RENTAL SCREENING CRITERIA – OUTSIDE City of Portland
APPLICANTS: Each proposed occupant 18 years of age or older must complete a separate application. Our application processing fee is $45 per application. This fee must be paid via PayPal, money order or cashier’s check.
AGENT may refuse to process an application that is:
- Materially incomplete
- Fails to include information concerning an Applicant’s identification or income, or,
- Applicant has intentionally withheld or misrepresented required information.
- 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).
- The general rule is two persons are allowed per bedroom. 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.
- Current, positive, government-issued photo identification that allows Agent to adequately screen for criminal and or credit history will be required.
- 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.
- Monthly gross income must be equal to 2.7 times stated rent*, and must be from a verifiable, legal source. If applicant’s monthly income is less than the requirement, applicant will be required to pay an additional security deposit equal to 50% of one-months’ 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 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.
- 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.
- 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.
- 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.
- Three or more notices for nonpayment of rent within one year will result in denial of the application.
- Three or more dishonored checks within one year will result in denial of the application.
- Rental history reflecting any past due and unpaid balances to a landlord will result in denial of the application.
- 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.
- Negative or adverse debt showing on consumer credit report will require additional security deposits or acceptable co-signers.
- Ten 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”, Agent will consider whether the course content, instructor comments and any other information supplied by 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.
Upon receipt of the rental applications and screening fees, 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 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 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, 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.
- Felonies involving: murder, manslaughter, arson, rape, kidnapping, child sex crimes, or manufacturing or distribution of a controlled substance.
- Felonies not listed above involving: drug-related crime; person crime; sex offense; crime involving financial fraud, including identify 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.
- 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.
- 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 [remises of the residents, the landlord or the landlord’s agent, where the date of disposition has occurred in the last 3 years.
- 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:
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:
- Applicant has submitted supporting documentation prior to the public records search; or
- 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 office;
- Letter from caseworker, therapist, counselor, etc.;
- Certifications of treatments/rehab programs;
- Letter from employer, teacher, etc.;
- Certification of trainings completed;
- Proof of employment; and
- Statement of the applicant.
- 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 or rehabilitation efforts. Agent may request additional information and may consider whether there have been multiple Convictions as part of this process.
- Notify applicant of the results of Agent’s review within a reasonable time after receipt of all required 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. A higher deposit and/or pet rent may be applicable – please view the specific pet criteria for the specific property in which you are applying for. If no criteria is specified in the listing, and pets are accepted, we will assess an additional refundable deposit of $400 per pet and $15/month additional rent. The following breeds are prohibited due to insurance limitations on liability: Pit Bulls, Bull Terriers, Staffordshire Terriers, Rottweilers, Mastiffs, Dalmations, 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 of 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.
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, The Alpine Group, Inc. must approve all modifications in writing, and of the contractors performing the modifications. Any permits or licenses needed must be provided to The Alpine Group, Inc. A deposit for the restoration may be required.
- If your application is denied due to negative or adverse credit, you may dispute the report by contacting the credit reporting agency on the denial letter in order to identify who is reporting unfavorable information and request 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 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.
IF APPLICATION IS APPROVED AND a Rental Agreement is executed, the following verbiage is part of the Rental Agreement
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 utility or service charge owed to manager,
- Failure to clean up pet waste, garbage, rubbish, or other waste anywhere on the premises except inside tenant’s dwelling.
- Parking violations and improper use of motor vehicles on the premises.
- Smoking in a clearly designated no-smoking unit or area of the premises.
- Keeping an unauthorized pet capable of causing damages to persons or property. (The fee for a second or any subsequent noncompliance 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).
OTHER INFO and FEES
LATE FEE: Rent is DUE on the 1st of each month and late if not IN our office by the end of day (5:00 PM) on the 4th (fourth).
- Late fee is 8.0% of Monthly Rent.
- $35 charge for dishonored/NSF check, plus bank charges
- $250 for tampering with a smoke alarm and/or Carbon Monoxide Detector
~~ The Alpine Group does not discriminate based on: race, color, religion, marital status, national origin, sex, sexual orientation, familial status, disability or source of income. We comply with all Federal, State and local laws concerning Fair Housing. ~~