Apply somewhere else. That’s the real answer. Most denials happen because you applied at a property that was never going to approve your profile. Austin has hundreds of communities with different screening criteria, and there’s almost always a path to approval once you match your situation to the right one.
Getting that denial notification hits different when you’ve already spent $50-75 on the application fee, taken time off to tour, and started picturing yourself in the space. I get it.
But here’s what most “what to do after a denial” articles won’t tell you: the standard advice (improve your credit, get better references, try again later) is often the wrong move. Not because those things don’t matter, but because they assume the problem is you. In many cases, the problem is where you applied.
I’ve been placing renters in Austin apartments for over two decades, and I’ve worked with hundreds of clients who came to me after a denial. The pattern is almost always the same: they applied at a property that was never going to approve them, because they didn’t know the screening criteria before submitting. That’s fixable. And usually faster than you think.
Here’s what to actually do after a denial in Austin, based on how screening really works in this market.
Why Your Application Was Denied
Before you can fix anything, you need to understand why you were denied. Texas law requires landlords to provide written tenant selection criteria before you apply. Under Section 92.3515 of the Texas Property Code, if a landlord doesn’t give you those criteria in writing and then rejects you, they’re required to return your application fee and deposit. The Austin Tenants Council is a solid resource if you think a landlord violated this requirement.
So step one: check whether you received written screening criteria before you applied. If you didn’t, you may be entitled to a refund.
Assuming the criteria were disclosed, here are the most common reasons Austin apartments deny applications:
Credit Score Below the Property’s Threshold
This is the #1 reason. But the threshold isn’t universal. It depends on the property.
| Property Class | Typical Credit Threshold | Flexibility |
|---|---|---|
| Class A (luxury, new construction) | 650+ | Low — strict automated screening |
| Class B+ (newer, well-maintained) | 620-650 | Moderate — some case-by-case review |
| Class B (solid, mid-range) | 580-620 | Moderate to High — many flex below 600 |
| Class C (older, value-oriented) | 550 or below | High — many work with scores in the 500s |
The takeaway: a 580 credit score will get you denied at most Class A properties but approved at dozens of Class B and C communities across Austin. If credit is your issue, our page on apartments in Austin that work with bad credit breaks down what to expect at each score range.
Income Doesn’t Meet the Multiplier
Most Austin apartments require your gross monthly income to be at least 3x the monthly rent. So for a $1,500/month apartment, you’d need to show $4,500/month in gross income.
But not every property uses 3x. Some are at 2.5x. A few go as low as 2x for specific programs or with additional conditions like a larger deposit. If your income was the issue, the solution isn’t necessarily earning more. It’s finding a property with a lower multiplier or a rent amount that fits your current income. Our guide on how much rent you can afford in Austin breaks down how income multiples actually work.
Broken Lease or Eviction on Your Record
This is where things get tricky, and where generic advice falls short. A broken lease or eviction doesn’t automatically disqualify you everywhere.
What matters is whether you owe money to a former property. If there’s a balance (sometimes called “property debt” or “rental debt”) showing on your credit report from a previous apartment, that’s what triggers most automatic denials.
Here’s how it typically works in Austin:
- No property debt, lease broken 2+ years ago: Many communities will approve you, especially Class B and C properties. We’ve written a full breakdown on renting with a broken lease including case studies and timelines.
- Property debt showing on credit: Most properties will deny you outright. But there’s a workaround (more on that below). Our guide to apartments that accept property debt covers what’s realistic at different debt amounts.
- Eviction filed but no debt: Some properties look past it, especially if you can show stable rental history since then.
If you’re unsure whether your eviction or broken lease is still showing up, check your tenant screening report. Under the Fair Credit Reporting Act, landlords who deny you based on a screening report must tell you the name of the screening company. You can request a free copy of that report within 60 days.
Criminal Background
Criminal history screening varies widely by management company. Some use strict lookback periods (7-10 years for felonies, 3-5 years for misdemeanors). Others evaluate on a case-by-case basis.
The type of offense matters, too. Property crimes and drug charges are weighted differently than non-violent offenses at many properties. The variation across Austin is wide enough that knowing which management companies are flexible, and which aren’t, saves you from wasting application fees. We maintain an updated guide on felony-friendly apartments in Austin with specific criteria from communities we work with.
Screening criteria can differ from one property to the next and may change at any time. The information above reflects general patterns I’ve observed across the Austin market, not guarantees of approval at any specific community.
Incomplete or Inaccurate Application
Sometimes the denial has nothing to do with your background at all. Missing a pay stub, listing the wrong employer phone number, or not providing enough months of bank statements can stall or kill an application. If this was the issue, it’s the easiest fix on this list. Just gather the right documents before your next application. Our walkthrough of what actually happens after you submit an Austin apartment application covers how screening timelines work and what can cause delays.
[INTAKE FORM: “Tell Us About Your Situation — Free Help Finding Your Next Austin Apartment”]
What Your Real Options Are After a Denial
The generic advice is to “improve your credit and try again in 6 months.” That’s fine if you have 6 months to wait. Most people searching for an apartment right now don’t.
Here are the actual options available in Austin, ranked by how quickly they get you housed:
1. Apply at a Property That Matches Your Profile
This is the move most people miss. Instead of trying to fix your profile to match a strict property, find a property that already matches your current profile.
In Austin right now, there are hundreds of apartment communities with different screening criteria. The trick is knowing which ones flex on which issues. That’s exactly what apartment locators do. We know the screening criteria at specific properties and can match your situation to communities likely to approve you. Our second chance apartments page breaks down which communities work with different background issues.
If your credit is below 600, I know roughly 40-50 communities in Austin where that won’t be a dealbreaker. Below 550? The list gets shorter, maybe 15-20, but it still exists.
Dealing with a denial right now? Call us at 512-320-4599 and we’ll walk through your specific situation. No cost, no pressure.
2. Use a Third-Party Guarantee
If property debt from a previous apartment is what’s causing your denial, a third-party guarantee is often the fastest path to approval.
Here’s how it works:
- A third-party guarantee company essentially vouches for you financially.
- You pay a fee, typically equal to one month’s rent.
- Many guarantee companies offer a split payment: 50% upfront and 50% spread over 5-6 months.
- Once the guarantee is in place, the property treats your application like a standard approval.
This doesn’t erase the debt from your record, but it removes it as a barrier to getting housed. The property is protected, the guarantee company assumes the risk, and you get a standard lease.
| Third-Party Guarantee Details | What to Expect |
|---|---|
| Typical cost | One month’s rent |
| Payment options | 100% upfront or 50/50 split over 5-6 months |
| What it covers | Property debt from previous apartments |
| Result | Standard lease approval at the new property |
| Who qualifies | Most renters with property debt; income verification still required |
If you have an eviction and property debt, this is typically the path we recommend. Our eviction-friendly apartments page explains the full process.
3. Add a Co-Signer or Guarantor
If income is the issue rather than credit or rental history, adding a co-signer can close the gap. In Austin, co-signers typically need to earn 4-6x the monthly rent and pass their own credit check.
Family members are the most common co-signers, but there are also third-party guarantor services (companies like TheGuarantors or Leap) that act as a co-signer for a fee if you don’t have someone who can do it personally. The TexasLawHelp guide on rental applications covers co-signer obligations under Texas law. Both co-signers and tenants should understand these before signing.
4. Offer a Larger Deposit
Some Austin properties will approve applicants who fall just below their credit threshold in exchange for a larger security deposit, sometimes an extra month’s rent on top of the standard deposit. This isn’t available everywhere, but it’s worth asking about, especially at properties managed by smaller or independent companies.
5. Dispute Errors on Your Credit Report
If your denial was based on inaccurate information (wrong accounts, debts that aren’t yours, or outdated records), dispute them directly with the credit bureaus. Under the Fair Credit Reporting Act, you’re entitled to a free copy of the report that was used in the screening decision. Request it from the screening company the landlord used (they’re required to tell you who that was).
You can also pull your credit reports for free at AnnualCreditReport.com to check for errors across all three bureaus.
Common errors I see with clients:
- Debts from a previous roommate or ex-partner showing on your report
- A broken lease balance that was already paid off but not updated
- Collections from a medical bill or utility that you didn’t know about
- Someone with a similar name whose records got mixed with yours
Disputing errors can take 30-45 days, so if you need housing now, combine this with one of the faster options above.
[INTAKE FORM: “Get Matched to Austin Apartments That Fit Your Profile”]
The Credit Tier Reality in Austin
I work with renters across the entire credit spectrum. Here’s a realistic picture of what each range looks like in Austin’s apartment market right now:
| Credit Score Range | Austin Market Reality |
|---|---|
| 650+ | You qualify at most properties in Austin. If you were denied, the issue is likely income, rental history, or criminal background, not credit. |
| 600-649 | The majority of the market is open to you. Some Class A communities may require a higher deposit, but options are plentiful. |
| 570-599 | Plenty of options, but you’re excluded from stricter properties. Working with a locator saves you from wasting application fees at places that’ll say no. |
| 550-569 | The list narrows, but solid options remain, especially in Class B and C communities. Income verification becomes more important. |
| Below 550 | Limited but not impossible. I’ve placed clients in the low 500s and even below. The key is knowing the specific communities that will work with you. |
Screening criteria shown here are typical ranges. Actual approval requirements vary by property and are determined solely by each community’s management. Verify current requirements directly with any property before applying.
The point here isn’t to sugarcoat things. Below 550, your options narrow. But “limited options” isn’t the same as “no options”—and that’s a distinction the generic articles out there don’t make. Our breakdown of what credit score you need to rent an apartment goes deeper on each tier.
Not sure where your credit stands? You can check for free at CreditKarma.com before starting your search. Knowing your score upfront prevents wasted application fees.
When You Probably Don’t Need a Locator
I’ll be straight with you. If your credit is above 650, your income is 3x the rent, you have clean rental history, and no criminal background concerns, you probably don’t need me. You just applied at the wrong property, or there was a paperwork issue. Go back, figure out the specific reason, fix it, and reapply somewhere else.
Where a locator actually earns their value is when you’ve got one or more complicating factors: credit below 600, a broken lease, property debt, an eviction, a felony or misdemeanor on your record, inconsistent income, or first-time renting with no history. That’s where knowing the actual screening criteria at individual properties—not just general advice—is the difference between getting denied again and getting keys.
Our service is free to you. Apartment communities pay our commission, so there’s no cost to work with us. If you’re dealing with a denial and not sure where to apply next, give us a call at 512-320-4599 and we’ll walk through your specific situation.
[INTAKE FORM: “Tell Us About Your Situation — Free Help Finding Your Next Austin Apartment”]
Your Rights as a Renter in Austin
Austin renters have protections beyond what you’ll find in most Texas cities. The City of Austin Fair Housing Ordinance covers more protected categories than federal law, including sexual orientation, gender identity, marital status, student status, and age.
If you believe your denial was based on discrimination rather than screening criteria, you have options:
- Contact the Austin Tenants Council at (512) 474-1961 for counseling on landlord-tenant disputes and fair housing complaints.
- File a complaint with the City of Austin Office of Civil Rights at (512) 974-3251 — they enforce Austin’s local fair housing ordinance directly.
- File a complaint with HUD’s Office of Fair Housing if you suspect federal fair housing violations.
- The CFPB accepts complaints about tenant screening companies that report inaccurate information.
Knowing your rights doesn’t mean every denial is discrimination. But it does mean you shouldn’t accept a denial based on a protected category.
Frequently Asked Questions
Can I get my application fee back after a denial in Austin?
In most cases, no: application fees are non-refundable because they cover the cost of running your credit and background check. The exception is if the landlord didn’t provide you with written tenant selection criteria before you applied. Under Texas Property Code Section 92.3515, failing to disclose criteria in writing means the landlord must return both your application fee and any application deposit.
How long does a denied apartment application stay on my record?
A denial itself doesn’t appear on your credit report. The inquiry from the screening check is usually a soft pull, so it doesn’t affect your credit score either. What does show up is whatever caused the denial—an eviction, a collection, property debt. Those items stay on your credit report based on their own timelines (typically 7 years for most negative marks).
Should I write a letter of explanation to the landlord?
It depends on the reason. If you were denied for something that has context—like a one-time eviction during COVID, or a broken lease due to a roommate situation—a letter can help at properties that do case-by-case review. We’ve put together six broken lease explanation letter templates that you can customize for your situation. But at properties with automated screening through systems like RealPage or Yardi, a letter usually doesn’t change the outcome. Knowing which properties use human review vs. automated screening is part of what locators track.
What is a third-party guarantee and how does it work?
A third-party guarantee is a financial product that covers your property debt risk for the new landlord. You pay a fee (typically one month’s rent, with options to split the payment 50/50 over several months), and the guarantee company backs your lease. The property then processes your application as a standard approval. This is different from a co-signer. A guarantee is a company, not a person.
Can I apply to multiple Austin apartments at the same time?
Yes, and some people do. But at $50-75 per application fee, this gets expensive fast, especially if you’re applying at properties with screening criteria you don’t meet. A smarter approach is confirming the screening criteria before you apply. Ask the leasing office directly, or work with a locator who already knows the criteria. That way, every application fee you spend has a real shot at approval.
What’s the difference between a broken lease and an eviction?
A broken lease means you ended your lease early without going through the proper process. An eviction means the landlord took legal action to remove you from the property. They’re different legal events, and Austin properties treat them differently. A broken lease from 3+ years ago with no outstanding balance is much easier to work around than a recent eviction with property debt. Some properties won’t even check for broken leases if there’s no money owed. Our broken lease guide covers the differences in detail.
Do Austin apartments check criminal background for all applicants?
Most professionally managed communities run criminal background checks as part of the standard screening process. But the criteria vary. Some management companies have strict lookback periods and automatic disqualifiers. Others evaluate criminal history on a case-by-case basis, considering the nature of the offense, how long ago it occurred, and evidence of rehabilitation. The variation is wide enough that the same person can be denied at one property and approved at another across town.
How quickly can I get approved after a denial?
If the denial was due to applying at a property that didn’t match your profile, and you redirect to a property that does, approval can happen within 24-72 hours. If the issue requires a third-party guarantee or a credit dispute, add a few days to a few weeks depending on the path. The fastest turnarounds I see are when a client calls us the same day they get denied, and we redirect their search to the right properties. Timing matters too—our guide on the best time to move into an Austin apartment covers how the time of year affects both what you pay and whether you get approved.
Is it worth disputing items on my credit report?
Yes, if there are actual errors. Legitimate disputes—wrong debts, identity mix-ups, balances that were paid but not updated—can result in items being removed in 30-45 days. But if the negative items are accurate, disputing them won’t help. In that case, applying at properties that are flexible on credit is the faster path. You can pull your reports for free at AnnualCreditReport.com to check.
How does an apartment locator service work, and is it really free?
Apartment locators in Texas are licensed real estate agents who specialize in rental placements. We get paid by the apartment community when you sign a lease, similar to how a real estate agent earns a commission when you buy a home. There’s no cost to you. We match your renter profile (credit, income, rental history, background) to properties where you’re likely to be approved, saving you time and application fees. For renters who have been denied or have complicating factors, this matching is where the real value is. You can get started with our free service here.
The Real Takeaway
A denial stings, but it’s not a dead end. The Austin apartment market is big enough—and screening criteria varies enough—that there’s almost always a path to approval. The key is understanding why you were denied and directing your next application to a property that fits your actual profile, not hoping for a different result at the same type of property.
If you’re above a 650 credit score with solid income and clean history, you’ve got this on your own unless you want specific help finding the places with the best rental concessions like 12 weeks free.
If your situation is more complicated with a credit score below 600, property debt, eviction history, criminal background—that’s where we can help since it’s where we also spend most of our time for clients with unique situations. We’ve mapped out which Austin communities flex on which issues, and we do this every day.
Need help after a denial? Call us at 512-320-4599 or fill out the intake form above. The service is free, the conversation is confidential, and we’ll tell you straight up what your options are.
