Often individuals possess negative credit issues such as evictions, broken leases, slow pays or a criminal past. The United States is also a land where cultures often collide resulting in riots that can last days, weeks and even months. This house has a large backyard that is perfect for entertainment or privacy! Community amenities include 24-hour maintenance, a charming clubhouse, a play area, a business . We have successfully served thousands of renters across the nation in finding second chance apartments that are close by, We can also help you. A court judge must grant a writ of eviction in order for the tenant to be forcibly removed by the sheriffs constable if necessary. They have a security booth never manned. Some popular services for apartments include: What are people saying about apartments services in Dallas, TX? There trying to get us moved in by Dec 21st. Since I moved in, I have had nothing but problems. has been an apartment locator for the past 10 years and has helped thousands of people looking for rental apartments in the Dallas area. On top of that, my kitchen floors look terrible. The maximum amount a voucher would pay on behalf of a low-income tenant in Dallas, Texas for a two-bedroom apartment is between $1,409 and $1,722. It was all the same. We have worked with and continue to work with clients who have good credit scores or great FICO scores. Thats why Second Chance Lease wants to help you. We offer second chance apartment leasing and can help you find your next living space, no matter your history. My move was mostly great, unfortunately, the part that wasnt was pretty important. Now that you know what a second chance apartment locator is lets uncover four of the best in the Dallas area. Theyre model unit is the best looking dont be fooled by the upgraded units the mirrors in the bathrooms are literally picture frames that you can take off the wall! If I submit a service ticket they come right away and fix whatever I need. Applicants rarely anticipate encountering problems that may cause them to break their lease or having an eviction filed on them. First off, the staff was friendly, respectful, and receptive. Moved out almost 2 months ago and still have yet to receive my deposit. Never had i experience such treatment from an apartment complex.The applicat. Apartments often have options they can offer to keep residents from breaking their leases. After your information is submitted, then one of our expert Dallas Apartment Locators will respond back to you as soon as possible. Theres plenty of accessible information provided on the internet. If there is a misdemeanor on record, a rental property may overlook it if it is non-violence related. No steps! 3 bedroom in dallas texas 75229 dallas dallas texas ole53138467 - great two story property this town-home is centrally located in the heart of dallas off. Its hard to believe but the white population used comprise nearly 87% of the American population. Playing on technicalities is not how you do customer service. About 75 percent of families who receive Section 8 vouchers earn below 30 percent of the median income. Instead, I've been told to have my mail rerouted to a post office box until they decide to deal with the issue (this was told to me after signing the lease). Apartment rent in Dallas has decreased by -30.4% in the past year. We do all the work for you so you can . A tenant, who chooses on their own to abandon their apartment or rental property without the consent of the landlord is abandoning the lease, and it is called a broken lease. Many people often make the mistake of thinking that the only types of Section 8 rentals available to choose from are those that are managed by some type of state of authority. 2nd Chance Apartments Dallas: Landlords Who Accept Renters With Evictions And Broken Leases. Its very rare to get let out if your lease so that says a lot about this place. To find out more about Lisa Parrish, you can visit their website. Second Chance Apartment Locators (Dallas Texas), 2.) However, you may visit "Cookie Settings" to provide a controlled consent. If a person has an extensive criminal record without any convictions, the arrest record is often strongly considered and could inhibit your chances of leasing apartments in the Dallas area. She comes running if she sees someone visiting my home but I have evidence of all my neighbors doing the same, so that isn't fair. It seals it from the publics view. Richardson Apartments | Frisco Apartments | Dallas Apartments | Fort Worth Apartments Apartments Garland - Garland TX apartments for rent Tell: Tell: (972) 338-4032 Fax: 817-494-1876 The Legacy of Cedar Hill 2 Apartments Real Estate Rental Service Website 14 YEARS IN BUSINESS (469) 575-1510. He enjoys concerts, walks with the doggo and wife, mocking Dallas Cowboy fans, and sharing community resources. Our team is responsible for creating and keeping our nationwide database of second chance rentals up to date and provide stellar customer service via online chat, email, text and phone support. House available for showing by appointment. Anywhere you go in the United states women are much more likely to endure an eviction than men. . Theres no control or management. This 3 bedroom, 2 bathroom home has just finished a major renovation and is ready for a new family.. Dallas 2nd Chance Apartments offers deserving individuals hope of a bright future. I told her im coming to get my deposit. AffordableHousing.com is the largest resource for affordable apartments, condos, houses, and townhouses, including section 8 . If you are having financial troubles or just ended serving a criminal sentence, Dallas 2nd Chance Apartments has an excellent reputation for serving individuals by obtaining a second chance rentals for people with criminal backgrounds. I have been living in these apartments for more than five months, since February of this year. Composed of both affordable and conventional units, Mill House Apartments offers residents. Features 3 bedrooms and 2 full bathrooms and 1,287 square feet. I found it hard tobelieve because I went to the apartment complex next door but they dont accommodate three bedrooms only one and two. The State of Texas does permit criminal records to be expunged. One of the main reasons we are successful at matching individuals with available second chance apartments is because we have a full database of countless available apartments, rental properties, complexes, and individual landlords, so we can conveniently help to locate the most suited second chance apartment to rent based on a persons precise requirements. So glad that she was able to make my move less stressful! Enjoy updated floors in the kitchen, bathrooms, and 3 seasons screened in porch. Apartments who accept people with felonies and misdemeanors will use an income formula to qualify applicants. The Hispanic race is by far the fastest growing race in the United States. I have a friend who lives here that I visit often and I have watched this complex go through some changes. Apartments and landlords cannot forcibly evict tenants on their own by replacing the locks on the property. After the list of 2nd chance apartments in your area is provided, they will discuss the next steps you need to take in making sure your application is approved. Save your money,time and energy! Mill House Apartments 2 Bedroom Apartment for Rent at 4311 Woodhollow Dr Ofc, Dallas, TX 75237 - Redbird 75237, Dallas, TX Welcome to Mill House Apartments in Dallas, Texas. If a landlord or property manager finds criminal history on a background check, they will believe you are trying hide your past. This attitude has created a huge barrier for people with felonies and misdemeanors. Though the United Sates is a Republic with constitutional and civil rights, minorities still suffer persecution to a unacceptable degree. If you're looking for an apartment fast, this is your place; just keep in mind that maintenance won't always be prompt or helpful when addressing major repairs like air conditioning or flooring damage. Once youve submitted your information to us, well create a custom list of potential apartments for you. It is important to know that your income must be easily verifiable. Furthermore, probation is still a sentence given by a judge for a conviction. Simply type second chance apartments near me to begin your search. Some of the most difficult and persisting problems have the simplest solutions. We will find 2nd chance apartments near you that will accept your application. tenant is only responsible for electricity. The odds are always better for a second chance rental of older criminal records. 8109 SKILLMAN ST 1016, DALLAS, TX 75231 Housing types: Low Income Apartments buildings / Section 8 vouchers accepted condo 3/2 1300 sf new laminate floors and paint large size condo with master bedroom and bath and huge closet space..storage closet in hall.dining and living area with Making a rental inquiry 10 THE BIRCHWOOD APARTMENTS (1.8/5) Updated homes are enviable urban retreats with w, Urban Living.Redefined! Thats my take. There are more to come soon. I call and am informed I needed to provide a 60 day notice of me not renewing my lease.Considering that I was informed I was unable to renew why on earth would they need a written notice?This apartment complex does not care about residents. The manager asked me to try next door, Crestshire Apartments, I told her, I previously came from there, and they informed me they were closed down, she looked confusedshe said: \"they closed down!\" She was certain they werent. Second Dimension Apartments Apartments Real Estate Rental Service (817) 732-6684 5901 Calloway Dr S Fort Worth, TX 76114 CLOSED NOW 2. I recently relocated to Dallas for work and was a little anxious in the beginning, but she literally made this the smoothest transitio. Crime rates are higher, suicide rates are higher and drug abuse is higher. If you have an expungement there are second chance apartments in Grand Praire Texas that will accept your application. Get ACCEPTED for 2nd Chance Apartments Even If you had delinquencies, broken leases, evictions, foreclosures, repossessions, liens on your credit. It used to be one of the nicer complexes around and then took a bit of a dive for several y, After 13 years , wow that says something right there, 13 years a long time but it was because of the staff at Sun Colony and the prompt maintenance service we received that made the place a home for o, Nice place to live needs some inprovements but overall its a nice place to live! Dallas second chance apartments accepting misdemeanors or felonies are much more likely to approve an application showing excellent rental history. To get started, all you need to do is tell them the type of apartment youre looking to rent and your current issues. White people or those of the Caucasian, Celtic races are still the dominant race in the United States comprising nearly 59% of the population. No More Getting Denied. My apartment was move-in ready with just a few items that need. Call and txt only. Look here before you check out all the other apartments i, These apartments come with a 42" wall-mounted HDTV already installed in the unit. Kitchen has updated counter tops and tons of cabinet space. Biggest regret of my life. This is especially true for black and Hispanic people. I am seriously SO IMPRESSED. Terms of ServiceandPrivacy Policy. The only reason I moved is because I purchased a home or else I would still be living there!The breakfast days and game days, movies and library computers made it feel a little more like family. 2 bedroom in dallas tx 75210 dallas dallas texas sched To learn more about Second Chance Apartment Locators, you can go to their, . Their research department will then use this information to hand-select apartments that fit your criteria. Enjoy peaceful surroundings, including beautifully landscaped, From luxury finishes and must-have amenities to a walkable neighborhood with easy commutes, 75 West apartments has it all. Second Chance Apartments. It even has a double gate entrance on the side for trailers or boats! In that time frame, I was giving multiple reasons on why my application was taking so long. 3. We handpick the apartments that fit your situation. If you do have a violence-related misdemeanor like an assault, it may be an issue to obtain 2nd chance apartments or houses for rent in Dallas. We are only here to do the very best we can to help those who are more disadvantaged finding a safe place to call home. As of now, they are now charging the guests of residents to pay $3.00 per night to park here (after 6 visits) . We take great pride in serving our clients and want to thank you in advance for allowing us to assist you in your search for a second chance apartment in Garland, Tx We had two weeks to find a place. After being released, the first thought that most have is how to find accommodation. Generally, there are no laws prohibiting a felon from renting an apartment or house, but many landlords do run criminal background checks and may deny applicants with a felony conviction. We are able to provide a selection of apartments in Plano, Richardson, Frisco, McKinney, Grand Prairie, Farmers Branch, Carrollton, Allen, Arlington, Irving, Lewisville, Mesquite, Los Colinas, Coppell, Garland, Addison, and Denton. Section 8 Houses For Rent | Section 8 Properties For Rent RECENT SECTION 8 HOUSES FOR RENT Things to know about being a landlord Are you worried about not getting rent for the current month because you cannot find tenants? There are no gates to prevent robbery and there is no tow control. After already living here for six weeks, I still haven't been given a mailbox key. They will provide you with a pre-screened list of available apartments in the North Dallas area and give you helpful tips like telephone scripts to make the process a lot smoother. It is an excellent little charter scho. The property stays dirty. They will have updated lists of all the landlords who will rent to felons in the Dallas Texas area. Even the new ones that come in talk as if they are gonna make a change but to me it seems to be getting worst! They specialize in helping people that fit the following categories: Felons if nonviolent and over 5 years old, Misdemeanors if nonviolent and over 2 years old, You can visit their website to find out more about 2nd chance apartments in Dallas and their second chance offerings. Make sure to do your research on the eligibility criteria for each business to ensure that you meet the requirements for the service youre looking at. To learn more about Second Chance Apartment Locators, you can go to their website. SPACIOUS REMODELED 3 BEDROOM 2 BATH HOUSE!! They have a really nice pool and a two-story workout center. Its a constant battle with parkin. The first step to making improvements is to close the gates at all time which will with unwanted people coming on grounds. Utilizing Dallas Second Chance Apartments is the best and easiest way to obtain ideal 2nd chance apartments that will meet overall needs of the renter, the quickest. total apartment units: 30, assisted housing category: insured-subsidized, contract term: 240 months, 202/8 nc , between 80% & 100% fmr, 1bedroom: $1,093.00, condo 3/2 1300 sf new laminate floors and paint They help people in the following categories: The service is free for you to use, and you will even receive a cash rebate when you sign a lease and when Second Chance Apartment Locators get paid. Obviously, I am a Senior Citizen and fortunately in pretty good health so my son and I moved everything up to the 3rd floor without the elevator. All you need to do is enter find apartments near me in Dallas when conducting a search on the internet. She claims they, My move was mostly great, unfortunately, the part that wasnt was pretty important. If the conviction has not been expunged or sealed, it does remain on your record. It is against the law for a landlord to evict a tenant on their own; they cannot just change the locks and prevent you from gaining access to your property. Its very difficult to be a single mother and make ends meet when youre doing it all alone. We believe people are entitled to be able lease nearby apartments offering 2nd chances. It might be difficult to rent in the Dallas area unless you are able to locate a second chance property that accepts felonies and misdemeanors. Initially, the heat wasn't working correctly--this was around the same tim. What to Know About Second Chance Leasing Every apartment complex is different and has different criteria for their vacancies and tenants. Recent historical events have caused and outbreak of broken leases, evictions and crime. When. Once you have your list, we stay in touch and help you through your search. 2nd Chance . Very respectful. To find a second chance apartment community near you, start by running an online search at ForRent.com to see what apartments are available in your city. Second Chance Apartments Near Me 888-251-2247 Ways2Rent provides free second chance rental consultation. The older the conviction, getting approved for a lease will be easier. New Management came in not to longago and it shows they care!!! Yet America always seems to recover from its inner differences and become stronger. View rentals in Dallas Dallas, TX. it is great for parent and small kids or a disabled individu, corner lot, facing beautiful golf course, downtown dallas skyline view, washer & dryer included in all units, single leveled, curb side entrance, personal gardens, handic, village oaks condominiums . Something that may be able to be done to help an ex-offender is finding out if the criminal record can be expunged. Apartments Accepting Felonies & Misdemeanors in Dallas, Dallas Second Chance Apartments Income Requirements, Criminal Background and Balancing a Credit Score. Applying for Section 8 Housing calls for getting in touch with all the right neighborhood office like Dallas local workplace. During the application process, more than likely a criminal background will be completed before anything else. They can help you typically if you have 3 times the monthly rent even if you have evictions or broken leases on your record. I cannot believe the same management team mentioned in my updated review from less than 3 months ago is the SAME team managing this property. Yes, felons can apply for Section 8 housing in Texas. The list will include the locations, floor plans, amenities and monthly rents.4. Visited this place one time and loved it, but with some things being brought to light, I wouldnt stay here at all. We believe everyone deserves a second chance no matter their race, color, nationality, gender, sexual orientation, religion, familial status and age. Go to or call your local Public Housing Authority (PHA) for instance the one in Dallas. Paid my rent on time every time & a few months before the lease was up I asked about a larger apartment. One of our professional apartment locators will soon be in contact with you. Second Dimension Apartments Apartments Real Estate Rental Service (817) 732-6684 5901 Calloway Dr S Fort Worth, TX 76114 CLOSED NOW 2. It can be incredibly difficult to find an apartment in the Dallas rental market if you have bad credit, broken leases, evictions, misdemeanors, or felonies on your record. Looking for a move-in ready, updated home? Initially, the heat wasn't working correctly--this was around the same time as a snowstorm--but now it's an issue with air conditioning. These obstacles can make it nearly impossible being approved for apartments near you. Some places accept those with credit issues while others happily accept previously convicted felons. Second Chance Apartments Short Term Lease Apartments Terra Firma The Biltmore Search section 8 apartments in popular locations Nearby cities Garland, TX Highland Park, TX Plano, TX Richardson, TX University Park, TX Neighborhoods Downtown, Dallas, TX East Dallas, Dallas, TX Lake Highlands, Dallas, TX Lakewood, Dallas, TX This is the most unorganized apartment complex Ive ever lived in. Thats over 8200 per day. They do not care about the residents at all! to request more details, you can contact him or her above. Broken Leases in Dallas Having a broken lease in Dallas is when an individual has a signed lease with a landlord and for whatever reason, the renter leaves and abandons their lease prematurely. Shame on this complex and I hope to be moved out as soon as possible. The United States is truly a grand experiment of 50 individual states all with different governments and ideas on how to govern. It is across from a park and dining. In this article, well discover what a second chance apartment locator is, and well introduce 4 different second chance apartment locators in the Dallas area that can help boost your chances of finding an apartment.Advertisementvar cid='5072780977';var pid='ca-pub-4754816518175455';var slotId='div-gpt-ad-houstoncasemanagers_com-medrectangle-3-0';var ffid=2;var alS=2021%1000;var container=document.getElementById(slotId);container.style.width='100%';var ins=document.createElement('ins');ins.id=slotId+'-asloaded';ins.className='adsbygoogle ezasloaded';ins.dataset.adClient=pid;ins.dataset.adChannel=cid;if(ffid==2){ins.dataset.fullWidthResponsive='true';} I moved out march 9 and gave them 30 days to return my deposit before I started calling. rent includes water, trash, gas and sewer. I called once a day for 3 weeks straight and sent out 3 emails and never got a response. When youre ready to get started, you can call them at +1 800-532-6919 or via email at info@2ndchanceapartment.com. I was then informed that I may not move to a larger one due to unavailability as well as my own apartment is not up for renewal due to the fact that they had already leased it to someone else.Fast forward to moving day I turn in the keys and leave. With a misdemeanor or felony on record, it can be a challenge to secure apartment leases. Remodeled, hardwoods throughout except bonus room and laundry. Our team at Second Chance Apartments supports the Civil Rights Act of 1964, Fair Housing Act of 1968 and Fair Housing Amendments Act of 1988. However, the office hasn't been open on a Saturday since I moved in. Learn why many people searching for Dallas 2nd chance apartments have placed their trust in us. Find the best offers for your search section 8 dallas. She told me that my income did not meet the requirement. To add insult to injury, there are a ton of empty parking spots (that are empty all night, I know this, as I work overnight) that used to be visitors parking until they decided that they wanted to just make more money off of the people who are struggling and living in one of the poorest parts of Dallas. The Pumpkin House at the Dallas Arboretum Sunset over a Dallas lake Rent Trends As of January 2023, the average apartment rent in Dallas, TX is $1,617 for a studio, $1,636 for one bedroom, $2,296 for two bedrooms, and $1,706 for three bedrooms. This is a review for a apartments business in Dallas, TX: "I don't technically have a lease here but my boyfriend does. "I relocated from Michigan to Dallas a month ago. Been given a mailbox key their website service ( 817 ) 732-6684 5901 Calloway Dr S Fort,! In Grand Praire Texas that will accept your application able lease nearby apartments offering 2nd chances get my deposit order. Top of that, my move was mostly great, unfortunately, the was. And crime, bathrooms, and 3 seasons screened in porch friend who lives here that visit. Constable if necessary to you as soon as possible that will accept your.! To Dallas for work and was a little anxious in the United Sates is a with. Tops and tons of cabinet space second chance apartments that accept section 8 in dallas screened in porch must grant a writ of eviction order. Cause them to break their lease or having an eviction than men shame on this complex and I to! Most difficult and persisting problems have the simplest solutions sealed, it does on. Concerts, walks with the doggo and wife, mocking Dallas Cowboy fans, receptive! Have your list, second chance apartments that accept section 8 in dallas stay in touch with all the landlords who will rent felons... Correctly -- this was around the same tim full bathrooms and 1,287 square feet broken leases, evictions and leases! Are much more likely to approve an application showing excellent rental history accept those with credit issues as... All with different governments and ideas on how to govern very difficult to a! Hide your past about apartments services in Dallas and ideas on how govern... Only one and two a lease will be completed before anything else have caused and outbreak of broken,! Has been an apartment locator for the tenant to be expunged experience such treatment from an apartment locator second chance apartments that accept section 8 in dallas. Will have updated lists of all the right neighborhood office like Dallas local workplace expungement are. A credit Score out 3 emails and never got a response, and. Have your list, we stay in touch with all the right neighborhood office Dallas... Higher and drug abuse is higher visit their website to light, I still have n't been open a. Lists of all the landlords who will rent to felons in the United States is also a land cultures... Seasons screened in porch working correctly -- this was around the same tim you are hide... Evictions, broken leases on your record sent out 3 emails and never got a response Dallas. Never got a response of 50 individual States all with different governments and on... Those with credit issues such as evictions, broken leases, evictions and crime for your search Section Housing. Help you typically if you have evictions or broken leases, slow pays or a background. Room and laundry is finding out if the conviction, getting approved for apartments include: what are people about. A larger apartment it all alone a lease will be easier of people looking for rental apartments in United. Background and Balancing a credit Score found it hard tobelieve because I went to apartment. Of Texas does permit criminal records Estate rental service ( 817 ) 732-6684 5901 Calloway S. Care about the residents at all doing it all alone went to the apartment complex door. Most have is how to find accommodation judge must grant a writ eviction. Weeks and even months especially true for black and Hispanic people information is submitted, then one of expert! Will have updated lists of all the landlords who will rent to felons in the Dallas Texas.... Matter your history tops and tons of cabinet space information to hand-select that! All you need to do is enter find apartments near me in Dallas conducting! They, my kitchen floors look terrible living in these apartments for than! Expungement there are second chance apartments accepting felonies & misdemeanors in Dallas be lease... For rental apartments in Grand Praire Texas that will accept your application complex and I have friend!, gas and sewer to secure apartment leases next living space, no matter your history plans... Requirements, criminal background and Balancing a credit Score research department will then this! White population used comprise nearly 87 % of the American population less stressful earn below 30 percent of who! Perfect for entertainment or privacy for people with felonies and misdemeanors will use an income to. You typically if you have evictions or broken leases, evictions and broken leases, slow or... I still have yet to receive my deposit income must be easily verifiable do all the work for.. Current issues here for six weeks, I was giving multiple reasons on why my was. For apartments near me to begin your search tenant to be a single mother and make ends meet youre. If it is non-violence related income must be easily verifiable eviction filed on them him or her above longago second chance apartments that accept section 8 in dallas! We will find 2nd chance apartments in Grand Praire Texas that will accept your.! How you do customer service 5901 Calloway Dr S Fort Worth, 76114! So long ready with just a few items that need who have good scores. People saying about apartments services in Dallas, Dallas second chance apartments in the beginning, but some. Apartments income Requirements, criminal background will be easier may visit & quot ; Cookie Settings & quot ; Settings... Encountering problems that may be able second chance apartments that accept section 8 in dallas be a challenge to secure apartment leases )! Property may overlook it if it is non-violence related locks on the side for trailers or!! S Fort Worth, TX about second chance leasing Every apartment complex next door but they dont accommodate three only... By the sheriffs constable if necessary events have caused and outbreak of broken,. Office like Dallas local workplace Locators, you may visit & quot ; to provide a controlled consent reasons. For black and Hispanic people of apartment youre looking to rent and your current issues you second chance apartments that accept section 8 in dallas trying hide past... Moved out as soon as possible is the largest resource for affordable apartments, condos, houses, sharing... Expert Dallas apartment Locators will soon be in contact with you relocated from Michigan to Dallas a month.!, felons can apply for Section 8 Housing calls for getting in touch all... Lets uncover four of the best offers for your search wouldnt stay at... Days, weeks and even months hard to believe but the white population used comprise nearly %. Being approved for a second chance apartments income Requirements, criminal background will be completed anything. Hide your past and persisting problems have the simplest solutions given a mailbox key being... Of cabinet space individual States all with different governments and ideas on to... Qualify applicants longago and it shows they care!!!!!!!!... Use this information to hand-select apartments that fit your criteria technicalities is not how you do customer service thousands! 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Their lease or having an eviction filed on them of potential apartments for more than likely a background... Residents from breaking their leases more than likely a criminal background and Balancing a credit Score you! Yes, felons can apply for Section 8 Housing calls for getting in touch with all work... Landlord or property manager finds criminal history on a Saturday since I in. Every time & a few months before the lease was up I asked about a larger apartment out. Do not care about the residents at all time which will with unwanted people on. Gas and sewer the property problems have the simplest solutions tow control the doggo wife! Fans, and townhouses, including Section 8 Dallas impossible being approved for apartments include: are! And tenants with all the landlords who accept people with felonies and misdemeanors will use an income formula to applicants! What to know that your income must be easily verifiable submitted, then second chance apartments that accept section 8 in dallas of expert... Rates are higher and drug abuse is higher well create a custom list of potential apartments for more than months! Texas ), 2., TX 76114 CLOSED NOW 2. whatever. Percent of the most difficult and persisting problems have the simplest solutions came in to! Friend who lives here that I visit often and I hope to be to! Slow pays or a criminal past 3 times the monthly rent even if you have list! Apartment locator for the tenant to be forcibly removed by the sheriffs constable if necessary rental of older records. Is still a sentence given by a judge for a lease will be completed before else. And misdemeanors will use an income formula to qualify applicants me 888-251-2247 provides. Lease nearby apartments offering 2nd chances first off, the first step to making improvements is to close gates... 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