Rental Screening Criteria — Outside City of Portland

Please review the following criteria carefully before applying. Every applicant is screened against these standards in compliance with all local, state, and federal fair housing laws. If you have questions about whether you qualify, contact us before submitting your application and screening fee.

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Owner/Agent’s Evaluation Process

Upon receipt of a completed application, the contents of the application are compared to the screening criteria by 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 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 Agent’s approved application. If conditions have materially changed, 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 to take the need for a fire exit into account.
  2. The general rule is two people are allowed per bedroom. Agents may adopt a more liberal occupancy standard based on factors such as the size and configuration of the unit, the configuration of the bedrooms, and whether any occupants will be infants.

General Statements

Identity Verification

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

  • Evidence of a Social Security Card (SSN)
  • Valid Permanent Resident Alien Registration Receipt Card
  • Immigrant Visa
  • Individual Taxpayer Identification Number (TIN)
  • Non-immigrant Visa
  • Any government-issued identification, regardless of expiration date
  • Any non-governmental identification, or combination of identifications, that would permit a reasonable verification of identity

Additional Requirements

  • Each applicant will be required to qualify individually or as per specific criteria areas.
  • Inaccurate, incomplete, or falsified information will be grounds for denial of the application.
  • Any applicant currently using illegal drugs will be denied. If approved for tenancy and later illegal drug use is confirmed, termination shall result.
  • 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.
  • Applicants have the right to a refund of the screening charge paid in conjunction with this application and to recover damages as set forth in ORS 90.295(5) and (6)(b).
  • Failure to meet any of the criteria below may result in denial.

Income & Employment Requirements

  1. Monthly household income is cumulative and must be at least 3.0 times the monthly stated rent, and must be from a verifiable, legal source. Income less than 3.0 times but greater than or equal to 2.5 times the monthly stated rent will require an additional security deposit or an acceptable guarantor (co-signer). Income less than 2.5 times the monthly stated rent will result in denial.
    • If an 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 the applicant and excludes any portion of the rent that will be paid through the assistance program.
  2. 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 an acceptable guarantor (co-signer).
  3. Self-employed applicants must provide a copy of their most recent tax return, current and prior two months’ bank statements, and a business license.
  4. Applicants using savings as a source of income must provide the three most recent consecutive bank statements showing a balance equal to at least six (6) times the monthly rent on each statement.
  5. An application may be denied if the legal source of income cannot be verified.

Rental History

  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 may result in a denial or will require an additional security deposit or an acceptable guarantor (co-signer).
  2. Three 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. 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, 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, resulted in a judgment for the applicant, or where the applicant has provided supplemental evidence proving that they suffered a job loss due to no fault of their own will not be considered. If your eviction was related to a non-behavioral issue, you may provide supplemental evidence as instructed herein and that information will be considered.

Credit Criteria

  1. Applicants with 1–3 accounts in collections, or with a credit score between 520 and 650, will be required to pay an increased deposit.
  2. Applicants with 4 or more accounts in collections, or with a credit score below 520, will result in a denial.
  3. Collections, judgments, or past due balances exceeding $10,000 will result in denial of the application.
  4. Applicants with no established credit will be required to pay an increased deposit.
  5. Medical and student debt will not be considered.
  6. Active bankruptcies will result in denial. Discharged bankruptcies will require an increased deposit.

Rent Well Graduates

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

Upon receipt of the rental application and screening fee, Agent will conduct a search of public records to determine whether the 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 a no contest plea — 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 the 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. Agent will not consider a previous arrest that did not result in a Conviction, or expunged records.

If an 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 Agent along with the application so Agent can engage in an individualized assessment (described below) upon receipt of the results of the public records search and prior to a denial, the applicant should do so. Otherwise, the 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.

Disqualifying Convictions

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. Felonies or misdemeanors involving murder, manslaughter, arson, rape, kidnapping, child or other violent/predatory sex crimes, manufacturing or distribution of a controlled substance, or terrorism.
  2. 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 the 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.
  3. Misdemeanors not listed above involving drug-related crimes, person crimes, sex offenses, domestic violence, violation of a restraining order, stalking, weapons, criminal impersonation, possession of burglary tools, or financial fraud crimes, where the date of disposition has occurred in the last 5 years.
  4. Misdemeanors not listed above involving theft, criminal trespass, criminal mischief, property crimes, or any other crime if the conduct for which the 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.
  5. Conviction of any crime that requires lifetime registration as a sex offender, or for which the applicant is currently registered as a sex offender, will result in denial.

Criminal Conviction Review Process

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 the 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. The applicant has submitted supporting documentation prior to the public records search; or
  2. The applicant was denied based on failure to satisfy these criminal criteria and has submitted a written request along with supporting documentation. Supporting documentation may include:
    • Letter from parole or probation officer
    • Letter from caseworker, therapist, counselor, etc.
    • Certifications of treatment/rehabilitation programs
    • Letter from employer, teacher, etc.
    • Certification of training completed
    • Proof of employment
    • Statement of the applicant

Agent’s Assessment

  1. 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. Agent may request additional information and may consider whether there have been multiple Convictions as part of this process.
  2. Notify applicants of the results of Agent’s review within a reasonable time after receipt of all required information.

Additional Information

Pets

Most of our properties will consider pets on a case-by-case basis. The final decision to approve your pet(s) is always the property owner’s. A higher deposit and/or pet rent may be applicable — please view the specific pet criteria for the property for which you are applying. If no criteria are specified in the listing and pets are accepted, we will assess an additional refundable deposit of $500 per pet and $25–$75 per month in additional rent.

The following breeds are prohibited due to insurance limitations on liability: Pit Bulls, Bull Terriers, Staffordshire Terriers, Rottweilers, Mastiffs, Dalmatians, Doberman or German Pinschers, Chow Chows, German Shepherds, Huskies, Malamutes, Great Danes, St. Bernards, Akitas, American Bulldogs, Presa Canario, Catahoulas, Beaucerons, Cane Corsos, Dogo Argentinos, Dingos, and Wolf Breeds. We do not allow any cross breeds related to any of the above breeds.

Smoking Policy

All of our units are smoke free. No smoking is allowed on the premises, including the garage. For multi-family units, smoking must be off the main premises and a minimum of 10 feet away from the property.

Marijuana

The growing or smoking of marijuana is prohibited in all of our properties.

Disabled Accessibility

To accommodate a disability, the existing premises may be modified at the full expense of the disabled person, if the disabled person agrees to restore the premises to the pre-modified condition prior to move-out. Before any modifications can be made, Alpine Property Management & Maintenance must approve all modifications in writing, as well as the contractors performing the modifications. Any permits or licenses needed must be provided to Alpine Property Management & Maintenance. A deposit for the restoration may be required.

Approval of Application

If an application is approved and a Rental Agreement is executed, the following verbiage is part of the Rental Agreement.

Late Fees & Charges

Rent is due on the 1st of each month and is late if not in our office by the end of day (11:59 PM) on the 4th.

  • The late fee is $100.00
  • $35 charge for a dishonored/NSF check, plus bank charges
  • $250 for tampering with a smoke alarm and/or carbon monoxide detector

Non-Compliance Fees

Tenants will be charged a $50 non-compliance fee for the following violations of their Rental Agreement after one written warning, and a $50 non-compliance fee plus 5% of the monthly rent for all subsequent non-compliance:

  • Late payment of a utility or service charge owed to manager
  • Failure to clean up pet waste, garbage, rubbish, or other waste anywhere on the premises except inside the tenant’s dwelling
  • Parking violations and improper use of motor vehicles on the premises
  • Illegal/unauthorized dumping fee, plus any actual charge levied by the hauler to dispose of the items
  • Keeping an unauthorized pet capable of causing damage to persons or property. The fee for a second or any subsequent non-compliance under this subparagraph may not exceed $250. A landlord may not assess this fee before 48 hours after the required warning notice to the tenant.
  • $250 smoking violation in a non-smoking unit/building
  • $250 for tampering with a smoke detector, carbon monoxide detector, or combination smoke/carbon monoxide detector
  • The lease-break fee equals one and a half (1.5) times the stated rent if you terminate your lease prior to the lease end date

$95 per hour for collections and court action administrative fees, in addition to court costs which vary by jurisdiction. You will be charged the prevailing maintenance rate if you cause damage to your unit (including pet damage) or miss an appointment with a vendor.

Denial Policy

  • If your application is denied due to negative or adverse credit, you may dispute the report by contacting the credit reporting agency listed on the denial letter to identify who is reporting unfavorable information and request that it be corrected, if the information is incorrect.
  • If your application is denied due to rental references or lack of verifiable income, that will be explained when you are contacted.
  • If your application has been denied and you believe you qualify as a resident under the criteria outlined above, you may write to us at: Equal Housing Opportunity Manager, 4750 SW Washington Ave., Beaverton, OR 97005. Explain the reasons you believe your application should be reevaluated and request a review. Your application will be reviewed within seven (7) business days from the date your letter is received, and you will be notified of the outcome. No property is held during the denial process.

Equal Housing Opportunity

Alpine Property Management & Maintenance does not discriminate based on race, color, religion, marital status, national origin, sex, sexual orientation, gender identity, familial status, disability, or source of income. We comply with all federal, state, and local laws concerning Fair Housing.

Revised: 4/5/26

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