Rental Criteria

  1. Equal Opportunity Housing Provider. We fully comply with all applicable federal, state and local fair housing laws.  We do not discriminate against any person because of age, race, color, religion, sex including gender (as defined by Penal Code Section 422.56(c)), sexual orientation (as defined in subdivision [5](s) of Section 12926 of the Government Code), disability (as defined in Sections 12926 and 12926.1 of the Government Code), familial status, marital status, national origin, ancestry, source of income, medical condition (as defined in subdivision [3](i) of Section 12926 of the Government Code), genetic information (as defined in Civil Code Section 51), citizenship, primary language, or immigration status (verification of immigration status and any discrimination based upon verified immigration status, where required by federal law, shall not constitute a violation of CC Section 51), or any arbitrary reason.  The Owner will be investigating the following items:  (1) the likelihood that you have the ability to pay the full rent and other fees due pursuant to the Rental Agreement consistently and in a timely fashion throughout your tenancy, (2) the likelihood that you will not cause damages to the premises and that you will maintain the condition of the tenancy premises and will return it to the same condition that it was rented to you, normal wear and tear excepted, and (3) the likelihood that you will not (a) cause a nuisance at the premises nor cause a nuisance on, at, or near the apartment community, (b) harm persons or animals in the premises, nor on, at, or near the apartment community, (c) cause property damage in the premises, nor on, at, or near the apartment community,(d) violate the law at the premises, nor on, at, or near the apartment community, (e) interfere with the peaceful use and quiet enjoyment of others on, at, nor near the apartment community including but not limited to other residents, their guests, visitors and invitees, vendors, and apartment community staff and employees.
  2. Housing availability policy: We update our list of available rental apartments as each apartment becomes available. A rental apartment that was unavailable in the morning may become available later that same day.
  3. Occupancy guidelines: To prevent overcrowding, undue stress on plumbing and other building systems, and due to parking restrictions and limitations, we restrict the number of people who may reside in an apartment. We allow two persons per bedroom, plus one additional person for the rental apartment. For purposes of occupancy guidelines, studio apartments will be calculated the same as a one bedroom apartment.
  4. Rental Criteria: To qualify for an apartment you must meet the following criteria:
    1. Income: Your combined gross monthly income must be at least 2.5 times the monthly rent and must be legal and verifiable.  The gross monthly income for a co-signer must be at least four times the monthly rent and must be legal and verifiable.  Acceptable verification of income includes, but is not limited to the following items – one month’s income of pay stubs or statement of wages on authorized company letterhead (if less than 30 days with current employment), prior year’s tax returns, bank statements (for non-employment related income only, and where the type of income can be determined), proof of government payments (such as welfare, disability, social security, etc.), proof of receipt of court ordered incomes (such as spousal or child support), proof of investment income, or proof of any other legal income, and a copy of applicable business license if required by law for a self-employed Applicant.
    2. No negative rental history: Previous rental history is not required; however, if you have rental history, it must not be “negative.” Negative Rental History includes, but is not necessarily limited to the following: (1) late payment of rent or other fees associated with a Rental Agreement, (2) failure to pay late charges, (3) violation of any provision of a Rental Agreement, (4) issuance of any form of a notice to quit due to one or more alleged violation of a Rental Agreement, (5) history or practice of disturbances of the peace or violation of law on, at, or near your current or former rental unit as reported by a current or former landlord and/or property manager, harm, damage or injury to persons, animals, or property on, at or near the a current or former tenancy premises (6) deductions as allowed by Civil Code Section 1950.5 taken by former landlord from the security deposit, or (7) owing any prior landlord any money for any reason arising out of a landlord-tenant relationship, (8) prior eviction judgment within the past seven years, or current eviction proceeding, (9) unverifiable rental history  (rental history, if any, must be verified by prior landlord(s) or property manager(s)).
    3. Credit history: Your credit record must be verifiable.  You must be approved via the “Rental Property Solutions” Applicant Scoring System, or you must have an acceptable co-signer that produces an “Approved” “Rental Property Solutions” score, or a double deposit will be required for an “Accept with Conditions” score.
    4. Verifiable Identification: You must present an acceptable government-issued photo ID.
    5. Criminal Conviction Background Check:  Regarding Requested Supplemental Application Information: Excerpts taken from the U.S. Department of Housing and Urban Development – “Office of General Counsel Guidance on Application of Fair Housing Act Standards to the Use of Criminal Records by Providers of Housing and Real Estate-Related Transactions,” April 4, 2016: The Fair Housing Act (or Act) prohibits discrimination in the sale, rental, or financing of dwellings and in other housing-related activities on the basis of race, color, religion, sex, disability, familial status or national origin.  HUD’s Office of General Counsel issues this guidance concerning how the Fair Housing Act applies to the use of criminal history by providers or operators of housing and real-estate related transactions. It is stated in the HUD Guidelines that “ensuring resident safety and protecting property are often considered to be among the fundamental responsibilities of a housing provider”, and such interests may be considered to be both substantial and legitimate.To complete the Application process, pursuant to your written permission provided in your Application to Rent, and at the Owner’s own cost, a criminal conviction background check and evaluation is performed on all Applicants who pass our income, rental history, credit and identification requirements.  Should the reporting agency report an applicable criminal conviction, and upon advance written permission provided from the Applicant through a Request for Supplemental Application Information form, The Owner will conduct an individualized assessment on any applicant who has one or more prior criminal convictions within the past 7 years that, due to the nature and severity of the crime(s) for which the applicant has been convicted, indicate a demonstrable risk to health, safety or welfare of other residents, guests, staff and management, vendors and/or neighbors and/or adversely affect property rights. Applicants with these types of criminal convictions will then be provided with the opportunity to submit supplemental mitigating/rehabilitation information in order to be considered for potential residency.This supplemental information includes: (1) Applicant’s satisfactory compliance with all terms and conditions of parole and/or probation (however, inability to pay fines, fees and restitution due to indigence shall not be considered noncompliance with terms and conditions of parole and/or probation), (2) Employer recommendations, especially concerning a person’s post-conviction employment, educational attainment, vocation, or vocational or professional training since the conviction, including training received while incarcerated, (3) Completion of or active participation in rehabilitative treatment (e.g., alcohol or drug treatment), (4) Letters of recommendation from community organizations, counselors or case managers, teachers, community leaders, or parole/probation officers who have observed you since your conviction, (5) Other mitigating factors that are offered that include but are not limited to explanation of the precedent coercive conditions, intimate physical or emotional abuse, or untreated substance abuse or mental illness that contributed to the conviction., and any other potential supporting information that the applicant would like to submit to support of their application.  The Owner will then evaluate the Application on a case-by-case basis.

      Guidelines for Management Evaluation and Assessment of Criminal Conviction Background:

      1) Criminal Conviction includes misdemeanors and felonies (not infractions or citations), within the last seven (7) years measured from the date of sentencing, that due to the nature and severity of the crime resulting in a conviction, indicate a demonstrable risk to safety and/or property involved, which adversely affected the health, safety or welfare of residents or others, and/or a history of drug-related criminal activity, violent criminal related activity, or other criminal activity involving one or more crimes which would adversely affect the health, safety or welfare of other residents, guests, staff and management, vendors and/or neighbors and/or adversely affected property rights.

      2) Criminal Convictions do not include criminal convictions that have been judicially dismissed, expunged, voided, invalidated or otherwise made inoperative; nor criminal convictions that do not indicate a demonstrable risk to safety and/or property involved; nor a criminal arrest without conviction; nor any other determination in the juvenile justice system, or information regarding a matter considered in, or processed through, the juvenile justice system.

      Disqualification Based Upon Criminal Conviction History:

      1) Conviction at any time for illegal manufacture or distribution of a controlled substance as defined in Section 102 of the Controlled Substances Act;

      2) In the absence of demonstrable proof or evidence of rehabilitation or other mitigating information and in the absence of good rental history before and after the applicable conviction(s), one or more applicable convictions within the last seven years that due to the nature and severity of the crime resulting in a conviction, indicate a demonstrable risk to safety and/or property involved and which adversely affected the health, safety or welfare of residents or others, and/or adversely affected property rights.

      3) If your Application to Rent is denied due to applicable criminal history, you will still have the opportunity to present additional information to management and request reconsideration.

    6. Automatic Disqualification: (1) incomplete or unsigned Application to Rent, (2) unverifiable information on your Application to Rent, (3) false information given on your Application to Rent or other false or misleading information that you offer or provide whether personally or through others that is relevant to the application/screening process, (4) abusive, threatening, assaultive, intimidating, profane, racially, discriminatory or sexually inappropriate behavior, or other similar conduct engaged in by the Applicant or others directly associated with the Applicant during the rental application/screening process, (5) discovery of supplemental post-application information regarding the Applicant that would otherwise be good cause to permit rejection of the Applicant, (6) when required by the Rental Application Criteria to do so, Applicant failure or refusal to timely complete and present to management the Request for Supplemental Application Information form.
  5. Application Process: We evaluate every application in the following manner:
    1. Applications are processed in the order that they are received. We process only one application for an apartment at a time.
    2. Each adult (18 years or older or legally emancipated) must submit a completed Application to Rent. All pertinent documentation MUST be submitted with each application. Applicant must answer each question on the Application to Rent.
    3. Once the application is complete, we will begin the verification process.

A $200.00 deposit and a signature of the Applicant on the Rental Deposit Contract & Receipt form is required to hold an apartment, payable in personal check, cashier’s check, money order or via debit/credit transaction (where available).

Pets (defined as cats, dogs, rabbits) under 25 pounds are welcome subject to the provisions of the Pet Section of the Rental Agreement including the payment of $15 per pet per month for Pet Rent.  With certain exceptions required by law, an additional amount of security deposit of $500.00 will be required to be paid in advance, and will be considered as additional “security deposit.”  An additional deposit of $250.00 is required for a second pet. For those communities where pets are not permitted, limited accommodations will be allowed as required by law.

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