812 Peters Colony Drive
Rockwall, Texas 75087

Effective October 27, 2026 (Revision 2). Applies to 812 Peters Colony Drive, Rockwall, Texas 75087.

Equal Housing Opportunity. Trinity River Properties LLC complies with the federal Fair Housing Act, the Texas Fair Housing Act, and all applicable state and local fair housing law. We do not discriminate on the basis of race, color, religion, sex, national origin, familial status, or disability, or on any other basis protected by applicable law. These criteria are applied identically to every applicant.

1. Who must apply

• Every person 18 years of age or older who will occupy the home must submit a separate, complete application. Trinity River Properties charges no application fee; screening is completed through TurboTenant, which charges its own screening fee directly to the applicant and discloses it before payment.
• Valid, unexpired government-issued photo identification is required.
• A verifiable Social Security number or ITIN, or other lawful documentation sufficient to complete screening, is required.
• An incomplete application is not processed and does not hold the property.

2. Income

• Combined verifiable gross household income must equal or exceed three (3) times the monthly rent — $5,850.00 per month.
• Acceptable documentation: two most recent pay stubs; two most recent bank statements; most recent federal tax return or 1099s if self-employed; offer letter on employer letterhead for new employment; benefit award letters.
• Housing Choice Vouchers (Section 8) and other housing vouchers are not accepted and are not counted toward this requirement. This applies to every applicant. Other lawful income is counted, including wages, self-employment, retirement and pension income, Social Security, disability benefits, child support, spousal maintenance, and verified recurring gifts or trust distributions.
• Applicants who cannot document income to this standard may be considered with a qualified co-signer.

3. Credit

• A consumer report is obtained on every applicant.
• A credit score of 600 or higher meets this criterion.
• Scores of 550–599 may be approved conditionally with an increased security deposit of up to one additional month's rent, applied consistently.
• Scores below 550 do not meet this criterion.
• No credit history is not an automatic denial. Where no score exists, we evaluate verifiable alternative payment history — rent, utilities, insurance, or telecommunications — over the most recent 24 months.
• Evaluated independently of score and may result in denial: an unpaid judgment or unpaid collection owed to a prior landlord or utility provider; an undischarged bankruptcy. A discharged bankruptcy is not by itself a basis for denial.

4. Rental and residency history

• 24 months of verifiable rental or mortgage history is required.
• An eviction judgment or broken lease within the past five (5) years may result in denial. An eviction filing that was dismissed, decided in the applicant's favor, or vacated is not counted.
• An outstanding balance owed to a prior landlord may result in denial.
• Verified first-time renters are not automatically denied.

5. Criminal history

We do not apply a blanket bar based on arrest or conviction history. An arrest that did not result in conviction is never a basis for denial. Where a conviction appears, we conduct an individualized assessment considering the nature and severity of the offense; the time elapsed since the conduct; the applicant's age at the time; evidence of rehabilitation, including employment, tenancy, and program completion; and whether the conduct bears a demonstrable relationship to the safety of other residents, neighbors, or the property. Applicants may submit, in writing, any information they wish considered — including evidence of rehabilitation, mitigating circumstances, or inaccuracy of the record — before a decision is made. Registration as a lifetime sex offender is a basis for denial.

6. Occupancy

Occupancy is limited to two persons per bedroom, plus one — a maximum of seven (7) persons for this three-bedroom home. This standard is consistent with occupancy guidance issued by the U.S. Department of Housing and Urban Development and is applied without regard to the age, sex, or relationship of the occupants.

7. Co-signers / guarantors

A co-signer may be used only to satisfy the income requirement, not credit, rental history, or criminal history. A co-signer must submit a complete application, demonstrate verifiable gross income of at least five (5) times the monthly rent, meet all credit and rental history criteria independently, and execute the lease as a fully liable party.

8. Animals

Assistance animals are not pets. A service animal or support animal needed because of a disability is a reasonable accommodation. No pet deposit, pet rent, or pet fee is charged for an assistance animal, and no breed, size, weight, or species restriction is applied to one — including the no-cat rule. Requests are evaluated under the Fair Housing Act and applicable HUD guidance.

Pets: dogs only, 30 lb or less at maturity, maximum two, with a $400 refundable pet deposit; cats are not permitted as pets. Pets are subject to current vaccination and local registration records; and any restrictions required by our property insurance carrier, disclosed in writing on request. Undisclosed animals are a material lease violation.

9. Renter's insurance

Tenant must maintain renter's liability insurance of not less than $100,000 for the full lease term, naming Revolver Roofing, LLC and Trinity River Properties LLC as interested parties, with proof delivered before keys are released and at each renewal.

10. Grounds for automatic denial

• Falsification or material omission on the application
• Inability to verify identity, income, or rental history as required above
• Failure to complete screening
• Refusal to authorize the consumer report or background screening
• Current unlawful use of a controlled substance, where verified

11. How applications are processed

• Applications are processed in the order complete applications are received. A partial application does not hold a place in line and does not reserve the property.
• We continue to accept and process applications until an approved applicant has signed a lease and paid the security deposit.
• A completed application does not create a lease and does not obligate either party. No unit is held until a lease is executed and the deposit is paid in full.
• Approved applicants must execute the lease and pay the security deposit within 48 hours of approval, or the approval expires.

12. If your application is denied

If your application is denied, in whole or in part, on the basis of information in a consumer report, you will receive an adverse action notice identifying the consumer reporting agency that furnished the report. That agency did not make the decision and cannot explain it. Under the Fair Credit Reporting Act you have the right to obtain a free copy of your report from that agency within 60 days and to dispute the accuracy or completeness of any information in it.

13. Application fee refund

Under Section 92.351 and following of the Texas Property Code, if we reject your application, or if we fail to give notice of acceptance or rejection on or before the seventh day after you submit a completed application, the application fee and any application deposit are refundable to the extent required by law. Our failure to make these criteria available to you at the time you were furnished an application entitles you to a refund of the application fee and application deposit.

14. Reasonable accommodations and modifications

If you have a disability and need a reasonable accommodation in our rules, policies, practices, or services — or a reasonable modification to the premises — in order to have equal opportunity to use and enjoy the home, tell us. We will provide the request process in writing and respond promptly. A request for accommodation is never a basis for denial and is never held against an application.

Last updated: August 16, 2026

Trinity River Properties LLC ("we," "us," or "our") operates trinityriverproperties.com. This policy explains what information we collect, how we use it, and with whom we share it.

Information we collect

• Contact information — name, email address, mailing address, and telephone number
• Inquiry information — the property you are asking about and the content of your message
• Application information — if you submit a rental application, the information required by that application, which may include employment, income, rental history, and identity verification data
• Communications — records of calls, voicemails, text messages, and emails between you and us

How we use your information

• To respond to your inquiries and schedule property showings
• To process and evaluate rental applications against our written tenant selection criteria
• To administer an existing lease, including maintenance coordination and account notifications
• To comply with applicable federal, state, and local law
• To maintain records of our communications with applicants and tenants

How we share your information

• Screening providers — with consumer reporting agencies and tenant screening services, only after you have submitted a rental application authorizing that screening
• Service providers — with vendors who perform services on our behalf, such as telephone and messaging providers, maintenance contractors, and payment processors, limited to the information they need to perform that service
• Legal compliance — when required by law, subpoena, court order, or to establish or defend legal claims

We do not sell your personal information. We do not share your personal information with third parties for their own marketing purposes.

Text messaging and consent

No mobile information will be sold or shared with third parties or affiliates for marketing or promotional purposes. Information sharing to subcontractors in support services, such as customer service, is permitted. All other use case categories exclude text messaging originator opt-in data and consent; this information will not be shared with any third parties.

Your consent to receive text messages is collected separately and is never a condition of applying for or renting any property. See our SMS Terms of Service for full details.

Call recording

Calls to and from our business telephone numbers may be recorded and transcribed for quality, accuracy, and recordkeeping. Where a call is recorded you will hear an announcement at the start of the call. Recordings are retained for not less than twenty-four (24) months.

Data retention

We retain application and communication records for the period necessary to administer our business and to comply with applicable law, generally not less than twenty-four (24) months. Records subject to a legal hold are retained until the matter is resolved.

Security

We use reasonable administrative and technical safeguards to protect the information we hold. No method of transmission or storage is completely secure, and we cannot guarantee absolute security.

Your choices

You may request access to, correction of, or deletion of the personal information we hold about you by contacting us at the phone number or email above. Some records must be retained to comply with law or to administer an active lease.

Children

This website is not directed to children under 13, and we do not knowingly collect personal information from children under 13.

Changes to this policy

We may update this policy from time to time. The "last updated" date above reflects the most recent revision.

Contact

Questions about this policy may be directed to Trinity River Properties LLC at info@trinityriverproperties.com or (972) 457-1148.

Last updated: August 16, 2026

Program description

Trinity River Properties LLC offers a text messaging program for prospective and current tenants. Messages relate to property availability, showing appointments, rental application status, maintenance scheduling, rent and account notifications, and responses to your inquiries. This is a customer care and account notification program. We do not send marketing or promotional text messages.

How to opt in

You may opt in by checking the SMS consent box on our contact form, by checking the text-message consent box on our rental application, or by sending us a text message first. Consent is expressly given by you and is never a condition of applying for, renting, or continuing to rent any property.

How to opt out

Reply STOP to any message from us to stop receiving text messages at any time. You will receive one confirmation message and no further texts. You may also opt out by calling us at (972) 457-1148 or by emailing info@trinityriverproperties.com. Opting out of text messages does not affect your application, your lease, or your ability to reach us by phone or email.

Help

Reply HELP to any message, call (972) 457-1148, or email info@trinityriverproperties.com.

Message frequency

Message frequency varies based on your inquiry or tenancy. You may receive messages only when there is something to communicate.

Cost

Message and data rates may apply. Trinity River Properties LLC does not charge for text messages. Charges, if any, are billed by and payable to your mobile service provider.

Carriers

Supported carriers include AT&T, Verizon Wireless, T-Mobile, and others. Carriers are not liable for delayed or undelivered messages. Delivery is not guaranteed.

Privacy

No mobile information will be sold or shared with third parties or affiliates for marketing or promotional purposes. Text messaging opt-in data and consent are not shared with any third parties. See our Privacy Policy.