You’ve already been denied. Maybe twice, maybe four times — and every rejection cost you $50 to $100 in application fees you’ll never see again. Finding second chance apartments in Austin that accept evictions feels impossible when the answer keeps coming back no.
Here’s what most apartment websites won’t tell you: the screening system declining you is automated. Software called Saferent or Credit Retriever flags your application before a human ever sees it.
It doesn’t care about your explanation. It reads numbers.
I’m Ross Quade, a licensed apartment locator in Austin [TX License #679806]. I work with eviction friendly communities every day, and Travis County courts processed 13,209 eviction filings in 2024 alone, a record that 2026 is on pace to break. The path to renting with an eviction is more specific than anyone else in this space is willing to get.
This guide covers the screening process working against you, the credit tiers that determine your options, what a third-party guarantee actually costs, and which Austin ZIP codes have the most flexible communities. Specific numbers and real steps. No sugarcoating.
I’m Ross Quade, and I wrote this guide. I’m a licensed apartment locator in Austin — my help is free because the properties pay me when you move in. If you want personalized recommendations, fill out the form below.
What Happens to Your Application When You Have an Eviction
Most apartment communities in Austin use automated screening software. Saferent and Credit Retriever are the two systems I see most often. When you submit an application, these systems pull your credit report, criminal background, and rental history before a leasing agent ever opens the file.
The software looks for three things: your credit score, any criminal records, and whether you owe money to a previous landlord. That last one is the killer.
Here’s a distinction that matters more than most people realize, and one that screening companies often blur. An eviction filing means a landlord took you to court. An eviction judgment means the court ruled against you.
And property debt means you still owe money to a former community: unpaid rent, early termination fees, or damage charges sent to collections. Property debt is the trigger that causes automatic denial at the vast majority of Austin apartments, regardless of the circumstances behind it.
This is why “just explain your situation” doesn’t work at most communities. The algorithm already made the decision.
At a 300-unit property managed by Greystar or Cortland, the leasing agent you’re talking to doesn’t have the authority to override a screening denial. They’re not being unhelpful. They genuinely can’t do anything.
That’s the bad news. Here’s the part nobody tells you.
Not every community screens the same way. Some run the same software but have different thresholds for what triggers a denial. Others use third-party guarantee programs that let them approve applicants the screening system would normally reject.
The challenge is figuring out which communities have that flexibility. That information isn’t listed on Apartments.com, Zillow, or any apartment background check guide you’ll find online.
It’s the kind of thing you learn by working with these communities every day. I know which ones will work with property debt because I’ve placed renters there. I know which ones changed their screening criteria last month.
That’s the advantage of working with a free Austin apartment locator who specializes in second chance leasing. You’re not burning $75 per application to test whether a community might say yes.
One more thing. Texas Senate Bill 38 took effect January 1, 2026. Eviction cases now move from filing to trial in as little as 10 to 21 days, a timeline the National Apartment Association called a major modernization of the state’s eviction process.
If you’re facing an eviction right now, the timeline to act is shorter than it used to be. And if an eviction recently hit your record, understanding how the screening system reads it is the first step toward getting approved somewhere else.
Your Credit Score, Your Options, and the Guarantee That Changes Everything
Your credit score determines which tier of Austin apartments you can access. Not “good credit” or “bad credit.” I’m talking specific ranges that open or close specific doors.
I’ve placed enough renters to map these tiers out clearly.
Where Your Score Puts You
| Credit Score | What Opens Up | Security Deposit | Third-Party Guarantee? |
|---|---|---|---|
| 650 and above | Virtually all properties, including Class A luxury | $0–$300 | Sometimes, depending on rental history and rental debt amount |
| 600–649 | Most properties; Class A still accessible | Standard to slightly higher | More often than not, depending on age of the eviction and amount |
| 570–599 | Many options; Class B and B+ properties | Usually waived with 3rd party guarantee service; up to $300 at some | Yes required if you have an eviction or broken lease |
| 550–569 | Options narrow; Class B and some flexible Class A | Usually waived with 3rd party guarantee service; up to $300 at some | Yes, for any rental history issues |
| Below 550 | Limited but not impossible | Usually waived with 3rd party guarantee service; up to $300 at some | Almost always required |
A few things to note. When I say “Class A,” I mean the newer luxury communities. Think properties built in the last 10 to 15 years with quartz countertops, resort-style pools, and rents to match.
Class B properties are typically 15 to 30 years old, solid but not flashy. Class B is where most second-chance placements happen because the screening criteria tend to be more flexible.
If you don’t know your credit score, go to annualcreditreport.com and pull your Experian report. It’s free (required by federal law) and takes about 90 seconds.
I say Experian specifically because that’s what most Austin apartment communities run when they screen your application. You don’t need to buy the score. Just look at the report for any negative items, especially anything from a previous apartment community or a collection agency tied to property debt.
One more thing on the credit tiers. If your score sits in that 570 to 599 range with an eviction on your record, you’re not in terrible shape.
That’s the range where a third-party guarantee program can open real doors for you. And that program is probably the single most important thing I can explain in this entire guide.
The Third-Party Guarantee (and Why It Changes Everything)
When you apply for an apartment with property debt on your record, the vast majority of communities will decline you outright. They don’t want the risk. The third-party guarantee removes that risk, and it’s the mechanism that makes second-chance leasing actually work.
Here’s what it is in plain English. It’s an insurance policy that protects the apartment community. Companies you might be familiar with that offer this type of service include The Guarantors.
If you get approved through the guarantee program and later default on rent, the guarantee company covers the community’s losses. The community gets protected, you get a lease you wouldn’t have qualified for otherwise.
The cost is typically one month’s rent as a one-time fee. If your rent is $1,200, the guarantee fee is around $1,200. You can usually pay it two ways: 100% upfront, or around 60% at move-in with the remaining 40% spread over five or six months.
This isn’t the same thing as a cosigner. A cosigner is a person who signs the lease with you and takes on legal liability. A third-party guarantee is a corporate insurance product, a completely different mechanism that protects the community against any loss of rent for up to 3 months if there is another broken lease or eviction.
Plenty of communities that won’t accept a cosigner will accept a guarantee service. I break down the cosigner comparison in a separate guide.
But here’s the part that really shifts the math. Most Austin apartments require you to earn three times the monthly rent to qualify. With a third-party guarantee, that drops to two and a half times the monthly rent. That sounds like a small change until you run the numbers:
| Monthly Rent | Standard (3× income) | With Guarantee (2.5× income) | Income Requirement |
|---|---|---|---|
| $1,200 | $3,600/month gross | $3,000/month gross | $600/month less needed |
| $1,400 | $4,200/month gross | $3,500/month gross | $700/month less needed |
| $1,600 | $4,800/month gross | $4,000/month gross | $800/month less needed |
That means someone earning $3,200 a month who gets rejected at every standard community can suddenly qualify for a $1,200 apartment through the guarantee program. You can run the numbers on our 3× rent calculator.
I’ll be straight with you: the guarantee fee isn’t cheap. But compare it to what you’re already spending or not getting approved at all.
If you’ve applied at five or six communities that denied you at $50 to $100 per application, you’ve burned through $300 to $600 with nothing to show for it. The guarantee fee is money that actually leads to an approval and a signed lease.
If you’re reading this and thinking the third-party guarantee path could work for you, that’s something I can verify before you spend anything on applications. You can check your eligibility in about two minutes. I pre-screen every client against community-specific criteria so you only apply where you’ll actually get approved.
Think this might work for your situation? Fill out the form and I’ll tell you exactly which communities will work with your credit, income, and rental history. No charge, no runaround — I’ll have options to you within 24 hours.
The ZIP Codes Where Third-Party Guarantee Communities Are Located
Here’s something that surprised even me when I mapped it out. The communities that accept third-party guarantees aren’t crammed into a handful of budget corridors. They’re spread across 25 ZIP codes throughout Austin and the surrounding suburbs.
I currently work with 37 properties that offer the third-party guarantee program. That’s the real number.
Not “hundreds of second chance apartments” like other scammy websites. Thirty-seven communities where I can work to get you approved with property debt on your record. Here’s where they sit.
Highest Concentration (3 guarantee-accepting communities each)
| ZIP Code | Area | Approx. 1BR Rent | Why It Works |
|---|---|---|---|
| 78704 | South Austin / SoCo | $1,400–$2,200 | Walkable, close to downtown. Not the cheapest, but the lifestyle trade-off is real. |
| 78705 | Central / UT Area | $1,000–$1,600 | Central location, transit-friendly. Mix of older and updated properties. |
| 78758 | North Lamar / Domain | $850–$1,350 | Near Amazon, Apple, IBM, Indeed. Older housing stock but solid value. |
| 78653 | Manor | $1,100–$1,500 | Suburban, affordable. Close to Tesla Gigafactory. Growing fast. |
Strong Options (2 guarantee-accepting communities each)
| ZIP Code | Area | Approx. 1BR Rent | Why It Works |
|---|---|---|---|
| 78741 | SE Austin / Riverside | $950–$1,500 | Highest total apartment density in Austin (63 communities). Gentrifying. Prices climbing. |
| 78750 | NW Austin / Great Hills | $1,200–$1,800 | Hill Country edge, suburban feel, good schools nearby. |
| 78613 | Cedar Park | $1,000–$1,700 | Family-friendly, Leander ISD (highly rated). Near Apple campus. |
| 78664 | Round Rock | $1,000–$1,600 | Dell headquarters, established suburban. Round Rock ISD. |
Additional ZIP Codes (1 guarantee-accepting community each)
78723 (Mueller), 78724 (East Austin), 78728 (Wells Branch), 78729 (Anderson Mill), 78731 (NW Hills), 78744 (South Austin), 78745 (Manchaca), 78752 (North Loop), 78753 (North Austin), 78759 (Arboretum), 78626 (Georgetown), 78640 (Kyle), 78641 (Leander), 78642 (Liberty Hill), 78656 (Maxwell), 78660 (Pflugerville), 78665 (Round Rock South)
That geographic spread matters. It means you’re not stuck in one part of town. If you work at the Tesla Gigafactory, 78653 gives you three options close to work.
If you work near The Domain or the Apple campus, 78758 has three communities and 78750 has two. If you want to be central and walkable, 78704 and 78705 each have three, though the rents there are higher.
A few things I tell every client about geography.
First, start with where you work. I always recommend living no more than 15 minutes from your job if you can.
People who get denied in central Austin sometimes look at Georgetown or Liberty Hill to save money. I get it. The rents look good on paper.
But saving $200 a month on rent while commuting an hour each way means 40 hours a month on I-35, plus $150 to $200 in gas and wear.
The IRS mileage rate is 72.5 cents per mile for 2026. An 80-mile round trip daily adds up fast.
You’re spending $350 to $400 to save $200. The math just doesn’t work.
Second, the second chance apartment market right now is the best I’ve seen in years. Austin is overbuilt. Vacancy rates have hit roughly 10%, the highest in two decades according to Apartment List.
Half the properties in the metro are running concessions: 4 to 12 weeks of free rent on new leases. I’m seeing some communities offer six months at half rent, which drops the net effective rent dramatically. That kind of environment means even properties with stricter screening have more reason to get creative about filling units.
The Real Numbers: What It Actually Costs to Move In With an Eviction
This is the section where I lose people who aren’t serious, and gain the trust of people who are. I’m going to walk through every dollar you’ll spend moving into a second-chance apartment in Austin.
Not ranges pulled from a national database. The actual fees I see on leases every week.
The Myth That Costs People the Most Money
I need to kill this one first: most people believe the security deposit on a Texas apartment is one month’s rent. It’s not. The Texas Property Code defines a security deposit but sets no statutory maximum.
In practice, Texas deposits typically run $150 to $500 for standard applicants. That “one month’s rent” number floats around online because it’s true in other states. In Texas, it’s almost never the case.
And here’s the part that matters most for second-chance renters. When you’re approved through a third-party guarantee, most communities waive the security deposit entirely.
The guarantee itself is protecting the property, so the deposit becomes redundant. A few communities still charge up to $300, but that’s the exception.
This single piece of information changes the move-in math for almost every client I work with.
Every Fee, Laid Out
| Fee | Amount | What to Know |
|---|---|---|
| Application fee | $50–$100 per person | Non-refundable. I reimburse this upon approval when I’m listed as your locator referral. |
| Admin fee | $150–$450 | One-time. Sometimes negotiable, sometimes waived with employer discounts. |
| Security deposit | $0–$300 | Waived at most communities when using a third-party guarantee. |
| Third-party guarantee | Approx. one month’s rent | The big one. Payment options: 100% upfront or 50/50 over 5–6 months. |
| Pet deposit | $200–$500 | Per pet. Waived entirely for emotional support animals with proper documentation under HUD guidance. |
And then there are the monthly fees that inflate your actual rent beyond the number you see on Apartments.com. Every community charges these differently, but here’s what I see on almost every lease:
| Monthly Fee | Typical Range | Optional? |
|---|---|---|
| Valet trash | $25–$45 | No. Mandatory at most communities. |
| Pest control | $3–$10 | No. Mandatory at most communities. |
| Pet rent | $15–$35 per pet | Only if you have a pet. Waived for ESA. |
| Covered parking | $50–$100 | Yes. Surface parking is usually free. |
| Garage parking | $100–$175 | Yes. |
That means a unit advertised at $1,200 a month with mandatory valet trash ($35) and pest control ($5) actually costs $1,240 a month. Over 12 months, that’s an extra $480 you didn’t budget for. Add a pet at $25 a month and covered parking at $75, and your “$1,200 apartment” is really $1,340.
A Realistic Move-In Budget
Let me run the numbers on a real scenario. Say you’re moving into a $1,300/month apartment with an eviction on your record, using the third-party guarantee.
| Cost | Amount |
|---|---|
| Application fee | $75 |
| Admin fee | $300 |
| Security deposit | $0 (waived with guarantee) |
| Third-party guarantee fee (50% upfront) | $650 |
| First month’s rent | $1,300 |
| Total due at move-in | $2,325 |
The remaining $650 of the guarantee fee gets spread across your first five or six months at roughly $108 to $130 per month on top of rent.
If you paid the guarantee in full upfront instead, the move-in total jumps to $2,975, but you avoid the monthly add-on.
That application fee? I reimburse it after you move in when I’m listed as the referral source. Small thing, but it adds up when you’ve already spent hundreds on applications that went nowhere.
The Net Effective Rent Advantage (This Is Where It Gets Good)
Here’s where Austin’s current market works in your favor, and where most people leave serious money on the table.
Right now, I’m seeing concessions of 4 to 12 weeks of free rent across the communities I work with. RealPage data confirms Austin leads the nation in concession activity, and CoStar reports that 65% of Austin apartment complexes offered some form of concession in 2025.
Some communities are running even more aggressive deals. Six months at half rent on a 12-month lease. These concessions apply to second-chance renters, not just people with clean records.
Let me show you what that does to your actual cost. Take that same $1,300/month apartment, but now it’s offering 8 weeks of free rent on a 12-month lease:
The math:
- Base rent: $1,300 × 12 months = $15,600
- Minus 8 weeks free (about $2,400): $15,600 − $2,400 = $13,200
- Net effective monthly rent: $13,200 ÷ 12 = $1,100/month
That’s $200 less than the listed price, every month, for the entire first year. You can run these numbers for any community running concessions.
Now factor in the third-party guarantee. Yes, you’re paying roughly $1,300 for the guarantee. But the concession saved you $2,400 over the lease.
You come out $1,100 ahead. And you have an apartment.
This is the math that changes the conversation. The guarantee isn’t just a cost. In a concession-heavy market like Austin is right now, it’s the entry fee to savings that more than cover it.
I walk every client through this calculation with real numbers from the current specials that match their situation. The difference between what people think this costs and what it actually costs, after concessions, is usually the thing that moves them from stuck to signed.
Want to know what concessions are running right now at communities that’ll work with your situation? Fill out the form and I’ll send you a list with the actual net effective rent calculated — not the sticker price.
The Application Playbook (and the Myths That Waste Your Money)
If you’ve made it this far, you know which communities might work and what it costs. Now let’s talk about how to actually apply without wasting time or money.
Get Your Documents Ready First
Don’t tour a single community until you have these in hand:
- Government-issued photo ID
- 4 to 6 weeks of recent pay stubs
- Social Security number (required for the credit and background check)
If you just started a new job, you’ll need an offer letter on company letterhead that includes your salary or hourly rate, start date, and a signature from HR or management. Self-employed or doing gig work? Bring 3 to 6 months of bank statements and your most recent tax returns.
Having documents ready before you start looking shaves days off the process. I’ve had clients go from first contact to signed lease in under a week when their paperwork was together.
The Right Sequence
Here’s the order that saves you the most money and time:
- Pull your Experian credit report at annualcreditreport.com. Free. Ninety seconds. Look for any property debt or collections from a previous landlord.
- Gather your income documents.
- Contact a locator (or get started here) with your credit range, income, and rental history.
- Apply only at communities where you’ve been pre-qualified.
That last step is the whole point. Every application you submit to a community that’s going to deny you is $50 to $100 gone. The application process should start with knowing you’ll get approved, not hoping.
What Won’t Work
I’m going to be direct about a few things that waste people’s time and money. Not to be discouraging. To keep you from learning these lessons the expensive way.
“No credit check apartments.” You’ll see this phrase on other websites and even on some property listings. It’s almost always marketing, and sometimes a sign of a rental scam.
The vast majority of apartment communities in Austin run a credit and background check on every applicant. The difference isn’t whether they check. It’s what they do with the results.
Some communities have rigid cutoffs. Others have flexible thresholds or accept the third-party guarantee. But “no credit check” as a category barely exists in this market.
Explanation letters. I know other guides tell you to write a letter explaining the circumstances behind your eviction. At small, independently managed properties with 20 or 30 units, that might make a difference. At a 300-unit community run by a national management company, the screening software doesn’t read letters. It reads data points. Your explanation goes in a file that nobody opens.
Applying everywhere and hoping. This is the most expensive mistake. I’ve talked to clients who spent $400 to $600 on application fees before they called me. Every one of those applications went to communities that were never going to approve them. The screening criteria aren’t published online. You can’t know from the outside which communities will work with your situation.
The hardest truth. If your credit score is below 500, you have an active eviction with property debt, and your income is under 2× the monthly rent, your options in Austin right now are close to zero. I’m not going to pretend otherwise.
In that situation, the best first step is usually to pay down the property debt, even through a payment plan. Getting the balance reduced or settled changes how the screening system reads your application.
Disputing inaccurate items on your Experian report is free and can move the needle. Sometimes waiting 60 to 90 days while you work on those two things opens doors that don’t exist today.
[FORM #3 — WARM LEAD] Still think you might have options? Fill out the form and I’ll tell you in one conversation. No sugarcoating, no runaround.
Frequently Asked Questions About Second Chance Apartments in Austin
Can you rent an apartment in Austin with an eviction on your record?
Yes. Austin has communities that approve renters with evictions through third-party guarantee programs. The guarantee acts as an insurance policy for the property, and the cost is typically one month’s rent. You’ll also need a credit score above 550 and income of at least 2.5× the monthly rent to qualify at most of these communities.
How long does an eviction stay on your record in Texas?
An eviction can appear on rental history databases for up to 7 years under the Fair Credit Reporting Act. If the eviction resulted in property debt that went to collections, it can also appear on your credit report 7 years from the date of the original delinquency. Under current Texas law, there’s no process to seal or expunge eviction records. Paying off or settling the debt doesn’t remove it from your record, but it does change how screening systems and communities evaluate your application.
What credit score do I need for a second chance apartment in Austin?
Most second-chance apartments work with credit scores of 550 and above when paired with a third-party guarantee and sufficient income. Scores in the 570 to 599 range open access to many Class B and B+ properties. Above 600, most flexible communities will work with you.
Below 550, options get thin, but a few communities still approve with strong income of 3× monthly rent. I cover the full breakdown of low credit score options in a separate guide.
What is a third-party guarantee for an apartment?
It’s an insurance policy that protects the apartment community if a tenant with rental history issues defaults on rent. Companies like Jetty and The Guarantors provide this service. The renter pays a one-time fee, usually equal to one month’s rent, either in full or split 50/50 over several months. This guarantee often lowers the income requirement from 3× monthly rent to 2.5×.
How much does it cost to move into a second chance apartment in Austin?
A realistic move-in budget: $50–$100 application fee, $150–$450 admin fee, $0–$300 security deposit (usually waived with a third-party guarantee), and the guarantee fee of approximately one month’s rent. For a $1,300/month apartment using the 50/50 payment option, expect roughly $2,325 due at move-in. Current concessions of 4–12 weeks free rent can cut these costs over the lease term.
Do all apartments in Austin run background and credit checks?
Virtually all of them, yes. The screening systems (Saferent and Credit Retriever are the most common) pull your credit report, criminal background, and rental history automatically. The difference between communities isn’t whether they screen, but what thresholds they use and whether they accept third-party guarantees to override a denial.
The Texas State Law Library maintains a comprehensive overview of how the eviction and screening process works under current state law.
How fast can I get approved for a second chance apartment?
With documents ready (ID, pay stubs, and SSN), approval generally comes within 24 to 48 hours. The process can move faster if you’re pre-qualified through a locator who knows the community’s screening criteria. I’ve had clients go from first contact to signed lease in under a week.
Why should I use an apartment locator instead of searching on my own?
Locator services are free. The community pays a referral fee after you move in. The real value is pre-screening: I know which communities accept third-party guarantees, what their current screening thresholds are, and which move-in specials are live right now.
That prevents you from wasting money on applications at communities that will deny you. I also reimburse your application fee upon approval when I’m listed as the referral source.
What documents do I need to apply for an apartment with an eviction?
Standard applications require a government-issued photo ID, 4–6 weeks of pay stubs, and your Social Security number. If you started a new job recently, bring an offer letter on company letterhead. Self-employed applicants should have 3–6 months of bank statements and recent tax returns. Having documents ready before you start looking shaves days off the process.
Are there apartments in Austin with no application fee?
Very few, and the ones that advertise this often have other fees that offset it. That said, when I’m listed as your locator referral, I reimburse the application fee upon approval. It’s a small thing, but it matters when you’ve already spent hundreds on applications that went nowhere.
The Bottom Line
An eviction on your record doesn’t mean you can’t rent in Austin. It means the standard path — searching Zillow, picking a community, and applying — will fail almost every time. The screening systems are automated, and they’re designed to say no.
The path that works is more specific. Know your credit score. Understand whether you have property debt or just a filing.
Get pre-qualified through a locator who knows which of the 37 eviction-friendly communities in Austin match your numbers. Apply once, to the right place, with your documents ready.
Austin’s rental market is working in your favor right now. High vacancy, aggressive concessions, and communities that are more motivated to fill units than they’ve been in years.
The third-party guarantee costs money. But in a market offering 4 to 12 weeks of free rent, the concession savings can more than cover it.
Whether you call me or not, I hope this guide saved you from wasting money on applications you’d be denied for. That’s the whole point.
Need Help With Your Search?
You’ve got everything to evaluate your options on your own. But if you want help:
Fill out the form above and I’ll text you to answer questions, check your situation against specific communities, and share current specials. You’ll talk to a real person — not an AI.
Going solo? Just tell them “Ross Quade from Austin Apartment Locators” referred you when you tour and apply. Text me at 512-865-4672 when you submit your application so I can make sure everything’s on track.
Screening Criteria Notice: Qualification requirements vary by property and change without notice. The screening criteria discussed in this guide represents general market patterns but does not guarantee approval at any specific property. Always verify current requirements directly with the community before applying.
Market Conditions Notice: Rental prices, availability, and property policies change frequently. This article reflects market conditions as of February 2026. Verify current rates and availability directly with communities.
Licensing Disclosure: Ross Quade is a licensed real estate agent in Texas (License #679806). Apartment locator services are provided at no cost to renters. Locators are compensated by apartment communities upon lease signing. Information About Brokerage Services (IABS) is available upon request as required by Texas law.
Fair Housing Notice: All housing providers must comply with federal, state, and local Fair Housing laws. Texas law provides additional protections. If you believe you have experienced housing discrimination, contact HUD at 1-800-669-9777.
