Available Listings

Current roommate(s)

• We need to receive your completed Lease Change Request form, which may include payment of a processing fee.
• Send an email to leasing@fullcirclevt.com the following info about your possible new roommate:
  • first name
  • last name
  • email address
  • cell phone number

Future roommate(s)

• We will send a link to complete your rental application. Please include your cosigner information on this application, which is typically a parent or close relative with the strongest combination of credit and income.

Tips

• Learn more about our application approval guidelines
• Full Circle Property Management does not advertise or seek new roommates or sublets — that is something that current residents must do.
• Approval is not guaranteed — even if the current tenant pays a Lease Change Fee.
• All lease changes (including adding or removing roommates) require Full Circle Property Management pre-approval.

Stage 1: Apply
Submit your application directly via a link on one of our available listings. Each of your housemates/roommates/cosigners needs to submit their own separate application.

Stage 2: Prepay
Next, you should prepay your credit/background check fee via www.fullcirclevt.com/prepay. This is a “hold” that will only be charged if we begin reviewing your applicant group.

If another applicant group is being reviewed ahead of you, then we may not contact you until your group is next in line.

You can find out the application status of a rental by viewing the top section of each of our Available Rentals. We update the application status of our rentals daily, but slight delays between reviewing applicant groups and updating the application status of rentals may occur.

• “AVAILABLE” means there aren’t any applications currently being reviewed.
• “APPLICATION PENDING” means we are currently reviewing an applicant group. You are welcome to transfer your application to another available rental by contacting leasing@fullcirclevt.com, or you can wait for us to reach out when you are next in line.
• We will contact you if the rental you applied for is no longer available, and you can sign up for listing alerts to hear about other rental options the moment they become available.
• If you hear about a new rental that meets your needs, then there’s no need to resubmit your application. Instead, you can simply contact leasing@fullcirclevt.com, and we will transfer your application to another rental.

Stage 3: Application Review & Tour
You will hear from a member of our team once application review begins. We’ll share a link to schedule a tour once approved, and  you can transfer your application to another rental for no additional fee if the rental you applied for is no longer available or if you decide to switch after touring the rental.

Any application transfers may result in your group moving to the back of the line of application review, so you should choose carefully when selecting your top pick at the beginning of application review.

Approval Information:

• We process applications on a first-come, first-served basis, giving priority to fully completed and accurate submissions. Applications must also align with the property’s requirements (such as pet policy and move-in date) to be considered.
• If an application does not meet approval guidelines, we will attempt to communicate the reasons within 10 business days.
• We review the entirety of an application, considering factors such as credit, income, criminal history, and housing history.
• While a lower credit score may be offset by reliable income and strong rental references, serious concerns in any one category will impact our approval decision.
• Typically, applicants should demonstrate a credit score of 650 or higher, and applicant groups should be able to show gross monthly income that is 2.5 times or higher than the monthly rent, but we may have approval options for applicants who do not meet these guidelines.
• Applicants who are close to meeting our approval guidelines but lack established housing history, or who need additional support for income or credit, may qualify for a Cosigner or TheGuarantors program. Which option is open to you depends on your credit: between 600 and 649 you may choose either a qualified cosigner or TheGuarantors, and between 550 and 599 TheGuarantors is available. Little or no credit history is not counted against you.
• Below 550 we are usually not able to approve, though we have a defined exception where the credit difficulty is substantially medical or student debt. Factors such as significant delinquent accounts or account balances, a history of missed payments, gaps in housing history, or other factors may negatively impact an approval decision.
• You can learn more about Cosigner requirements here.

4. Why do credit history and delinquencies matter if I have enough income?

We view credit history as a measure of financial resilience. While your current income covers your monthly rent, your credit profile tells us about your ability to handle unexpected life disruptions—such as emergency medical bills, car repairs, or a temporary lapse in cash flow.

When an applicant has a history of significant delinquencies or very poor credit, it often indicates a limited “financial safety net.” In the event of an emergency, someone with limited access to credit may be forced to choose between paying for essentials—like food, electricity, or transportation—and paying their rent.

Our goal is to ensure that every resident is set up for long-term success. By requiring a certain credit threshold or the added security of TheGuarantors, we are ensuring that there is a secondary layer of protection in place so that an unexpected expense doesn’t jeopardize your housing stability.

Fair Housing Commitment: Full Circle Property Management is an equal opportunity housing provider. We do not discriminate on account of race, sex, sexual orientation, color, age, familial status, marital status, religion, national origin, U.S. military veteran status, disability, gender identity, gender-related characteristics, or because a person is a recipient of public assistance, including Section 8 housing assistance. We consider requests for reasonable accommodations for applicants with disabilities in accordance with Fair Housing laws.

How we decide

Every application is scored the same way, against the same criteria, by a reviewer working from a written standard. We look at rent-to-income ratio, credit, credit derogatories, criminal history, length of rental history, and late rent or mortgage payments in the past year.

Credit works as tiers, not a single pass or fail line. 650 and above is a standard approval. Between 600 and 649 we can approve with either a qualified cosigner or TheGuarantors. Between 550 and 599, TheGuarantors is available. We also have a defined exception for applicants whose credit difficulties are substantially medical or student debt.

Little or no credit history is not counted against you. We cannot score a file that does not exist, so we set credit aside for that part of the review and look to a cosigner or TheGuarantors instead. Your cosigner is then assessed on their own credit and income, against the cosigner guidelines.

Housing vouchers are welcome. Where you hold a voucher, we assess your income against your share of the rent, never the full rent.

A criminal record is never an automatic exclusion. We look at the nature of the offense, how serious it was, how long ago it happened, and evidence of rehabilitation, against the specific record in front of us.

See also Cosigner Requirements and Do you charge an application fee?

Often, yes. A cosigner or TheGuarantors is exactly what we use for applicants who are close to our guidelines but need support on credit, income, or housing history.

• Credit 600 to 649: a qualified cosigner or TheGuarantors, whichever you prefer.
• Credit 550 to 599: TheGuarantors.
• Below 550: we are usually not able to approve, though we have a defined exception where the credit difficulty is substantially medical or student debt.
• Little or no credit history: not counted against you. We look to a cosigner or TheGuarantors instead.

Where the concern is a specific credit risk such as past delinquencies, we may ask for TheGuarantors rather than a traditional cosigner. Significant delinquent balances, a history of missed payments, or gaps in housing history can each affect a decision.

What a cosigner needs to qualify is set out on our Cosigner Requirements page.

Many residents don’t just live in their homes, it’s also the place they attend online meetings for work or school. So out of respect for our current residents, we now limit the foot traffic in all of our rentals by setting up tours after (1) application review and (2) approval.

The first step is for prospective tenants to select their top pick from our list of available rentals >> before each adult housemate submits their own separate application, which is linked on each of our available rentals.

You will hear back from one of our property managers within 2-5 business days with feedback or next steps, including the option for a virtual or in-person tour (once approved).

We will only review fully completed rental applications (including pay stubs, rental history, and separate online rental applications from each adult housemate).

Our commitment

• We will update our available listings with a “application pending” banner if another group is approved ahead of you. However, you should expect delays in website updates, so please ask if you want to confirm the availability of any of our rentals.
• The credit check fee you submit with your rental application is a “hold” that only gets charged if we review your application.
• You can transfer your application to any other comparable rental without paying extra fees by telling leasing@fullcirclevt.com (you don’t need to apply a second time!). However, your application may be moved to the back of the line for any application transfers, so choose carefully when submitting your rental application.

Yes, you can transfer your approved application to any of our available rentals by contacting leasing@fullcirclevt.com without needing to re-submit your application.

However, you may need to resubmit your rental application after 90 days. Please reach out to us at leasing@fullcirclevt.com with any questions.

In addition, transferring your application means you will move to the “back of the line” for application review. Therefore, you should choose carefully when considering your “top pick” during the application process.

No. Student loans are not a qualified income source for a rental application.

If you do not yet have qualifying income of your own, or little or no credit history for us to review, a qualified cosigner or TheGuarantors is the usual route. Neither depends on being a student. See Cosigner Requirements for what a cosigner needs.

What does “joint and several liability” mean? “Joint and several liability” is a standard legal term used in real estate. It means that all tenants and co-signers on the lease are treated as a single, collective unit by the landlord. Everyone on the lease is fully and equally responsible for ensuring the terms of the lease are met. This includes paying the total monthly rent and covering any damages to the property, regardless of how the tenants choose to divide those costs among themselves.

Can I sign a lease or co-sign just for my specific tenant/room? No. We lease the property as a whole and do not offer individual, per-room leases. When you act as a co-signer on a joint and several lease, you are guaranteeing the lease for the entire apartment or house, not just one individual’s un-official share.

What happens if one roommate doesn’t pay their share of the rent? Because the lease is for the entire property, the landlord expects one full payment for the property each month. If a roommate falls short, the landlord can legally collect the missing rent from any of the other tenants or co-signers on the lease. It is entirely up to the tenants to manage how rent is split internally and to ensure the total amount is paid on time.

Why do you use this type of lease? This is the standard leasing structure for group housing. It allows us to manage the home as a single property rather than micromanaging individual bedrooms. More importantly, it encourages roommates to communicate, set clear household expectations, and take collective responsibility for the home they share.

How can I feel comfortable co-signing for a whole group? The most important factor is trust. Before signing, we highly encourage tenants to get to know their future housemates and have open conversations about financial responsibility, house rules, and expectations. As a co-signer, your best protection is trusting the judgment of the person you are co-signing for and ensuring they feel completely confident in the group they have chosen to live with.

A cosigner takes on legal responsibility for the rent alongside you, so we review a cosigner the way we review anyone who will be responsible for paying it.

What a cosigner needs

• A credit score of 700 or above
• Verifiable gross income of approximately 3.5 times the applicant’s share of the rent. Where housemates are sharing a home, the share is the monthly rent divided by the number of people on the application
• A U.S.-based address and Social Security number, which we need in order to run the credit review

What a cosigner is assessed on is not what a cosigner signs for. We assess income against one person’s share, but our leases are joint and several: a cosigner guarantees the whole lease, not one person’s portion. If other housemates stop paying, we can look to any tenant or cosigner on the lease for the full rent. Please read Co-Signing a Joint and Several Lease before you sign.

Cosigners are usually a close family member or relative, but we will consider anyone with a genuine connection to you who meets the guidelines above.

When a cosigner is an option

• Credit 600 to 649: you may choose either a qualified cosigner or TheGuarantors.
• Credit 550 to 599: TheGuarantors is available. A cosigner is not an option at this level.
• Little or no credit history: if the report comes back with no score, that is not counted against you. We cannot score a file that does not exist, so we set credit aside for that part of the review and look to a cosigner or TheGuarantors instead. Your cosigner is then assessed against the cosigner guidelines above, on their own credit and income.

A cosigner is additional security rather than a substitute. If you have a credit file of your own, we review it, and a cosigner is added on top rather than in place of it.

If you cannot find a cosigner

You may apply through TheGuarantors , an insurance program that can stand in place of a cosigner. If approved, TheGuarantors issues a bond to us and you pay them a one-time fee, starting at around 25% of one month’s rent. That is a credit-based decision made by TheGuarantors, not by us. It is often the right route if you do not have eligible family in the U.S., or if your cosigner does not have a Social Security number.

Screening fees where there is a cosigner

Either of you can pay — it makes no difference to us who does. Most often the cosigner pays the fee for both themselves and the applicant, simply because it moves things along. That is a convenience, not a requirement: if the applicant would rather pay their own fee, just let us know at leasing@fullcirclevt.com.

Only one fee per applicant is ever charged, at the direct cost of running that report. Reports are run one at a time, and the applicant’s is run first, because what it shows determines whether a cosigner is the right route at all. We never charge for a report we do not run.

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How secure is my information?

We take data security seriously.

Our forms and your Online Portal:

• Collect only essential information
• Store your data securely through encrypted software
• Don’t require you to re-enter personal or financial information for routine requests

This reduces the amount of information exchanged and keeps your data more secure.

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Why is the online form better than paper or email?

Using the online system allows you to:

• Receive automatic status updates
• Track your request from submission through completion
• Provide required notice & entry preferences instantly
• Ensure maintenance staff receives complete and accurate information, speeding repairs
• Avoid delays caused by lost forms or miscommunication
• More Sustainable & Environmentally Friendly with Less Paper
• Easy Uploads for Required Attachments

Managing two parallel systems (paper and digital) leads to errors, lost requests, and inconsistent communication.

For this reason, we rely on the online system to ensure every request is handled promptly and accurately.

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I’m not comfortable with technology. What should I do?

We understand that online tools can be new or unfamiliar for some residents.

Here are options that may help:

• Ask a family member or trusted friend to assist you
• Use the system on any device—iPhone, Android, tablet (like an iPad), laptop, or desktop
• Access the your Online Portal through either a mobile app or a regular web browser (Google Chrome, Safari, etc.)
• Visit a local library, which often has free public computers and staff who can help you get started

Most residents find the steps intuitive once they begin.

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What if I don’t have a device?

Our system is highly adaptable and can be used on:

• Smartphones
• Tablets
• Desktop computers
• Laptops

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Are the forms accessible?

Yes. All of our forms and online workflows are designed with accessibility in mind, including:

• Clear layout
• Larger font sizes
• Mobile-friendly structure
• Compatibility with assistive devices
• Simple step-by-step navigation

We continuously refine our forms to ensure they are usable for as many residents as possible.

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What if I have a disability and need an accommodation?

If you have a disability and believe the online form creates a barrier for you, you may submit a Request for Disability Accommodation Form.

We’ll review the request and work with you to find an appropriate solution.

How should I share personal or sensitive documents with you?

If you ever need to share personal information or documents that can’t be sent using one of our secure forms or your Online Portal, you may securely upload them using our encrypted uploader.

Yes – residents or guests who park their vehicles in the on-site parking areas must move their vehicle by 9:00AM when notified by management. This allows for timely and safe snow removal.

You may need to resubmit your rental application after 90 days, so that we are working from current income and contact details. Email leasing@fullcirclevt.com with any questions.

This is separate from our record keeping. We retain the scores and the decision on a completed application for a fixed period afterwards, so that we can show how a decision was reached if we are ever asked. We do not store your credit report itself, and we do not store your Social Security number or date of birth.

Yes. We welcome Housing Choice (Section 8) vouchers and other housing assistance.

We assess your income against your share of the rent, never the full rent. Where a voucher covers part of the rent, the portion you are responsible for is the figure we use when we look at affordability. We would not ask you to show income against money the voucher pays.

Voucher income counts as qualified income, as do SSI, SSDI, and other regular documented sources.

It helps if you can tell us your voucher limits when you apply, sometimes called your “shopping numbers” — your case manager can confirm them. If you would like help working out whether a particular rental fits your voucher, email us at leasing@fullcirclevt.com and we will go through it with you.

We do not charge an application fee. A credit check fee is required to submit your application, and it is a direct third-party cost of reviewing your credit and criminal history.

The fee is taken as a temporary hold on your credit or debit card and is charged only when we actually run your report. If another applicant group is being reviewed ahead of you, your card is not charged until we reach your application.

If your application involves a cosigner

Either of you can pay — it makes no difference to us who does. Most often the cosigner pays the fee for both themselves and the applicant, simply because it moves things along. That is a convenience, not a requirement: if the applicant would rather pay their own fee, just let us know at leasing@fullcirclevt.com.

Only one fee per applicant is ever charged, at the direct cost of running that report. Reports are run one at a time, and the applicant’s is run first, because what it shows determines whether a cosigner is the right route at all. We never charge for a report we do not run.

Why we review both

A cosigner takes on legal responsibility for the rent, so we assess them the way we assess anyone who will be responsible for paying it. A cosigner is additional security rather than a substitute, so your own file is still reviewed and every applicant is measured against the same standard. The one exception is an applicant with no credit history at all, where the cosigner’s file is the one we can assess and the one we use.

We are not able to accept credit reports supplied directly by applicants. Our screening includes identity verification and a criminal history review, and we need to run those ourselves to be confident they are complete.

If you decide to withdraw your application, please email leasing@fullcirclevt.com straight away. The credit check fee is non-refundable once we have begun processing.

Yes – you can use our dropbox to pay rent or other fees anytime between 9am-5pm, Monday through Friday. This dropbox is located inside our office building directly in front of our ground floor office entrance.

Since this dropbox is located inside a secure building, it is not available outside of the above business hours.

What we have on our website is what we have available.

Applicants who don’t see an available listing that meets their needs can stay informed by signing up for our Rental Notification List and they will receive an email notification when a new rental hits the market.

Rental applications include sensitive personal information, so we do not accept or review rental applications unless a currently available rental meets an applicant group’s needs. Instead of submitting an application, we recommend signing up for listing alerts so that you are the first to hear when a new rental hits the market.

We understand that form filling can be stressful or time consuming and appreciate your diligence in providing us with this required information. This information often helps during emergencies and can prevent loss or damage to person or property.

While form errors related to software can occur, we often find most errors are quickly resolved using the following steps.

Check for Errors at the Top of the Browser Window: 

• Users should first look for any error messages displayed at the top of the form. Each missing field will also display a “This field is required” banner.  These messages typically indicate where required information has not been entered correctly. We keep our fields very neutral and open, allowing any picture or file upload and even accepting incorrectly formatted email addresses.

Use a Different Device

• Sometimes device issues can cause problems, especially for users on small screens like iPhones. If users are entering long strings of information, they might not be able to see the entire text. Recommending the use of a larger screen can help.
•  If users have repeated entry errors, your browser cache may become problematic. In this case, they should switch to a different browser or device to complete the form.

Save the Application 

• At the bottom of the form, users can typically save their application so it can be continued later. 
• The save button invites users to create a personal Jotform account, but this is not required and can be easily bypassed (see “Skip Create an Account” link in image below). Either way, users can send a copy of the form submission to their own email or another email. We recommend users send a link to continue this application to their own personal email address so they can first try to submit the form on another device.
• Alternatively, users can send the link to info@fullcirclevt.com for assistance. Often, we can identify any possible form submission errors within 1-2 business days after receiving the link. We can then communicate with users to assist them in finalizing their form submission.

Working Together to Build a Stronger Community

We want to assure you that we protect your personal information securely and only collect necessary information We welcome your feedback and hope to work cooperatively to build a better sense of community.

By following these steps, we can effectively assist users and ensure a smooth form submission process. Thank you for your attention to these details and your continued support in troubleshooting form submissions.

You may not hear back immediately about the status of your application if another group is ahead of you in the application review process. Once application review begins, we typically arrive at an approval decision within 2-5 business days. Send questions about the status of your rental application to leasing@fullcirclevt.com.

However, we will notify you if the rental you applied for is no longer available. If this happens, you will have the opportunity to transfer your application to another rental. You can also sign up for listing alerts to hear about new rentals the moment they become available.

If you learn about a new rental within 90 days of submitting your original application, you should simply email leasing@fullcirclevt.com to transfer your application to this new rental (there’s no need to re-submit your application).

 The state of VT made changes to the process for renters claiming a rebate effective in 2022.  Property managers will no longer send Landlord Certifications to residents. Instead, property managers now submit this information electronically directly to the state, and individual residents contact the state to submit their own personal Renter’s Rebate or Credit claim. 

You will need the School Property Account Number (SPAN) when completing this form.  The State has a SPAN finder on their website, which can be found at http://tax.vermont.gov/span-finder .  You will need to enter your address into the finder to locate your SPAN.

Information on this new process can be found at http://tax.vermont.gov/individuals/renter-credit , and when you log in to your MyVTax account.

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What is the Vermont Renter’s Rebate?

The Vermont Renter’s Rebate (also called the Renter’s Credit) is a state tax credit that may be available to eligible renters based on household income, rent paid, and county of residence. The credit is calculated by the State of Vermont when you file your Vermont income tax return.

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Does Full Circle Property Management provide renter’s rebate paperwork?

No. Full Circle Property Management no longer issues landlord certificates or rebate paperwork directly to residents.

This information is now submitted electronically to the State of Vermont.

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How do I receive the renter’s rebate if there is no paperwork?

When you file your Vermont income tax return, the State of Vermont calculates any renter’s rebate you may be eligible for based on the information you submit, including your rental address and the property’s SPAN (School Property Account Number).

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What is a SPAN, and where do I find it?

A SPAN (School Property Account Number) identifies your rental property for tax purposes.

You can look up your property’s SPAN using the State of Vermont’s SPAN Finder:

https://tax.vermont.gov/span-finder

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Where can I find official information about eligibility and amounts?

For the most accurate and up-to-date information, please visit the State of Vermont’s renter credit page:

https://tax.vermont.gov/individuals/renter-credit

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Will Full Circle calculate my rebate for me?

No. Full Circle does not calculate renter rebates and cannot determine eligibility or credit amounts. All calculations are completed by the State of Vermont as part of your tax filing.

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Who should I contact if I have questions?

If you have questions about eligibility, filing, or your rebate amount, please contact:

• Your tax preparer, or
• For questions about filing a renter credit claim, contact us at tax.individualincome@vermont.gov  or call 802-828-2865  or toll-free within Vermont at 866-828-2865 .

They are best equipped to provide guidance on your specific situation.

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Why did this process change?

The State of Vermont has moved to a more streamlined, electronic process for renter credits. This change reduces paperwork, improves accuracy, and ensures renter rebates are calculated directly by the state.

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If you’d like to pay by check, you can send a check made payable to your property owner (as designated in your written lease agreement) or your condo association to our PO box at:

Full Circle Property Management
PO Box 4057
Burlington, VT 05406

You can also set up automatic payments through your personal bank.

For all HOA homeowners and many residents/renters, you can pay online via the Resident Portal

• HOA Homeowner Portal FAQ
• Resident/Renter Portal FAQ

1. How is prorated rent calculated?

We calculate prorated rent using the following formula:

📌 Prorated Rent = (Days Living in the Home) × (Total Monthly Rent ÷ 30)

This means we take your total monthly rent, divide it by 30 (to get a daily rate), and then multiply that by the number of days you’ll be living in the unit for that month.

2. Why do you divide by 30 instead of the actual number of days in the month?

We use a standardized 30-day month to ensure consistency and fairness across all leases, regardless of whether a month has 28, 30, or 31 days. This simplifies calculations and prevents rent amounts from fluctuating unpredictably based on the length of a particular month.

3. What if the month has 31 days? Won’t I be overcharged?

No, because your full rent amount remains the same for a standard month. The formula simply spreads your rent evenly across a 30-day period, ensuring a fair daily rate. Some months will have 31 days, but others (like February) will have fewer, balancing out over time.

4. What if I move in or out in the middle of the month?

If you move in on a date other than the 1st or last day of the month, we apply the prorated rent formula to charge you only for the days you’ll be living in the unit.

For example:

• Move-in date: June 10

• Monthly Rent: $1,500

• Days living in the unit: 21 (June 10–June 30)

• Daily rate: $1,500 ÷ 30 = $50 per day

• Prorated rent due: 21 × $50 = $1,050

5. Is this method standard in the rental industry?

Yes! Many rental companies and landlords use a 30-day standard to calculate prorated rent. This approach simplifies billing, avoids confusion, and ensures a predictable and equitable method for all residents.

6. What if I move out in the middle of the month – do I need to pay the rest of the month?

This depends on your written lease agreement. Some of our leases (especially in popular student living areas) may expire a few days before the end of the month to allow a maintenance time period where we can restore the space so it’s ready for the next tenant to move into on the 1st of the month. You can find this information in your written lease agreement under the section “Lease Term.”

7. Where can I find my prorated rent amount?

If you need your exact prorated rent amount, you can refer to your lease agreement or contact our office, and we’d be happy to calculate it for you.

Let us know if you have any other questions! 😊

At the top-left of the ledger, you will see your account information. For residents, this may include the names of tenants residing with you and the property address. You will also see the rent amount for residents and HOA dues for homeowners, if applicable.

• Date (Highlight 1) – The date the transaction occurred.
  
• Description (Highlight 2) – The reason for the transaction (e.g., Association Dues, Special Assessment, Work Order, Payment).
  
• Charges (Highlight 3) – Amounts applied to your account, such as fees, dues, or assessments.
  
• Payments (Highlight 4) – Amounts received and applied to your account.
  
• Balance (Highlights 5 & 6) – Running total after each transaction. The most up-to-date balance is always located at the bottom right of the Balance column.

Note: Charges increase your balance, and payments reduce it. If you have a credit and new charges are applied, the credit will automatically be applied to reduce the new charges.

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Understanding Your Balance and Credits

• Positive Balance (e.g., $1,694.91): You owe this amount.
  
• Negative Balance (e.g., -$425.60): You have a credit on your account.
  
• Payments made when no balance is due are applied as a credit and may appear as “Prepaid HOA Dues.”
  
• Note: Prepaid rent for non-homeowners is not accepted. Homeowners may occasionally have a credit, and tenants or residents may have temporary credits on their accounts.
  

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Common Questions

Q: Why doesn’t my balance match my payment?
A: Some payments take time to process. Pending payments or new charges may temporarily affect your balance.

Q: What types of fees may appear?
A: Examples include late fees, maintenance fees, NSF (Non-Sufficient Funds) fees, and for residents, rent charges, work order charges, pet fees, storage, garage fees, etc.

Q: What happens if my payment does not clear (NSF)?
A: If a payment is rejected:

1. The original payment is reversed, reinstating the original balance.
   
2. An NSF fee is applied (a bank charge when there are insufficient funds).
   
3. The ledger may include a note like “NSF reversal receipt for Reference #123.”
   
4. Your outstanding balance will equal the original amount plus the NSF fee.
   

Q: How is one payment applied to multiple charges?
A: When a single payment covers multiple charges (e.g., regular dues, old fees, or special assessment installments), the Description column will show how the payment was allocated.

Example: A payment of $563.00 could be applied to April 2025 dues ($533.00) and a partial May 2025 dues ($30.00). The Description will detail how the payment reduced your outstanding balance.

Tip: If you want your payment applied to a specific charge, please note it in the memo area of your check.

Breaking a lease is a significant decision. We understand that life circumstances change, and we are here to help you navigate the process. Below are the answers to the most common questions regarding vacating your unit before your lease term ends.

1. What is a Lease Break Fee and why is it required?

When a lease is signed for a full year, the property’s maintenance and administrative budgets are planned around that timeline. Breaking a lease creates immediate, unbudgeted costs. The Lease Break Fee (equal to one month’s rent) helps cover:

• Advertising Costs: Significant resources are required to market the unit across multiple platforms to find a qualified replacement quickly.
• Administrative Labor: Staff time for processing new applications, conducting additional inspections, and managing the legal paperwork of a mid-cycle turnover.
• Increased Maintenance: Frequent “turns” mean more frequent painting, professional cleaning, and utility management (switching power/water back into the owner’s name), which costs the owner significantly more than a standard annual turnover.

2. Does paying the Lease Break Fee mean I stop paying rent?

No. The Lease Break Fee is a processing fee to initiate the re-rental efforts; it is not a substitute for rent. Per your lease agreement, you remain responsible for:

• Monthly Rent: You must continue paying rent until a new tenant is found and their lease begins, or until your original lease expires (whichever comes first).
• Utilities: You must keep all utilities in your name and the power turned on until your move-out date.

3. How do I start the process?

To officially begin the lease break process, you must:

1. Provide a written 60-day notice to vacate.
2. Pay the Lease Break Fee (one month’s rent) at the time the notice is submitted.

Note: Management cannot begin advertising the unit or seeking a new tenant until the Lease Break Fee is paid in full. Delaying this payment can negatively impact our ability to find a new tenant.

4. When do I actually have to move out?

To confidently market the unit to new renters, we need a firm, guaranteed move-out date. We cannot effectively show the unit or sign a new contract while it is still occupied or if the move-out date is “flexible.”

• You must set a specific date to vacate.
• You must fully move out and return keys by that date.
• Once the unit is vacant, we can finalize the start date for the next tenant, which helps “stop the clock” on your rent responsibility.

5. Can you just take the fee out of my Security Deposit?

The security deposit is primarily held to cover physical damages to the unit or unpaid balances after you have vacated. While management reserves the right to deduct unpaid fees from the deposit, you remain legally responsible for any total balance that exceeds the deposit amount—including unpaid rent, utilities, and turnover damages.

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Summary of Responsibilities

Item	Your Responsibility
Notice Period	60-Day Written Notice
Initial Payment	One Month’s Rent (Lease Break Fee)
Ongoing Rent	Until a new tenant is found or lease expires
Utilities	Must remain on and in your name until move-out
Condition	Unit must be returned in “rent-ready” condition

No, residents who would like an air conditioner(s) would have to rent an air conditioner from Management during the months of May to September.

At Full Circle Property Management, we understand that applicants may have questions about their credit report after completing the rental screening process. Below are answers to common questions regarding your screening results and how to access your credit report.

For more details, please visit AppFolio Consumer Help .

General Screening Questions

1. How is my credit report used in the rental application process?

As part of our screening process, we use AppFolio’s secure tenant screening service to evaluate applicants based on factors such as credit history, rental history, and income.

2. I was screened through Full Circle Property Management, but I have questions about my credit report. Who should I contact?

We do not generate or store your credit report. If you have questions about your screening results or need a copy of your credit report, please visit AppFolio Consumer Help  for assistance.

3. Can I receive a copy of my credit report from Full Circle Property Management?

No. Due to privacy regulations, we cannot provide applicants with a copy of their credit report. However, you can request a copy directly from the credit bureaus or through AppFolio Consumer Help.

Understanding Your Credit Screening Results

4. How can I dispute inaccurate information on my credit report?

If you believe there is an error on your credit report, you should contact the credit bureau that provided the report. You can also visit AppFolio Consumer Help  for guidance on how to dispute incorrect information.

5. Why did I receive an adverse action notice?

An adverse action notice is provided when an application is not approved based on the results of your tenant screening. The notice will include information about how to request a copy of your credit report and dispute any inaccuracies if needed.

Next Steps

If you have further questions regarding your screening results, please visit AppFolio Consumer Help  for more information on accessing your credit report and resolving any concerns.

For general leasing inquiries, feel free to contact our team at leasing@fullcirclevt.com.

Q: When will I know if a particular property becomes available?

A: Availability of rental properties depends on whether current residents decide to renew their leases. These decisions are typically made 60 – 90 days before the end of the lease. New listings usually become available on our website within one to two months (or 30 to 90 days) before the potential move-in date. While this is not a hard and fast rule, it is the typical workflow.

Q: When do new listings usually get announced?

A: New listings are often announced in the 30 to 90-day period before the move-in date. For student housing rentals, new listings become available starting in October of the prior year for an upcoming June move-in.

Q: Do you keep a waitlist for properties?

A: No, we do not keep a waitlist. Instead, we encourage applicants to sign up for listing alerts. This helps protect the personal information of applicants.

Sign up for listing alerts here >>

Q: Can I transfer my application to another rental if the property I applied for is not available?

A: Yes, any applicant who applied within the last 90 days can transfer their application to another rental at no additional fee. Simply email us at leasing@fullcircle.com to request the transfer. There is no need to reapply or resubmit your application.

However, your application will move to the back of the line for application review when you transfer your application, so you should choose carefully when selecting your “top pick” during your initial application.

For any further questions, please feel free to contact us via email. We appreciate your understanding and patience.

Why do I need renters insurance?

Renters insurance is required to ensure that you have liability coverage of at least $100,000 throughout your tenancy. This protects both you and the property owner from potential liability claims.

What happens if I don’t secure renters insurance?

If you fail to secure renters insurance, we will activate a landlord liability insurance policy on your account. This will result in a monthly fee for this insurance and an additional administrative fee.

How can I avoid the additional fees?

You can avoid these fees by obtaining your own renters insurance policy. You can purchase it from any provider in the marketplace or through Appfolio within your Online Portal >>

What’s the difference between renters insurance and landlord liability insurance?

Renters insurance covers your personal belongings and provides liability coverage. Landlord liability insurance only covers liability and does not protect your personal belongings.

Why should I get my own renters insurance?

By securing your own renters insurance, your personal belongings will be protected against loss due to events such as floods or other disasters. Landlord liability insurance does not offer this protection.

How do I provide proof of my renters insurance?

You need to upload a certificate of insurance to your Online Portal . If you prefer to send it to our staff for uploading, a $4.50 administrative fee will be assessed. To avoid this fee, upload the certificate yourself.

What should be included in the renters insurance policy?

Your renters insurance policy must name the owner of the rental as the insured, not Full Circle Property Management. Use the following address:

{Owner’s Name}
Care of Full Circle Property Management
P.O. Box 4057
Burlington, Vermont 05406

Where can I find the Owner Name for my rental?

You can find the Owner Name of your rental by reviewing your written lease agreement, which is a shared document in your Online Portal .

Is this requirement only for the beginning of my tenancy?

No, maintaining renters insurance is required throughout your entire tenancy. If there is a lapse in coverage or if you forget to upload a renewal policy, administrative fees and landlord liability insurance fees will be automatically added to your monthly statement.

Can these fees be refunded if I later provide proof of insurance?

No, these fees cannot be refunded. However, once you provide proof of renters insurance, the additional fees will be automatically eliminated moving forward in the next month.

Where can I purchase renters insurance?

You can purchase renters insurance from any provider in the insurance marketplace or through Appfolio’s renters insurance with your Online Portal .

Who can I contact if I have questions about insurance products?

Full Circle Property Management does not answer questions about specific insurance products. For more information, please visit the Appfolio insurance website or the websites of any insurance carriers you are considering.

Why is renters insurance beneficial for renters?

Renters insurance is beneficial for renters because it provides protection for personal belongings against loss or damage due to various events such as theft, fire, or natural disasters. It also provides liability coverage, which can help cover legal costs if someone is injured in your rental unit or if you accidentally damage someone else’s property.

How does liability or renters insurance benefit both renters and landlords?

• For Renters: Liability insurance ensures that you are financially protected in case you are held responsible for accidental injuries or damages. This can prevent significant out-of-pocket expenses and provide peace of mind.
• For Landlords: Requiring liability insurance helps protect the property and reduces the risk of disputes and financial loss due to tenant-caused damages. It ensures that tenants are responsible for their actions, promoting a safer and more secure living environment.

What additional information might be helpful?

• Coverage Details: Ensure that your renters insurance policy covers personal belongings, liability, and any additional living expenses if you are temporarily displaced due to a covered event.
• Policy Limits: Review and understand the policy limits and deductibles to ensure you have adequate coverage for your needs.
• Discounts: Inquire about any available discounts, such as bundling renters insurance with other insurance policies (e.g., auto insurance).

We appreciate your cooperation in meeting this requirement and ensuring a safe and secure living environment for everyone.

No, WiFi is not included in the rent. However, residents can connect to the community WiFi available in two common areas at Taft Farm, or they can create their own wifi network in their apartment by signing up for a personal account with Comcast.

When are lease renewals due?

Most residents in our student housing communities must notify us by September 1st if they want to renew their lease for the next academic year (June through May).

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How do renewals work if everyone is staying?

If all current roommates wish to renew, the process is simple: the property manager will send a renewal lease for signature.

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What if some roommates are changing?

If any roommates are leaving or being replaced, you must complete a Lease Change Request Form.

• This form identifies who is staying, who is leaving, and the details of any new roommates.
• A processing fee is required per group (not per person).

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Can we renew if we don’t yet have enough roommates?

• If you’re short by one roommate (e.g., 3 tenants in a 4-bedroom), you may still renew if you and your cosigners are financially qualified.
• Any future roommates will need to submit a new Lease Change Request Form with another processing fee.
• We cannot approve leases that would leave half or more bedrooms vacant—this is not financially feasible for cosigners.

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What if everyone moves out?

• If all roommates vacate, your property manager will process your notice to vacate and prepare the unit for advertising.
• Updated rents (typically 3-6% higher than the current rent) will be set at this time.

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Can I refer a new roommate or friend?

Yes! Residents often refer future roommates or friends.

• While there is no formal “takeover” process, we can create a guest card and invite them to apply.
• This can happen before an ad goes live, giving student groups time to organize paperwork.
• Once ads are posted, units are typically reserved for groups already in process.

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✅ Tip: The sooner you organize your roommate group and submit all forms, the better your chances of securing your preferred unit for next year.

Current tenant(s)

• We need to receive your completed Lease Change Request form, which includes payment of a one-time, non-refundable processing fee.
• Send us the (1) first and last name, (2) cell #, and (3) email address of your future housemate(s), and we will send them a link to our online rental application.

Future subletter(s)

• After you submit your application, we will review your application and connect with you with feedback or next steps.
• Typically, you will also need a cosigner application from a parent or close relative with the strongest combination of credit/income.

Tips

• Learn more about our application approval guidelines.
• Subletting Policy: We do not advertise or seek sublets on behalf of tenants. Subletting is the responsibility of current tenants and must follow our approval process.
• Approval is Not Guaranteed: All applications are carefully reviewed, and approval is not guaranteed.
• Lease Changes Require Pre-Approval: Any changes to a lease—including adding or removing roommates or arranging a sublet—require pre-approval from Full Circle Property Management before taking effect.
• For more details or assistance, please reach out to us via leasing@fullcirclevt.com.

There’s no way to know for sure if a future listing will meet your needs, but availability of rentals typically happens within 60-120 days of desired move-in dates as our current residents figure out if they are renewing (or moving-out). 

The exception to this timeline is homes in popular student housing areas (such as Burlington or South Burlington), which typically begin advertising in the fall of the preceding year for a June move-in.  

Either way, your best option is to stay informed about new listings by signing up for our listing alerts!

Who is eligible to serve as a cosigner?

A cosigner should have a close family or personal connection to you and a verifiable U.S.-based address. Close family members are the most common, but we will consider anyone willing who meets our guidelines.

What are the financial requirements for a cosigner?

A cosigner needs a credit score of 700 or above and verifiable gross income of approximately 3.5 times the applicant’s share of the rent — the monthly rent divided by the number of people on the application — together with a U.S. Social Security number so that we can run the credit review. Full details are on our Cosigner Requirements page.

When can an applicant use a cosigner?

A cosigner is an option where your credit falls between 600 and 649, or where you have little or no credit history for us to review. Between 550 and 599, TheGuarantors is available instead of a cosigner. Imperfect credit does not by itself rule out a cosigner.

A cosigner is additional security rather than a substitute. Where you have a credit file of your own, we review it and the cosigner is added on top.

We accept checks, cashier’s checks, or money orders in-person or via the mail.

We strongly discourage cash payment and will redirect you to the post office next door to convert this cash into a money order.

If you’d like to pay by check, you can send a check made payable to the name specified in your written lease agreement to our PO box at:

[Insert name of your payable legal entity here]
c/o Full Circle Property Management
PO Box 4057
Burlington, VT 05406

Income qualifies when it is received directly by the applicant from an employer, or from another regular and reliable source that can be documented.

Qualified income includes, but is not limited to: Housing Choice (Section 8) vouchers, Supplemental Security Income (SSI), Social Security Disability Insurance (SSDI), retirement and pension income, and trust income.

Income from tips or other cash transactions that is not regular, or cannot be documented, does not qualify. Student loans are not a qualified income source.

Vouchers

Where a voucher covers part of the rent, we assess your income against your share of the rent, never the full rent.

Fixed income

Where all of your income is fixed, meaning it does not vary with hours worked and has no scheduled end date, we can accept a higher share of income going to rent than we otherwise would, up to 60%, with a qualified cosigner or TheGuarantors. Pension and Social Security income are the common examples. Fixed income is more predictable, and we think that should count for something.

If you have little or no credit history, that is not counted against you. See Cosigner Requirements.

Video tours are pre-recorded.

Group virtual tours are live events during which our property manager will be onsite at the rental. Applicants will connect to the property manager via either Facetime or GoogleMeet so that our property manager can live-stream video of the apartment to be viewed by the applicant remotely.

While not pre-recorded, the virtual tour is an opportunity for applicants to interact with our property manager and the property.

• The snow removal team will only visit Pinecrest Village when there has been 2” or more of snowfall
• Salting and deicing will happen depending on conditions and the professional judgement of the snow removal team
• Owners or residents must remove vehicles from their driveway, or their driveway will not be plowed!
• Owners and residents are welcome to use salt buckets that will be stored near mailboxes, the pool house, detached garages, and sidewalk intersections.

Full Circle Property Management
PO Box 4057
Burlington, VT 05406

Q: My power just went out — what should I do first?

A: Here’s the step-by-step:

1. Check your apartment’s breaker panel.
   • Make sure no circuit breakers have tripped or any fuses are blown.
   • Safely reset any tripped switch or replace a blown fuse if you’re comfortable doing so.
   • When resetting a breaker, “flip” the affected breaker into the on position and hold for 10-15 seconds before releasing.
2. Check your GFCI outlets
   • Many kitchens, bathrooms, and utility areas have GFCI outlets, which are the outlets with the reset and test buttons.
   • If a GFCI trips, it can shut off power not just to that outlet but to several others on the same line.
   • Press the RESET button firmly to restore power to the affected area.
3. If everything looks fine at your breaker panel, check if the outage affects the entire building or the neighborhood:
   • Visit your utility’s outage website (see contacts below) to see if there’s a reported outage.
   • Or call the utility to ask if there is an outage in your area.
4. If it appears to be a neighborhood or city-wide outage (or you see a report on the utility’s site), then it’s in the hands of the utility company.
5. If the outage is isolated to your apartment and you’ve verified your breakers/fuses are okay, you may want to contact the utility to report the issue — sometimes there could be a localized problem such as a damaged supply line.
6. Please note: our office is not able to resolve power outages, so you do not need to contact us about the outage itself. It must be handled by your utility or via resetting your breaker/fuse on your end.

Q: Why don’t I contact the property manager or landlord?

A: Because power outages and restored service are controlled entirely by the local utility and your apartment’s breaker/fuse panel. The property manager does not have access to restore electricity. So the responsibility for initiating the reset or contacting the utility lies with you.

Q: What if my breaker panel continues to trip or the fuse keeps blowing?

A: Repeated breaker trips or blown fuses may indicate a larger electrical problem within your apartment (e.g., overloaded circuit or faulty appliance). In that case:

• Try unplugging non-essential devices and reset the breaker again.
• If it trips again, contact the utility and request an inspection, or consider hiring a licensed electrician (at your cost) to investigate your internal wiring or appliances.

Q: How can I check for utility outages in Burlington?

A: Here are the main local contacts:

• Burlington Electric Department  — outage website / call: 802-865-7300
• Green MountainPower  — outage website / call: (888) 835-4672

Q: Can I leave a message for the property manager about the outage?

A: You’re welcome to notify us for your records with a non-emergency maintenance request via your Online Portal (just so we know you experienced the outage). But please understand that we cannot restore the power or apply pressure on the utility to restore faster—we cannot influence the outage resolution process.

Q: Is there anything I should do after power is restored?

A: Yes:

• Go back to your breaker panel and ensure all circuits are reset.
• If you reset a tripped breaker, plug in essential devices one by one rather than all at once (to avoid overloading the circuit).
• If you lost perishables in a fridge/freezer due to the outage: check local guidelines on food safety for power loss.
• If you continue to have electrical problems (flickering lights, repeated trips, etc.) contact a licensed electrician.

Our main office headquarters are located at 346 Shelburne Road, Burlington, VT 05401.

We are located on the ground floor that is directly accessible from the parking lot on the north facing side of the building (near the pharmacy next door). If you enter the building from the south facing parking lot, you will need to take the elevator or stairs to the ground floor to locate our office.

Some municipalities have recently increased fees and mandates related to rental housing, and we empathize with both property owners and residents who bear the costs. Rather than raising rents, we’ve opted for transparency by clearly listing the city-mandated fee upfront. This ensures residents have a complete picture of rental costs before signing leases. Our commitment to transparency underscores our dedication to fair communication for all parties involved. Additionally, we applaud and fully support the use of this fee by municipalities to fund housing inspections and enforcement of minimum housing standards, which are essential for ensuring safe and quality housing for all

There are a variety of reasons that online payment may not be possible at your property (including at Cottonwood Crossing, Gardenside Commons, 50 Barrett St, and our independent senior living communities, all of which do not currently offer online payment options).

As a workaround, we suggest that residents setup a bill pay arrangement with their personal bank.  This can be a reliable and convenient way of experiencing a degree of automation without some of the higher fees that  online payment options typically require.

Unveiling the Hidden Challenges of Online Payments

1. Security Concerns: Owners may be hesitant to accept online payments due to concerns about the security of online transactions, including the risk of fraud or data breaches.
2. Lack of Infrastructure: Some owners may not have the necessary infrastructure or resources in place to securely process online payments, such as reliable internet connections or appropriate payment processing systems.
3. Preference for Traditional Methods: Some owners may prefer traditional payment methods, such as checks or money orders, due to familiarity or personal preference.
4. Legal or Regulatory Restrictions: There may be legal or regulatory restrictions in place that prohibit landlords from accepting online payments, or require them to meet certain criteria or obtain specific licenses before doing so.
5. Tenant Accessibility: Not all tenants may have access to the internet or online banking services, making it difficult for them to make payments online.
6. Processing Fees: Landlords may be reluctant to accept online payments due to associated processing fees charged by payment processing companies, which can eat into their profits.
7. Technical Issues: Online payment systems may experience technical glitches or downtime, leading to delays or difficulties in processing payments.
8. Privacy Concerns: Some tenants may have concerns about privacy or data security when making online payments, particularly if sensitive personal or financial information is involved.
9. Preference for In-Person Interaction: Some owners may prefer to interact with tenants in person when collecting rent payments, as it allows for better communication and relationship-building.

Credit is one of six things we score, and it works as a set of tiers rather than a single pass or fail line.

• 650 or above: a standard approval.
• 600 to 649: approved with either a qualified cosigner or TheGuarantors, whichever you prefer.
• 550 to 599: approved with TheGuarantors.
• Below 550: usually not approved, though we have a defined exception where the credit difficulty is substantially medical or student debt.

Little or no credit history is not counted against you. We cannot score a file that does not exist, so rather than treat it as a low score we look to a cosigner or TheGuarantors instead.

We review the whole application, not the credit score on its own. Alongside credit we look at rent-to-income ratio, credit derogatories, criminal history, length of rental history, and any late rent or mortgage payments in the past year. Strength in one area can offset weakness in another, though a significant weakness in a single area may still fall short of our guidelines.