OWNER/AGENT’S EVALUATION PROCESS 

Upon receipt of a completed application, the contents of the application are compared to the screening criteria by Owner/Agent and the Applicant is either approved or denied in compliance with all local, state and federal laws. Applicants are welcome to provide supplemental evidence to mitigate potentially negative screening results. 

Applicants have 30 days to appeal denied applications, during which time they may correct, refute, or explain negative information forming the basis for the denial. Applicants are also prequalified for any rental opportunities at Owner/Agent’s properties for three months following the approval date. All screening fees are waived for three months following the approved appeal, but Applicants under these circumstances will be required to certify in writing that no conditions have materially changed from those described in Owner/Agent’s approved application.

If conditions have materially changed, Owner/Agent may use those changes as the basis for a denial. 

OCCUPANCY POLICY 

1. Occupancy is based on the number of bedrooms in a unit. (A bedroom is defined as a habitable room that is intended to be used primarily for sleeping purposes, contains at least 70 square feet and is configured so as to take the need for a fire exit into account.) 

2. The general rule is two persons are allowed per bedroom. Owner/Agent may adopt a more liberal occupancy standard based on factors such as size and configuration of the unit, size and configuration of the bedrooms, and whether any occupants will be infants. 

GENERAL STATEMENTS

1. Any of the following items, or combination thereof, will be accepted to verify the name, date of birth and photo of the applicant: 

i) Evidence of Social Security Number (SSN Card) 

ii) Valid Permanent Resident Card 

iii) Immigrant Visa 

iv) Individual Taxpayer Identification Number (ITIN) 

v) Non-Immigrant Visa 

vi) Any government-issued identification regardless of expiration date 

vii) Any non-governmental identification or combination of identifications that would permit a reasonable verification of identity.

2. Each applicant will be required to qualify individually or as per specific criteria areas. 

3. Inaccurate, incomplete or falsified information will be grounds for denial of the application. 

4. Any applicant currently using illegal drugs will be denied. If approved for tenancy and later illegal drug use is confirmed, termination shall result. 

5. Any individual whose tenancy may constitute a direct threat to the health and safety of any individual, the premises, or the property of others, will be denied tenancy. 

6. Applicants have the right to a refund of the screening charge paid in conjunction with this application and recover damages as set forth in ORS 90.295(5) and (6)(b). 

INCOME CRITERIA 

1. Monthly income must be 2 times the monthly stated rent*, or 2.5 times the monthly stated rent if the monthly rent amount is below the maximum monthly rent for a household earning no more than 80 percent of the median household income as published annually by the Portland Housing Bureau. https://www.multifamilynw.org/PHB_Rent_Income_Limits 

**If an applicant would like to include a non-financially responsible applicant over 18, they must be screened for factors relating to maintaining the property and for conduct consistent with health, safety, or peaceful enjoyment of the premises, and to evaluate prospective Tenants’ ability to comply with the Landlord’s Rules of Residency. This includes rental history and criminal history; financial factors such as income and credit will not be considered. 

1a. Verified income includes paycheck stubs, support payments with bank statements, trust accounts, social security, unemployment, housing vouchers, verifiable assistance payments, or grants and loans. Screenshots of bank statements or portions of pay stubs are not acceptable. 

1b. Applicants transferring for work need to provide an offer letter on company letterhead. Documentation from employer must be provided for remote positions. 

2. Applicants with a housing voucher must provide proof of income of at least 2 times their portion of rent, using legal, verifiable documentation. A current voucher is required, applicants must know their portion of rent and confirm prior to applying that the home they are applying for is in the appropriate county for their voucher. 

3. Applicants using self-employment income will have their records verified through the state corporation commission, and will be required to submit records to verify their income, which records may include the previous year’s tax returns and two most recent bank statements 

4. Applicants without a source of income must show liquid assets equal to 2 times the annual rent. 

5. For international applicants, an approved and current work visa is required with a letter of employment on company letterhead. 

RENTAL HISTORY CRITERIA 

1. Twelve months of positive, verifiable contractual rental history from a current unrelated, third party landlord, or home ownership within the last 3 years, is required. 6-11 months of positive, verifiable rental history will result in an additional security deposit. 

2. Two or more notices for nonpayment of rent within one year will result in denial of the application. 

3. Three or more dishonored checks within one year will result in denial of the application. 

4. Rental history reflecting any past due and unpaid balances to a landlord will result in denial of the application except for unpaid rent, including rent reflected in judgments or referrals of debt to a collection agency, that accrued on or after April 1, 2020, and before March 1, 2022. 

5. Documentation from the landlord or collections agency must be provided for past due balances that have been paid off, or are on a payment plan. Applicants with a past due balance on a payment plan will be required to pay an additional security deposit, along with a positive rental reference. 

6. Rental history including three or more noise disturbances or any other material non-compliance with the rental agreement or rules within the past two years will result in denial. 

7. If a landlord gives a negative reference the application will be denied. 

EVICTION HISTORY CRITERIA 

Five years of eviction-free history is required except for general eviction judgments entered on claims that arose on or after April 1, 2020, and before March 1, 2022. Eviction actions that were dismissed or resulted in a judgment for the applicant will not be considered. 

CREDIT CRITERIA 

1. A minimum credit score of 620 is required. We review payment history, collections and outstanding debts to assess credit worthiness. 

2. Credit reports with “No Credit Score” may result in denial or require an additional security deposit. Additional review will be required. 

3. Applications will be considered if the credit report displays 3 or fewer negative entries (collections, judgments, liens, garnishments, or past due accounts) but only with a credit score of 620 or above and an additional security deposit will be required. 

4. Unpaid debts to previous landlords or property management companies, including utilities, will lead to denial of an application. Except as provided in SB 282. 

5. Pending bankruptcy are grounds for denial of an application. A discharged bankruptcy or foreclosure/short sale of your home within the last 3 years will require an additional security deposit. 

RENT WELL GRADUATES 

If applicant fails to meet any criteria related to credit, evictions and/or rental history, and applicant has received a certificate indicating satisfactory completion of a tenant training program such as “Rent Well,” Owner/Agent will consider whether the course content, instructor comments and any other information supplied by applicant is sufficient to demonstrate that applicant will successfully live in the complex in compliance with the Rental Agreement. Based on this information, Owner/Agent may waive strict compliance with the credit, eviction and/or rental history screening criteria for this applicant. 

FAIR HOUSING LAWS 

Landlord has a non-discrimination policy as required by federal, state or local law and does not discriminate against any applicant because of the race, color, religion, sex, sexual orientation, gender identity, national origin, marital status, familial status or source of income of the applicant. 

CRIMINAL CONVICTION CRITERIA 

Upon receipt of the Rental Application and screening fee, Owner/Agent will conduct a search of public records to determine whether applicant or any proposed resident or occupant has a “Conviction” (which means: charges pending as of the date of the application; a conviction; a guilty plea; or no contest plea), or pending charges that have not yet been adjudicated for any of the following crimes as provided in ORS 90.303(3): drug-related crime; person crime; sex offense; crime involving financial fraud, including identity theft and forgery; or any other crime if the conduct for which applicant was convicted or is charged is of a nature that would adversely affect property of the landlord or a tenant or the health, safety or right of peaceful enjoyment of the premises of residents, the landlord or the landlord’s agent. 

Owner/Agent will not consider a previous arrest that did not result in a Conviction, was dismissed, expunged, voided or invalidated, determined or adjudicated through the juvenile justice system. Owner/Agent will also not consider convictions when Applicant is participating or has completed a diversion or deferral of judgment program or for crimes that are no longer illegal in the State of Oregon. 

If applicant, or any proposed occupant, has a Conviction, or pending charges that have not yet been adjudicated in their past which would disqualify them under these criminal conviction criteria, and desires to submit additional information to Owner/Agent along with the application so Owner/Agent can engage in an individualized assessment (described below) upon receipt of the results of the public records search and prior to a denial, applicant should do so. Otherwise, applicant may request the review process after denial as set forth below, however, see item (c) under “Criminal Conviction Review Process” below regarding holding the unit. 

A single Conviction, or pending charges that have not yet been adjudicated for any of the following, subject to the results of any review process, shall be grounds for denial of the Rental Application. 

a) Felonies involving: murder, manslaughter, arson, rape, kidnapping, child or other violent/predatory sex crimes or manufacturing or distribution of a controlled substance. 

b) Felonies not listed above involving: drug-related crime; person crime; sex offense; crime involving financial fraud, including identity theft and forgery; or any other crime if the conduct for which applicant was convicted or is charged is of a nature that would adversely affect property of the landlord or a tenant or the health, safety or right of peaceful enjoyment of the premises of the residents, the landlord or the landlord’s agent, where the date of disposition has occurred in the last 7 years. 

c) Misdemeanors involving: drug related crimes, person crimes, sex offenses, domestic violence, violation of a restraining order, stalking, weapons, criminal impersonation, possession of burglary tools, financial fraud crimes, where the date of disposition has occurred in the last 5 years. 

d) Misdemeanors not listed above involving: theft, criminal trespass, criminal mischief, property crimes or any other crime if the conduct for which applicant was convicted or is charged is of a nature that would adversely affect property of the landlord or a tenant or the health, safety or right of peaceful enjoyment of the premises of the residents, the landlord or the landlord’s agent, where the date of disposition has occurred in the last 3 years. 

e) Conviction of any crime that requires lifetime registration as a sex offender, or for which applicant is currently registered as a sex offender, will result in denial. Criminal Conviction Review Process: Owner/Agent will engage in an individualized assessment of the applicant’s, or other proposed occupant’s, Convictions, or pending charges that have not yet been adjudicated if applicant has satisfied all other criteria (the denial was based solely on one or more Convictions) as required by local, state and federal law, and: 

(1) Applicant has submitted supporting documentation prior to the public records search; or 

(2) Applicant is denied based on failure to satisfy these criminal criteria and has submitted a written request along with supporting documentation. Supporting documentation may include: 

i) Letter from parole or probation office; 

ii) Letter from caseworker, therapist, counselor, etc.; 

iii) Certifications of treatments/rehab programs; iv) Letter from employer, teacher, etc. 

v) Certification of trainings completed; 

vi) Proof of employment; and 

vii) Statement of the applicant. Landlord will also perform an individualized assessment if no supplemental information is received as required by any local, state or federal law. Owner/Agent will: 

(a) Consider relevant individualized evidence of mitigating factors, which may include: the facts or circumstances surrounding the criminal conduct; the age of the convicted person at the time of the conduct; time since the criminal conduct; time since release from incarceration or completion of parole; evidence that the individual has maintained a good tenant history before and/or after the conviction or conduct; and evidence of rehabilitation efforts. Owner/Agent may request additional information and may consider whether there have been multiple Convictions as part of this process. 

(b) Notify applicant of the results of Owner/Agent’s review within a reasonable time after receipt of all required information. 

(c) Hold the unit for which the application was received for a reasonable time under all the circumstances to complete the review unless prior to receipt of applicant’s written request (if made after denial) the unit was committed to another applicant. 

Revised: 2/10/2026