Rental Criteria
Equal Housing Opportunity Policy
We are an Equal Housing Opportunity housing provider. All applications are reviewed fairly, consistently, and in full compliance with applicable federal, state of California, and local fair housing laws. We do not discriminate on the basis of race, color, ancestry, national origin, religion, sex, sexual orientation, gender, gender identity, gender expression, marital status, familial status, source of income, disability, genetic information, or any other characteristic protected by law.
1. Application Requirements
Age Requirement: All individuals 18 years of age or older who will reside at the property must complete, sign, and submit a separate rental application.
Processing Order: Completed applications are processed on a first-come, first-served basis upon receipt of all required documentation and fees.
Property Viewing: Properties are not rented sight unseen. Applicants or their authorized representative must physically view the interior of the property prior to submitting an application, unless a reasonable accommodation is requested and granted pursuant to fair housing laws.
Move-In Timeline: The requested lease commencement date must fall within three (3) weeks of application approval.
Processing Timeframes: Standard application processing takes up to three (3) business days. Applicants must submit all required supporting documentation within two (2) business days of request; failure to do so may result in the processing of the next completed application in line.
2. Application Screening Fee
Fee Structure: A non-refundable screening fee of $40.00 is required for each adult applicant aged 18 and older.
Purpose of Fee: The screening fee covers the actual costs of obtaining and analyzing screening data, including credit reports, background history, rental verification, income validation, and administrative processing.
Refundability: Screening fees are non-refundable once background screening or processing has commenced, except where mandated by law.
Credit Reports: We do not provide copies of credit reports directly to applicants. Applicants may request a copy of their report directly from the credit reporting agency (TransUnion) or applicable bureau. Statutory consumer disclosures and receipts will be provided in compliance with California law.
3. Identification Verification
Government ID: Applicants must present valid, government-issued photo identification (e.g., driver’s license, state identification card, passport, or military ID).
Tax Identification: Applicants must supply a Social Security Number (SSN), Individual Taxpayer Identification Number (ITIN), or alternative legal identifier necessary to run required background, credit, and tenancy verifications.
4. Income and Financial Capacity
Gross Income Standard: Applicants must demonstrate a combined gross monthly income equal to at least three (3) times the monthly rent amount, unless otherwise provided by law.
Verifiable Documentation: Acceptable proof of income includes recent pay stubs, bank statements, filed tax returns, Form W-2s/1099s, official government benefit statements, housing assistance vouchers, pension/retirement distribution statements, or other legally verifiable income assets.
History: Up to 12 consecutive months of verifiable income history or financial documentation may be requested to establish income stability and continuous ability to pay.
5. Credit Evaluation Standards
FICO Score Threshold: A minimum FICO credit score of 650 is generally required for consideration.
Limited Credit: Applicants lacking established credit history or a FICO score may be considered with a qualified guarantor/co-signer, or alternative verifiable proof of financial stability, in accordance with applicable law.
Overall Credit Profile: Credit profiles are evaluated holistically. Derogatory marks, late payments, or open delinquencies may result in application denial or a requirement for a co-signer.
6. Bankruptcy, Collections, and Liabilities
Debt Obligations: Open or recent bankruptcies, active collections, charge-offs, money judgments, tax liens, or outstanding balances owed to utility providers or former landlords may serve as grounds for application denial.
Housing-Related Debt: Any unresolved rental balances, court judgments relating to prior tenancies, or outstanding property damages will result in denial.
Mitigating Factors: Bankruptcies and collection accounts are evaluated based on age, nature of the debt, post-event payment records, and overall financial qualifications.
7. Rental History Verification
Verification Standard: Applicants must demonstrate a positive, verifiable rental history with a record of timely payments and lease compliance.
Adverse History: Unverified rental history, lease violations, property damage, unauthorized occupants/pets, or documented nuisance reports are grounds for denial.
Absence of History: Applicants without prior rental history may be approved conditionally with a qualified co-signer or additional lawful documentation.
8. Eviction and Unlawful Detainer Records
Eviction History: A prior final judgment in an unlawful detainer action or eviction proceeding may result in application denial.
Non-Final or Dismissed Actions: Dismissed, sealed, non-final, or inaccurate court filings will not automatically result in denial.
Mitigating Documentation: Applicants maintain the right to submit explanatory documentation regarding court records, including evidence of settlement, dismissal, payment satisfaction, or legal error.
9. Criminal History Review
Individualized Assessment: In compliance with applicable fair housing guidelines, we do not enforce blanket exclusions based on criminal records.
Evaluation Criteria: Criminal history is reviewed on an individualized basis. A record of conviction will result in denial only if the nature and severity of the crime present a direct threat to resident safety, staff, or property.
Factors Considered: Evaluation parameters include the nature of the offense, time elapsed since the event, evidence of post-conviction rehabilitation, and mitigating details submitted by the applicant.
10. Pets and Assistance Animals
Pet Policies: Pet allowances vary by individual property, homeowner association (HOA) rules, and property insurance limitations. Where permitted, pet screening, additional deposits, and monthly pet fees may apply.
Assistance Animals: Service animals and Emotional Support Animals (ESAs) are not classified as pets. Requests for reasonable accommodations regarding assistance animals will be processed in accordance with the Fair Housing Act and California Fair Employment and Housing Act (FEHA). No pet fees or deposits will be charged for verified assistance animals.
11. Occupancy Guidelines
Standard Limit: Occupancy is generally restricted to a maximum of two (2) persons per bedroom plus one (1) additional person for the dwelling unit, unless physical layout, local municipal codes, bedroom square footage, or building safety standards dictate a different limit.
12. Security Deposit and Initial Funds
Statutory Limits: Security deposits are assessed and collected in strict adherence to California law.
Deposit Due Date: Upon application approval, the security deposit must be paid within 72 hours.
Payment Methods: Security deposits must be remitted via cashier’s check or money order only. Personal checks and cash are not accepted.
First Month’s Rent: Initial rent is due within 72 hours of signing the lease agreement. If applicable, rent for the second month of tenancy will be prorated.
13. Co-Signer / Guarantor Criteria
Qualification Criteria: If a co-signer or guarantor is required, they must complete a full application, pay the screening fee, and meet all standard criteria alongside the following heightened requirements:
Minimum FICO credit score of 700.
Verifiable gross monthly income equal to at least five (5) times the monthly rent.
Primary residence must be within the State of California.
Must execute a legally binding Guaranty Agreement.
14. Accuracy of Application Information
Duty of Disclosure: The provision of false, misleading, incomplete, or fraudulent information on a rental application, or the omission of material facts, constitutes grounds for immediate application rejection or termination of tenancy if discovered post-occupancy.
15. Adverse Action Disclosures
Notice Requirement: If an application is denied, approved conditionally, or subjected to adverse terms based in whole or in part on information contained in a consumer credit report or background check, the applicant will be provided with an Adverse Action Notice detailing the reporting agency used and the applicant’s rights under federal and state law.