Typical FICO for Approval: ≥ 540
- Guarantor Income Requirement: ≥ 4× Rent
Q: What are the application and move‑in fees?
A: The application fee is $75 per adult. A $200 non-refundable administrative fee is due at move‑in. Security deposits range from $500 to $1,500 depending on approval, or you may choose a monthly deposit waiver ($50 standard or $80 conditional). Additional move‑in charges may include pet fees, parking fees, amenity fees, and prorated rent.
Q: What is the application process, what documents qualify as proof of income, and can I apply online?
A: Yes, applications can be submitted online. Applicants must upload a government-issued ID, income verification documents, and any housing history documents, and authorize a credit and background check. For a complete list, see below:
- Apply at: www.valleyoaksapartments.com
- Government-Issued Photo ID
- Proof of Income: Recent Pay Stubs, Offer Letter With Salary, or Three Months of Bank Statements
- Self-Rmployed: Tax Returns or 1099 Forms
- Guarantor: Same Documentation Plus Separate Application Fee
- Credit and Background Check Authorization
Q: How long does it take to get approved?
A: Most applications are processed within 24–72 business hours after all required documents are submitted. Delays may occur if documents are missing, employers or rental references do not respond quickly, or during high application volume.
Q: How do cosigners or guarantors work?
A: If applicants do not meet credit or income requirements, a guarantor may be added. Guarantors must earn at least four times the monthly rent, have acceptable credit and rental history, provide documentation, and pay a separate application fee.
Q: How are roommate situations handled, and what is the maximum occupancy?
A: All adult residents must apply, qualify together, and sign the lease. Income is combined for qualification and credit is evaluated as a group. Occupancy is limited to two people per bedroom plus one additional person per household.
Q: What does “approved with conditions” mean?
A: Conditional approval may result from lower credit scores or rental history issues. Applicants may be required to pay a higher deposit (up to $1,500), choose the $80/month deposit waiver, or add a qualified guarantor.
Q: What is the security deposit, and are deposit waivers available?
A: Deposits range from $500 to $1,500 depending on screening results. Deposit waivers are available at $50 per month for standard approvals or $80 per month for conditional approvals.
Q: How far in advance can I apply or reserve an apartment?
A: Approved apartments can typically be held for 10–14 days. Reservations cannot extend beyond two weeks.
Policies
Q: Are short-term lease options available?
A: Standard leases are 12 or 15 months. Shorter terms, such as six‑month leases, may be available for an additional fee, depending on current availability.
Q: Is renter's insurance required?
A: Yes. All residents must maintain renter's insurance with at least $100,000 in personal liability coverage for the duration of their lease.
Q: What is included in the rent? Are utilities or amenities included?
A: Rent does not include utilities. Residents pay for electricity directly and water/sewer through Conservice. Cable and internet are chosen and paid by the resident. Several monthly fees also apply. For a complete list, see below:
- $67 Amenity Fee
- $50 Resident Parking (if applicable)
- $35 Trash/Valet
- $15 Maintenance
- $9 Parcel Locker
- $8 Pest Control
- Water/Sewer Billed Through Conservice
- Electricity Set Up Through Resident’s Chosen Provider
- Cable/Internet: Resident’s Choice
Q: Do you allow pets, and what are the pet fees?
A: Yes. Up to two pets are allowed per apartment. A $400 non-refundable pet fee covers up to two pets. Monthly pet rent is $35 for one pet or $45 for two. Aggressive breeds are prohibited. All residents—whether they own pets or not—must complete a profile at PetScreening.com. Emotional support and service animals require proper documentation. For a complete list, see below:
- Maximum: 2 Pets per Apartment
- Pet Fee: $400 (non-refundable, covers two pets)
- Monthly Pet Rent: $35 (one pet) or $45 (two pets)
- No Aggressive Breeds Allowed
- PetScreening.com Profile Required For All Residents
- ESA/Service Animals Accepted With Documentation
Q: Are utilities paid by the resident? What utility costs should I expect?
A: Yes. Residents are responsible for all utilities. Electric and internet are paid directly by residents, while water, sewer, and trash are billed monthly through Conservice. Additional monthly fees typically total $120–$160, excluding electricity and internet. For a complete list, see below:
- Electricity: Resident Sets Up and Pays Provider
- Internet/Cable: Resident’s Choice
- Water/Sewer/Trash Billed Through Conservice
- $10 City Trash Charge
- $35 Valet Trash
- Amenity/Utility Fees: Approx. $120–$160 Total (excluding electricity and internet)
Q: Can I sublet my apartment or add someone later?
A: Subletting is not permitted. To add a resident, they must apply, be approved, and all adults must qualify under the standard application process.
Q: Do you accept Section 8 or housing vouchers?
A: No. Valley Oaks does not accept Section 8 or other housing vouchers. All applicants must meet the income and credit requirements without voucher consideration.
Tours
Q: Can I schedule an in‑person or virtual tour? How do tours work?
A: In‑person tours can be scheduled online or by phone, and walk‑ins may be accommodated. Virtual tours are not generally offered, but photos, floor plans, and limited video content are available online. Inform the staff if you require accessible or ground‑floor options during your tour.
Apartment Features
Q: Are accessible or ground‑floor apartments available?
A: Yes. Valley Oaks offers both first‑floor and upstairs units. If you need accessibility accommodations, notify the staff during your application or tour. Some units can be modified upon request.