Rental Criteria For Residency

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  RENTAL CRITERIA FOR RESIDENCY

(Applicable only if Owner/Agent does not have custom criteria.)

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 tire exit into account.)

  1. 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. Current, positive, government-issued photo identification that allows

Owner/Agent to adequately screen for criminal and or credit history

will be required.

  1. Each applicant will be required to qualify individually or as per specific

criteria areas.

  1. Inaccurate, incomplete or falsified information will be grounds for

denial of the application.

  1. Any applicant currently using illegal drugs will be denied. If approved

for tenancy and later illegal drug use is confirmed, termination shall

result.

  1. 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.

INCOME CRITERIA

  1. Monthly income must be equal to three times stated rent", and must

be from a verifiable, legal source. If applicant's monthly income is

between two and three times the stated rent, applicant will be

required to pay an additional security deposit equal to one month's

rent or provide acceptable co-signers. Income below two times the

stated rent will result in denial.

"If applicant will be using local, state or federal housing assistance

as a source of income, "stated rent" as used in this section means

that portion of the rent that will be payable by applicant and

excludes any portion of the rent that will be paid through the assistance

program.

  1. Twelve months of verifiable employment will be required if used as

a source of income. Less than 12 months verifiable employment

will require an additional security deposit or acceptable co-signer.

  1. 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.

RENTAL HISTORY CRITERIA

  1. Twelve months of verifiable contractual rental history from a current

unrelated, third party landlord, or home ownership, is required. Less

than twelve months verifiable rental history will require an additional

security deposit or acceptable co-signer.

  1. Three or more notices for nonpayment of rent within one year will

result in denial of the application.

  1. Three or more dishonored checks within one year will result in

denial of the application.

  1. Rental history reflecting any past due and unpaid balances to a

landlord will result in denial of the application.

  1. 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.

EVICTION HISTORY CRITERIA

Five years of eviction-free history is required. Eviction actions that

were dismissed or resulted in a judgment for the applicant will not be

considered.

CREDIT CRITERIA

  1. Negative or adverse debt showing on consumer credit report will

require additional security deposits or acceptable co-signers.

  1. Ton or more unpaid collections (not related to medical expenses) will

result in denial of the application.

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, evicton and/or

rental history screening criteria for this 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), for any of the following crimes as provided in

ORS 90303(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 or expunged

records.

If applicant, or any proposed occupant, has a Conviction 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 for any of the following, subject to the results of any

review process, shall be grounds for denial of the Rental Application.

  1. a) Felonies involving: murder, manslaughter, arson, rape, kidnapping,

child sex crimes, or manufacturing or distribution of a controlled

substance.

  1. 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 it 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.

  1. 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.

  1. 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.

  1. e) Conviction of any crime that requires lifetime registration as a sex

offender will result in denial.

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Owner/Agent will engage in an individualized assessment of the

applicant's, or other proposed occupant's, Convictions if applicant has

satisfied all other criteria (the denial was based solely on one or more

Convictions) and:

Ill 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:

  1. i) Letter from parole or probation office;
  2. ii) Letter from caseworker, therapist, counselor, etc.;

iii) Certifications of treatments/rehab programs:

  1. iv) Letter from employer, teacher, etc.
  2. v) Certification of framings completed;
  3. vi) Proof of employment; and

vii) Statement of the applicant.

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.