Your Questions Answered.
The Service
Most people don’t realize apartment locating is completely free to renters — and that a good locator does a lot more than just send you a list of apartments. Here’s how it actually works.
Is your apartment locating service really free?
100% free for renters, always. We’re paid a referral fee by the apartment community when you sign a lease. You never pay us a dime, and there’s no catch.
Why use a locator instead of searching on my own?
Sites like Apartments.com show you listings — we show you your listings. We filter by your income, credit, pets, move date, and must-haves. We also have access to unadvertised specials that properties share directly with us.
Are you licensed real estate agents?
Yes. All of our locators are licensed real estate agents, which means we’re held to professional standards and have a legal obligation to act in your best interest.
Can you help me if I’m relocating from out of town?
Absolutely. We can take virtual tours on your behalf, send video walkthroughs, and guide you through a remote application process — so you can move with confidence without visiting beforehand.
When should I receive my rebate?
Eligible clients can receive up to a $200 cash rebate after moving into their new apartment. Rebates are typically issued within 60–90 days after your move-in date, once Franklin Finders has received payment from the apartment community.
When your application is approved, your agent will confirm your preferred payment method. Rebates can be sent via direct bank deposit, Zelle, or check by mail, depending on the option you selected during the approval process.
If you have any questions about the status of your rebate, please reach out to your Franklin Finders agent for assistance.
Rebate amount and eligibility may vary by apartment community. Rebates are only issued after Franklin Finders receives payment from the apartment community and all qualifying requirements have been met.
When should I receive my 2hr move credit?
DFW RENTERS
Once your apartment application has been approved and the community has provided written confirmation that your Franklin Finders locator is listed as the sole referral source on your file, you’ll be eligible to receive your move credit and begin the scheduling process with our moving partner.
Your complimentary move credit covers up to two hours of moving labor. A $99 trip fee/non-refundable deposit is required to reserve your move. Any time exceeding the included two hours is billed at a discounted rate through our moving partner.
Your movers will contact you directly to coordinate scheduling and provide any additional details before your move date.
ATX RENTERS
Once your apartment application has been approved and the community has provided written confirmation that your Franklin Finders locator is listed as the sole referral source on your file, you’ll be eligible to receive your move credit and begin the scheduling process with our moving partner.
To activate your complimentary move credit, you must complete their booking form using the referral link provided by your agent and note that you were referred by Franklin Finders.
Your complimentary move credit covers the first two hours of moving services. Our moving partner requires a $100 non-refundable booking deposit to reserve your move. Any moving time beyond the included two hours will be billed directly by our moving partner according to their current rates.
After submitting your information, our moving partner team will contact you to finalize scheduling and move details.
The Search
Finding the right apartment isn’t just about price and location. Timing, lease terms, and knowing what to ask can make or break your move. Here’s what to keep in mind before you start.
When should I start my apartment search?
We recommend starting 60–90 days before your ideal move-in date. The best pricing and move-in specials typically appear about 45 days out.
What lease terms are typically available?
We currently work with leases that are only 12+ months.
Do you help with pet-friendly apartments?
Yes. We know which properties have the most lenient pet policies and will filter by your specific pet. Typical costs: a refundable deposit ($100–$500), a non-refundable pet fee ($100–$500), and monthly pet rent ($25–$75 per pet).
What’s the best time of year to find deals?
November through February tends to have the best deals — lower demand means properties are more willing to negotiate and offer concessions like a free month’s rent. Summer (May–August) has the most inventory but also the highest prices and competition.
Applications & Approvals
Approval criteria vary a lot by property, and small surprises — income requirements, credit checks, rental history — can slow things down. Knowing what to expect upfront makes the whole process smoother.
What do apartments look for when approving an application?
1 Most properties evaluate four things: gross income of at least 3× the monthly rent, a credit score of 600+, clean rental history (no recent evictions), and a background check. We assess your profile upfront so we only show you places where you’re likely to get approved.
What if I don’t meet the income requirement?
You may still qualify with a co-signer or guarantor — someone who agrees to be financially responsible if you can’t make rent. Some properties also accept bank statements showing sufficient savings in lieu of income.
What if I have a past eviction?
It depends on the specifics — be upfront with us, and the more we know, the better we can match you to properties whose screening criteria fit your situation, or point you to your best resource. Many of the properties that use our service don’t accept prior evictions, but we can offer alternate options.
What if I have bad credit?
It depends on the nature of the credit issue and what your score is. The more details you can give us up front, the better we can point you in the right direction. It is important to note that we can never guarantee approval.
Moving In
Once you’re approved, things move fast. From signing your lease to getting your keys, here’s what the final stretch looks like and how to make sure nothing falls through the cracks.
How long does the application process take?
Most applications are processed within 72 hours, sometimes up to a week. Some properties offer same-day approval.
What should I look for during an apartment tour?
Beyond the aesthetics: water pressure, cell signal, noise levels, natural light, condition of appliances and HVAC, parking availability, and how the building handles packages and security. Your locator will know exactly what to flag.
Do you offer any support after I sign my lease?
Yes — your locator is there to help you through whatever you need! You are also accredited either a 2 hr moving credit or up to $200 cash back.
Apartment Specials & Self Prorating
Specials can save you real money on rent, but how they’re applied (and how they affect your approval) trips a lot of renters up. Here’s everything you need to know, broken down simply.
What is an apartment “special” or “concession”?
A special is an incentive a property offers to get you to sign a lease. Some are rent-related — “1 month free,” “8 weeks free,” “$1,000 off” — and some are fee-related, like waived application/admin fees or free parking for a few months. Fee specials are pretty straightforward. Rent specials are where things get interesting, because how the property hands them to you changes how you should budget.
How do properties usually give you the free rent?
Almost always one of two ways:
•All at once — a lump credit dropped on your account, or a fully free first month up front.
•Spread out (front-loaded or parsed) — the discount shows up as a stretch of cheaper months early on, or the credit is added in chunks across several months.
The property decides which, and it’s not negotiable. The good news: no matter how they hand it over, the smart way to handle it is the same.
What’s the difference between “market rent” and “effective rent”?
•Market rent is the property’s normal monthly price — what’s advertised and what your lease is actually written at.
•Effective rent is what your rent averages out to once a special is spread across your whole lease. A special lowers your effective rent, but your market rent never changes. That distinction matters more than most people realize (see the approval question at the bottom).
What does “self-prorating” mean?
Properties rarely spread your free rent out evenly for you — you’ll usually get it as one big credit or as a few cheaper months early in the lease. Self-prorating just means you even it out yourself, so your real monthly cost feels the same all year instead of a few cheap months followed by a jump back to full rent. You’re not changing the total savings — you’re just smoothing out how you experience it.
How do I calculate my effective rent?
Two quick steps:
1. Total free rent ÷ lease term = the amount to “save” each month.
2. Market rent − that amount = your effective rent (the number to budget around).
Example: $1,800 rent, 12-month lease, 1 month free ($1,800 in savings). $1,800 ÷ 12 = $150/month. $1,800 − $150 = $1,650 effective rent.
So you treat your rent as $1,650 every month, and any month you actually pay less, you set the difference aside.
What’s the simple rule for each month?
Set aside (or pull) = effective rent − what you actually owe that month.
•Pay less than your effective rent? Bank the difference in a savings account.
•Paying full rent once the discount ends? Pull from what you banked.
Either way, your real cost stays level the whole lease.
When your application is approved, your agent will confirm your preferred payment method. Rebates can be sent via direct bank deposit, Zelle, or check by mail, depending on the option you selected during the approval process.
If you have any questions about the status of your rebate, please reach out to your Franklin Finders agent for assistance.
Rebate amount and eligibility may vary by apartment community. Rebates are only issued after Franklin Finders receives payment from the apartment community and all qualifying requirements have been met.
What if my credit doesn’t start right away?
Timing matters. Self-prorating only works when you actually have savings or credit on hand to pull from. If a property holds the free rent back and doesn’t apply any of it until month 2 or later, there’s nothing to offset your first month yet — so you’ll pay full market rent until the discount actually kicks in, then spread whatever’s left across your remaining months the same way.
The rule of thumb: the more a property delays or chops up the credit, the bumpier those early months feel. Your total savings — and your average rent across the whole lease — still come out exactly the same, but you may not be able to keep every single month perfectly even. That’s why it’s worth confirming a special’s timing up front so you know what to expect month to month.
Will I be approved based on market rent or effective rent?
This is the one renters miss most: properties almost always qualify you on the market rent, not your discounted effective rent. The usual standard is proving income of roughly 2.5–3x the rent — so you’ll typically need to show you earn about 3x the market rate, even when your effective rent is much lower.
It catches people most often on higher-priced apartments running multi-month specials, where the effective price looks very affordable but the income requirement is still tied to full market rent. Worth knowing before you fall for an effective number you might not actually qualify for.
Examples above are illustrative. Your exact savings depend on your rent, lease term, and how your specific property applies its special — your Franklin Finders locator will run your real numbers with you.
Costs & Fees
Rent is just one piece of the financial picture. Between deposits, utilities, and move-in fees, the upfront costs can add up quickly — so it helps to know what’s coming before you sign.
How much should I budget for rent?
100% free for renters, always. We’re paid a referral fee by the apartment community when you sign a lease. You never pay us a dime, and there’s no catch.
What upfront costs should I expect?
100% free for renters, always. We’re paid a referral fee by the apartment community when you sign a lease. You never pay us a dime, and there’s no catch.
What utilities are typically included in rent?
Sites like Apartments.com show you listings — we show you your listings. We filter by your income, credit, pets, move date, and must-haves. We also have access to unadvertised specials that properties share directly with us.