OneApp Guarantee Review for Renters With Evictions

OneApp was sold for years as OneApp Guarantee and is now called OneApp Approval Assist. Of the guarantor products we’ve used for clients in Texas, it’s been one of the most open to evictions. In this OneApp Guarantee review, we cover how it works, what it costs, who it approves, and when we’d use it.

What OneApp does

OneApp backs your lease, a bit like a company cosigner, at apartment communities in its network. If you don’t pay, OneApp pays the property back up to a limit. Its pitch to properties: coverage up to 3 times the monthly base rent. That can make properties more willing to approve renters they’d otherwise turn down.

For eviction cases, that matters a lot. From what we’ve seen, OneApp is one of the few products that will back a renter with an eviction, not just replace a deposit.

How it works

1. You apply at an apartment community in OneApp’s partner network
2. If the community denies you or approves you with conditions, it can refer you to OneApp
3. OneApp does a soft credit pull and asks about your job and your rental history, including past evictions. Applying to OneApp is free
4. OneApp says you’ll know right away if you’re approved
5. If you’re approved, you pay a one time flat fee that covers your first lease term (up to 24 months)
6. The property can then approve you, with OneApp backing your lease

Which eviction cases OneApp backs

OneApp doesn’t publish its criteria. Here’s what we’ve seen with clients we’ve sent to OneApp:

• Older evictions (2+ years) with a paid balance: often approved
• Older evictions with an open balance: sometimes approved when income is strong
• Recent evictions (under 2 years): comes down to the whole file
• Multiple evictions: harder, but possible with strong income

What it has usually wanted from our clients:

• Verified income of at least 3 times the monthly rent
• At least 12 months of steady work or income
• Paperwork for all of your income

What OneApp costs

OneApp charges one flat fee if you’re approved. It’s one month’s base rent for a standard lease of about a year. Longer leases, up to 24 months, cost more for the extra months.

• Payment plan: at some properties you can pay half up front and the rest over 5 monthly payments. OneApp says that plan adds a 20% fee
• At renewal: OneApp says renewing residents pay half the fee again

There’s no ongoing monthly charge. Your exact fee depends on your rent and lease term.

On the deals we’ve worked, the OneApp fee often comes in under what you’d pay in a risk fee plus a double deposit without it.

Where OneApp works in Texas

OneApp doesn’t publish a Texas partner list. So we go by where we’ve placed clients with it:

• Houston area: several mid market and Class B properties, especially in Katy, Cypress, and the Energy Corridor
• DFW: mid market Greystar and RPM Living properties, plus some Willow Bridge
• Austin area: mid market properties in Round Rock and Pflugerville, with more each year
• San Antonio: individual properties, not whole management companies
• Fort Worth / Arlington: a handful of properties

It’s not everywhere. Before you apply, we look at our latest notes on whether the property you want works with OneApp (opens in new tab).

How to get ready for the referral

1. Apply at a community in OneApp’s network. If it denies you or approves you with conditions, the leasing office can refer you to OneApp
2. Have proof of income ready:
   • Recent paystubs, or tax returns if you’re self employed
   • Bank statements
   • Employment verification
3. Have the eviction details ready (dates, balance status, how it ended)
4. OneApp looks over your file
5. If you’re approved, you pay the one time fee and the property moves forward with your lease

When we’d use OneApp (and when we wouldn’t)

When to use OneApp:

• Eviction case with strong current income
• The property you want already works with OneApp
• You already applied somewhere that can refer you to OneApp
• You’re looking at Class B or mid market properties

When Liberty Rent is the better pick:

• Recent eviction with an open balance (Liberty Rent has done a little better here in our placements)
• Multiple evictions (we’ve had more luck with Liberty Rent on these)
• OneApp declined you

When to skip guarantors:

• Older eviction (5+ years) with a paid balance and clean rental history since then
• Class A luxury properties that don’t accept guarantors at all
• Income under 3 times the rent (the guarantor may not back you)

How it compares to other guarantors

We rate these on how often each one has approved our eviction clients, what it costs, and how many Texas properties we see accepting it. See our guarantor review for the full comparison:

• OneApp: our strongest all around option for eviction cases
• Liberty Rent: our go to for open balances and multiple evictions
• TheGuarantors: mostly at the Class A properties where we see it, and harder for our clients to get
• Greenlight Rent (formerly Rhino) / Jetty / Obligo: best known for deposit alternatives, which don’t cover eviction risk. Greenlight sells a lease guarantee too, but it doesn’t say whether that one takes evictions

How we use OneApp in your search

We keep track of which Texas properties have worked with OneApp lately and which haven’t. If your file will probably need OneApp, we point you to properties in its network. That way you’re less likely to waste time or application fees.

If OneApp sounds like a fit, mention it when you fill out the form on our home page.