Council Bluffs Office Licensing and Local Leadership

PURE HomeRiver Property Management of Iowa, is supported by our dedicated local team that is backed up by 1,000+ colleagues and national resources.

Council Bluffs Iowa
PURE HomeRiver Property Management of Iowa, Council Bluffs Office

PURE HomeRiver Property Management of Iowa, Council Bluffs Office

402-559-0363

8790 F St Suite 301, Omaha, NE 68127

Office Hours:  Monday-Friday 9:00 AM - 5:00 PM

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Council Bluffs Licensing Data

Disclosures and licensing information for Council Bluffs operations.

State Brokerage License: F06356000

Your Local Team in the Council Bluffs Office

Christy Soloman

Christy Soloman

Operations Manager
Wilifred Cobb

Wilifred Cobb

Maintenance Field Technician
Mary Anne Doner

Mary Anne Doner

Property Manager
Salesperson #S73835000
John Kudlacz

John Kudlacz

Maintenance Technician
Joy Purvis

Joy Purvis

Field Support Specialist
Mindy Thibault

Mindy Thibault

Assistant Property Manager
Laurel Anderson

Laurel Anderson

Client Advisor
Happy Cloud

Rental Application Guidelines

If you are thinking about renting one of our properties in Council Bluffs, Iowa, find all the information you need about renting with PURE HomeRiver in this section. You can always contact our team with any questions, we’re here to help!

We encourage and support a program in which there are no barriers to obtaining housing because of Race, Color, Religion, Sex, Handicap, Familial Status, National Origin, or Sexual Orientation. Our application and screening process fully comply with all federal, state and local laws including but not limited to Fair Housing and ADA.

PURE HomeRiver Property Management acts as the agent for the property owner(s) in the leasing and management of residential properties. As such, we represent the interests of the property owner(s) in all transactions related to leasing and managing residential properties.

Standard Application Guidelines

Applicants or a designated representative must personally view the property (including the interior) and agree to accept the property in the documented Move-In Ready condition. No consideration will be given to cosmetic concerns raised after submission of an application.

Any misrepresentations in this application will be grounds for immediate denial of the application and/or termination of any lease agreement entered into as a result of this application.

Non-Refundable Application Fee – $60.00 Per Adult Applicant

All individuals over the age of 18 MUST fill out a separate application if they will be living on the property.

Applications will not be considered until the applicant has filled out, e-signed, and paid for their application.

To securely and efficiently verify your income, we will ask you to connect to Nova Credit, and provide access to your income source data – whether by bank or payroll connection, or most recent pay stub upload. Connecting an account will provide only the information needed for us to verify and can greatly assist in expediting your application.

Multiple applications may be received and screened simultaneously until an applicant is approved. Applications are valid for thirty (30) days from the date submitted. If an application is approved but the property is no longer available, the approved application may be transferred to another PURE HomeRiver property for consideration.

An associate from the PURE HomeRiver Property Management leasing department may contact you for additional information during the verification process. Please respond promptly so the background verification can be completed as quickly as possible so as not to delay the approval process.

If you need assistance completing the application, you can make an appointment with a PURE HomeRiver team member.

If the application is approved, the lease must be signed and an amount equal to one month’s rent must be paid within 48 hours of the lease being made available for review and signature. If your lease does not start on the first of the month, any prorated rent amount will be applied to the second month of occupancy. Failure to meet these requirements may result in the property being offered to other qualified applicants.

Prior to the lease start date, the resident must pay all funds due including a lease administration/evaluation fee in the amount of $250.00. Other funds may include pet administration fees, Resident Benefit Package fee, and security deposit or a Security Deposit Waiver Plan fee via the Resident Portal, or with a certified check or money order.

Applicants declare that the use of any residential property will be solely for the purposes of a personal residence by the applicants and their listed occupants.

Smoking or vaping of any kind is not permitted in any building on the property.

A valid social security number or proof of permitted stay in the US with a Visa is required for all applicants.

There may be additional application and/or deposit requirements for properties located in a homeowner association or condominium association. Refer to the listing for applicability.

We use VantageScore 3.0 which was developed by the three national credit reporting companies – Experian, TransUnion, and Equifax. VantageScore 3.0 considers 6 main categories of credit data from consumer reports: Payment history, depth of credit, utilization, balances, recent credit, and available credit.

The gross monthly income of all applicants combined must be at least two and a half (2.5) times the monthly rent or show a bank balance of at least six (6) times the monthly rent.

Reasons your application could be immediately rejected:

You have been evicted by a landlord within the last 5 years.
You owe money to a previous landlord.
You have an open bankruptcy.
Your identity cannot be verified.
You have 3 or more qualifying collection accounts.
Your credit score or average credit score for group applicants is less than 550.
Conditional approval may be allowed in the following cases:

You have 2 qualifying collection accounts.
Income requirement is not met.
Your credit score cannot be determined
Your credit score or average credit score for group applicants is between 550-599.
For properties located in Iowa: Conditional approval may require an increased security deposit or a qualified cosigner, depending on which specific criteria are not met.

For properties located in Nebraska: Conditional approval may require a qualified cosigner.

Cosigners are not eligible for conditional approval and must meet all qualification requirements in full. Additionally, a cosigner must demonstrate verifiable gross income equal to at least four (4) times the monthly rent or show a bank balance of at least six (6) times the monthly rent, and must have a minimum credit score of 700.

Current residents of PURE HomeRiver Property Management must demonstrate a satisfactory rental payment history and provide notice to vacate in accordance with the lease agreement. An inspection is required to verify satisfactory maintenance of the property and the application is not considered complete until this is done.

If you are applying for a property at California Hills Apartments, 540 S 30th St Apartments, and 220 N 32nd St Apartments reference these Application & Screening Guidelines.

Documentation Requirements include, but are not limited to:

Government-issued photo identification
Applicants may be asked for additional forms of identification if the initial documentation provided does not match our screening records.
Proof of income for all applicants must be provided. Proof of income may include two (2) most recent pay stubs, Military LES, three (3) most recent bank statements, and/or other forms of income.
Self-employed applicants must submit their last three (3) most recent bank statements.

To help ensure our residents understand our pet related policies, we require applicants with a pet to complete a third-party screening through PetScreening. This process ensures we have formalized pet related policy acknowledgments and accurate pet records. Your application will not be deemed complete until this screening is successfully completed.

PetScreening charges a fee per pet as noted on their website for a household pet screening. This is a separate charge from the rental application fee. A link will be emailed to you to complete a pet application through Petscreening.com. Pet owners will also need to pay the profile renewal fee.

There is an upfront Pet Administration Fee of $400 for the 1st pet and $250 for each additional pet. Tanked, caged or animals kept in an enclosure will be charged $250 per enclosure. Monthly fees for pets will range between $30 and $80 per month per pet.

Only select properties allow pets. The following breeds are not permitted: Akita, Alaskan Husky, Alaskan Malamute, American Bulldog, American Bully, American Staffordshire Terrier, American Wolf Dog, Argentinian Mastiff, Bullmastiff, Cane Corso, Chow Chow, Doberman Pinscher, German Shepherd, Great Dane, Husky, Irish Wolfhound, Malamute, Mastiff, Neapolitan Mastiff, Pit Bull, Pit Mix, Presa Canario, Rottweiler, Siberian Husky, Staffordshire Bull Terrier, Wolf, Wolf Dog Mix, and any dog that has any of these above breeds in their lineage. If a dog has a history of violent behavior, it is not allowed on the property.

This policy applies to applicants with assistance animals, defined as either service animals or support animals.

There is no Administration Fee for assistance animals.

Assistance animals, which include service animals and support animals, are not considered pets and are not subject to any fees or breed restrictions. In cases where a person’s disability is not readily observable, you may be asked to provide certain information in accordance with HUD’s guidelines.

For service animals (dogs), you may be asked to disclose if the animal is trained to perform a task and what task the animal is trained to perform, unless it is readily apparent that the animal is trained to do work or perform tasks for the benefit of an individual with a disability.
For support animals, you may be asked to provide documentation verifying a disability related need for the animal.
If you have multiple assistance animals, you may be asked to supply documentation specifying the need for each animal.

PURE HomeRiver Property Management partners with PetScreening for its pet and animal application. Submission to PetScreening for Assistance Animals is voluntary. Applicants who do not wish to use PetScreening for Assistance Animals may choose to submit support/documentation verifying the disability related need for the assistance animal directly to PURE HomeRiver Property Management by uploading it to this application or sending it by email to [email protected]. Such documentation is not required if it is readily apparent that the animal is trained to do work or perform tasks for the benefit of an individual with a disability. Information you submit may be shared directly with a representative of PURE HomeRiver Property Management or with PetScreening.com. There are no fees associated with an Assistance Animal profile submission. Your application will not be deemed complete until any required information is provided.

Our minimum lease term is 12 months. No short-term leases are available unless the listing provides this option.

At PURE HomeRiver Property Management, we offer two options for security deposits. The first option is a traditional security deposit, where a lump sum is paid at move-in and is held on account for the duration of your tenancy. If your account does not have a final balance due, then the full security deposit amount will be refunded pursuant to the lease terms.

The second option is our Security Deposit Waiver Program. This program is offered based on eligibility. With this option, you will pay a monthly non-refundable fee for the duration of your tenancy instead of the traditional upfront deposit. No funds will be held to use towards any balance due from you on your account at the time of move out. You as the tenant will still be responsible for any charges assessed at move-out.

PURE HomeRiver Property Management Resident Benefits Package delivers savings and convenience by offering professional services to assist our residents. Applicant agrees to be enrolled and to pay the applicable cost which can range from $25.99 to $49.99 per month, dependent on selections made, payable with rent.

Your RBP may include, subject to property mechanicals or other limitations:

Renters insurance policy
HVAC air filter delivery directly to your door approximately every 90 days
A resident rewards program that helps you earn rewards for paying your rent on time
Credit building to help boost your credit score with timely rent payments
$1M Identity Protection for all adult leaseholders
24/7 online maintenance reporting
24/7 Pest Abatement Program

Multi-family Application Guidelines

Applicants or a designated representative must personally view the property (including the interior) and agree to accept the property in the documented Move-In Ready condition. No consideration will be given to cosmetic concerns raised after submission of an application.

Any misrepresentations in this application will be grounds for immediate denial of the application and/or termination of any lease agreement entered into as a result of this application.

Non-Refundable Application Fee – $60.00 Per Adult Applicant

All individuals over the age of 18 MUST fill out a separate application if they will be living on the property.

Applications will not be considered until the applicant has filled out, e-signed, and paid for their application.

To securely and efficiently verify your income, we will ask you to connect to Nova Credit, and provide access to your income source data – whether by bank or payroll connection, or most recent pay stub upload. Connecting an account will provide only the information needed for us to verify and can greatly assist in expediting your application.

Multiple applications may be received and screened simultaneously until an applicant is approved. Applications are valid for thirty (30) days from the date submitted. If an application is approved but the property is no longer available, the approved application may be transferred to another PURE HomeRiver property for consideration.

An associate from the PURE HomeRiver Property Management leasing department may contact you for additional information during the verification process. Please respond promptly so the background verification can be completed as quickly as possible so as not to delay the approval process.

If you need assistance completing the application, you can make an appointment with a PURE HomeRiver team member.

If the application is approved, the lease must be signed and the first full month’s rent paid within 48 hours of the lease being made available for review and signature. If your lease does not start on the first of the month, any prorated rent amount will be applied to the second month of occupancy. Failure to meet these requirements may result in the property being offered to other qualified applicants.

Prior to the lease start date, the resident must pay all funds due including a lease administration/evaluation fee in the amount of $250.00. Other funds may include pet administration fees, Resident Benefit Package fee, and security deposit or a Security Deposit Waiver Plan fee via the Resident Portal, or with a certified check or money order.

Applicants declare that the use of any residential property will be solely for the purposes of a personal residence by the applicants and their listed occupants.

Smoking or vaping of any kind is not permitted in any building on the property.

A valid social security number or proof of permitted stay in the US with a Visa is required for all applicants.

There may be additional application and/or deposit requirements for properties located in a homeowner association or condominium association. Refer to the listing for applicability.

We use VantageScore 3.0 which was developed by the three national credit reporting companies – Experian, TransUnion, and Equifax. VantageScore 3.0 considers 6 main categories of credit data from consumer reports: Payment history, depth of credit, utilization, balances, recent credit, and available credit.

The gross monthly income of all applicants combined must be at least two (2) times the monthly rent or show a bank balance of at least six (6) times the monthly rent.

Reasons your application could be immediately rejected:

You have been evicted by a landlord within the last 5 years.
You have an open bankruptcy.
Your identity cannot be verified.
You owe money to a previous landlord.
You have 3 or more qualifying collection accounts.
Your credit score or average credit score for group applicants is less than 550.
Your combined income is less than one (1) times the rent.
Conditional approval may be allowed in the following cases:

You have 2 qualifying collection accounts.
Income requirement is not met.
Your credit score cannot be determined
Your credit score or average credit score for group applicants is between 550-559.
For properties located in Iowa: Conditional approval may require an increased security deposit or a qualified cosigner, depending on which specific criteria are not met.

For properties located in Nebraska: Conditional approval may require a qualified cosigner.

Cosigners are not eligible for conditional approval and must meet all qualification requirements in full. Additionally, a cosigner must demonstrate verifiable gross income equal to at least four (4) times the monthly rent or show a bank balance of at least six (6) times the monthly rent, and must have a minimum credit score of 700.

Current residents of PURE HomeRiver Property Management must demonstrate a satisfactory rental payment history and provide notice to vacate in accordance with the lease agreement. An inspection is required to verify satisfactory maintenance of the property and the application is not considered complete until this is done.

Documentation Requirements include, but are not limited to:

Government-issued photo identification
Applicants may be asked for additional forms of identification if the initial documentation provided does not match our screening records.
Proof of income for all applicants must be provided. Proof of income may include two (2) most recent pay stubs, Military LES, three (3) most recent bank statements, and/or other forms of income.
Proof of eligibility for housing assistance, if applicable.
Self-employed applicants must submit their last three (3) most recent bank statements.

To help ensure our residents understand our pet related policies, we require applicants with a pet to complete a third-party screening through PetScreening. This process ensures we have formalized pet related policy acknowledgments and accurate pet records. Your application will not be deemed complete until this screening is successfully completed.

PetScreening charges a fee per pet as noted on their website for a household pet screening. This is a separate charge from the rental application fee. A link will be emailed to you to complete a pet application through Petscreening.com. Pet owners will also need to pay the profile renewal fee.

There is an upfront Pet Administration Fee of $400 for the 1st pet and $250 for each additional pet. Tanked, caged or animals kept in an enclosure will be charged $250 per enclosure. Monthly fees for pets will range between $30 and $80 per month per pet.

Only select properties allow pets. The following breeds are not permitted: Akita, Alaskan Husky, Alaskan Malamute, American Bulldog, American Bully, American Staffordshire Terrier, American Wolf Dog, Argentinian Mastiff, Bullmastiff, Cane Corso, Chow Chow, Doberman Pinscher, German Shepherd, Great Dane, Husky, Irish Wolfhound, Malamute, Mastiff, Neapolitan Mastiff, Pit Bull, Pit Mix, Presa Canario, Rottweiler, Siberian Husky, Staffordshire Bull Terrier, Wolf, Wolf Dog Mix, and any dog that has any of these above breeds in their lineage. If a dog has a history of violent behavior, it is not allowed on the property.

This policy applies to applicants with assistance animals, defined as either service animals or support animals.

There is no Administration Fee for assistance animals.

Assistance animals, which include service animals and support animals, are not considered pets and are not subject to any fees or breed restrictions. In cases where a person’s disability is not readily observable, you may be asked to provide certain information in accordance with HUD’s guidelines.

For service animals (dogs), you may be asked to disclose if the animal is trained to perform a task and what task the animal is trained to perform, unless it is readily apparent that the animal is trained to do work or perform tasks for the benefit of an individual with a disability.
For support animals, you may be asked to provide documentation verifying a disability related need for the animal.
If you have multiple assistance animals, you may be asked to supply documentation specifying the need for each animal.

PURE HomeRiver Property Management partners with PetScreening for its pet and animal application. Submission to PetScreening for Assistance Animals is voluntary. Applicants who do not wish to use PetScreening for Assistance Animals may choose to submit support/documentation verifying the disability related need for the assistance animal directly to PURE HomeRiver Property Management by uploading it to this application or sending it by email to [email protected]. Such documentation is not required if it is readily apparent that the animal is trained to do work or perform tasks for the benefit of an individual with a disability. Information you submit may be shared directly with a representative of PURE HomeRiver Property Management or with PetScreening.com. There are no fees associated with an Assistance Animal profile submission. Your application will not be deemed complete until any required information is provided.

Our minimum lease term is 12 months. No short-term leases are available unless the listing provides this option.

At PURE HomeRiver Property Management, we offer two options for security deposits. The first option is a traditional security deposit, where a lump sum is paid at move-in and is held on account for the duration of your tenancy. If your account does not have a final balance due, then the full security deposit amount will be refunded pursuant to the lease terms.

The second option is our Security Deposit Waiver Program. This program is offered based on eligibility. With this option, you will pay a monthly non-refundable fee for the duration of your tenancy instead of the traditional upfront deposit. No funds will be held to use towards any balance due from you on your account at the time of move out. You as the tenant will still be responsible for any charges assessed at move-out.

PURE HomeRiver Property Management Resident Benefits Package delivers savings and convenience by offering professional services to assist our residents. Applicant agrees to be enrolled and to pay the applicable cost which can range from $25.99 to $49.99 per month, dependent on selections made, payable with rent.

Your RBP may include, subject to property mechanicals or other limitations:

Renters insurance policy
HVAC air filter delivery directly to your door approximately every 90 days
A resident rewards program that helps you earn rewards for paying your rent on time
Credit building to help boost your credit score with timely rent payments
$1M Identity Protection for all adult leaseholders
24/7 online maintenance reporting
24/7 Pest Abatement Program

Resident Education

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