Lakeland Florida Tenant Services


Prospective LAKELAND FLORIDA Tenants

Find Your Perfect Home

If you are in the market for your perfect rental home, you have come to the right place. As a prospective tenant, we can help you through the process of finding and applying for the home of your dreams. Once you are a resident, we have a suite of tools to make your rental experience the best it can be.


Rental Criteria

Renting just got easier with First Rate Property Management. Your search is over! We are confident that we have just the rental you've been looking for. First Rate Property Management, is the exclusive agent and representative of the property owner and does not, in any respect, have any fiduciary or agency responsibilities to the applicant. All federal, state, and local laws are followed and each application is processed without regard to the race, color, religion, sex, handicap, familial status, national origin, sexual orientation or gender identity of applicant. Our team of professionals are regularly trained and educated on the latest local, state and federal statutes pertaining to rental regulations.


Applications must meet the requirements of Wendy Morris Realty Property Managements Guideline. Each applicant 18 years of age and older must complete a separate application.


Each application must be completed, signed, and fee paid before processed. Additional applications will continue to be accepted until the approved applicant has signed the lease and paid the security deposit. A copy of any valid federal- or state-issued photo ID is required and will become part of the completed application.

Contingency Lease

If at the time of the showing, the applicant wishes to rent the premises, applicant can pay the application fee and the security deposit, and sign the rental agreement as a contingency lease (the unit is yours unless you are denied via the application process). The contingency is that Wendy Morris Realty  Property Management needs to complete the application process to include: income verification, credit report, criminal background, and rental history verification. If tenant fails to meet the criteria, the applicant is denied and the security deposit is NOT refunded.


Application may be denied if rent exceeds 40% of verifiable household income. Please submit your last four paystubs with this application if you are employed or tax returns if you are self-employed. If you are re-locating from out of the area, we will need verifiable documentation to show you have verifiable income once you relocate. Failure to provide income verification will cause a denial of tenancy. If you rely on income from other sources, such as social security, welfare, child support, etc, please provide documentation to verify this income at the time you submit your application.


All information showing on the credit report is subject to verification, including previous address and place of employment. Some items looked at are: late payments, tax liens, charge-offs, repossessions, judgments and discharged bankruptcies. Any applicant who has an open bankruptcy will automatically be denied, with the exception of applicants that have poor credit caused solely by a foreclosure of their home. Applicant must have proper documentation showing that the payment had significantly increased and was the cause of the poor credit. Depending upon the FICO score, applicants may require an Approved CoSigner or Larger Deposit.  A FICO score under 650 will require an Approved Co-signer only. A FICO score below 475 will result in an automatic denial. A qualified co-signer must have a FICO score of 650 or higher. ON occasion we use discretion and further checks to approve applicants.

Criminal Background

Applicants may not be accepted for convictions for which less than three (3) years have passed from sentence release date to date of rental application. Determinations as to criminal screening will be made on a case-by-case basis and based on several factors and information. Regardless of conviction date, an applicant with a conviction for an act of violence, sex crime, or illegal manufacturing or distribution of drugs will NOT be accepted. Per federal regulations, special accommodations may be requested for certain drug and/or alcohol related convictions.

Rental History

Applicant must have good rental references unless applicant has just sold their home. Relatives are not acceptable as rental references. Application may be denied for evictions, damages beyond normal wear and tear, illegal activity on premises, refusal to re-rent by previous landlord or a balance still owed to previous landlord.

Pet Policy

Due to insurance costs and limitations, Wendy Morris Realty does not allow the following breeds of pets in any of our properties: 

Pit bulls, Rottweilers, Presa Canario, German Shepherds, Huskies, Malamutes, Dobermans, Chowchows, Akitas, Staffordshire Terriers, Karelian Bear Dog, Dingos, wolves, and any hybrid or mixed breed of one of the aforementioned breeds.  Additionally, no poisonous or exotic animals, such as tarantulas, piranhas, snakes, iguanas, ferrets, skunks, Raccoons, rats, or squirrels shall be allowed in or on the Premises..

If the property owner agrees to allow a pet, applicant will pay an additional non-refundable pet fee (usually $350) and a pet-charge of $25 per pet will be assessed each month, due with that month's rental payment. Cats that are pets must be spayed or neutered. No pets may be a puppy or kitten. Companion and support animals are exempt from any of the above requirements and fees.

Security Deposit

The security deposit amount varies from property to property and must be paid in advance.

Short-Term Leases

With permission from the owner short-term leases may be accepted. If the owner approves a short term lease there is a three-month minimum and a monthly assessment to the standard rent of $25 or 5% of the rent, whichever is greater.


We believe we have a higher than normal standard in the preparation of our rental units, but our standards may or may not be equivalent to your standards. If you see something that you don't like, or something that you would like added, please make your request during the application process, we will gladly present it to the property owner. If the property owner grants our request, the modification will be made prior to you taking occupancy or otherwise annotated on the rental agreement.


We will gladly work around your schedule and ours to show homes . We apologize in advance, but for the safety of our team, no showings will be made after dark.

Lease Signing

Once you are approved, you will be notified by phone and we will schedule a lease signing appointment. All approved applicants must sign the rental agreement.


Wendy Morris Realty Property Management chooses rents based on current market conditions and instructions from the property owner. If our competition has a comparable rental for less, please let our leasing agent know. We will do everything we can to match or beat it.

All listing information is deemed reliable but not guaranteed and should be independently verified through personal inspection by appropriate professionals. Listings displayed on this website may be subject to prior sale or removal from sale; availability of any listing should always be independent verified. Listing information is provided for consumer personal, non-commercial use, solely to identify potential properties for potential purchase; all other use is strictly prohibited and may violate relevant federal and state law. The source of the listing data is as follows: Stellar MLS (updated 3/1/24 11:59 PM) |

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Contact Wendy Morris


Wendy Morris LLC
DBA Wendy Morris Realty
Licensed in the State of Florida
BK 3146762
16797 Broadwater Avenue
Winter Garden, Florida 34787

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