RENTAL CRITERIA
Every application is evaluated against the same published criteria below. We are committed to compliance with the Federal Fair Housing Act, Washington State Law Against Discrimination (RCW 49.60), and the Washington Residential Landlord-Tenant Act (RCW 59.18). We do not discriminate based on race, color, religion, national origin, sex, familial status, disability, age, marital status, sexual orientation, gender identity, veteran/military status, source of income, or participation in Section 8 or similar programs.
01 · INCOME
Gross monthly household income must be at least three times the monthly rent. We accept wages, salary, self-employment income, child support, alimony, Social Security, SSDI, SSI, VA benefits, pensions, trust distributions, Section 8 vouchers, and other subsidy programs. Section 8 tenants: we deduct your portion from the total before applying the 3× test. Verification: last 2 pay stubs, W-2, or 2 years tax returns for self-employed; award letters for benefits.
02 · CREDIT
We pull a tri-merge report. Scores between 580–619 may be approved with an additional deposit of up to one month's rent. No open collections exceeding $1,500, excluding medical debt (we do not consider medical collections). Utility collections (power, water, gas) from prior rentals are disqualifying.
03 · RENTAL HISTORY
We contact your two most recent landlords. We are looking for: rent paid as agreed, lease completed as written (or proper notice given), unit returned in reasonable condition, and no balances owed. Homeowners: we verify ownership through Clark County public records. An unpaid balance from a previous landlord is disqualifying unless it's been satisfied or is in an active dispute.
04 · EVICTION HISTORY
Any formal unlawful detainer filed against you in the last 36 months is disqualifying. Per RCW 59.18.367 and Washington's Eviction Reform Act, we do not consider dismissed evictions, evictions older than 3 years, or evictions related to COVID-19 emergency rental assistance.
05 · CRIMINAL HISTORY
Consistent with HUD 2016 guidance and the WA Fair Chance Housing Act framework: we do not deny based on arrests without conviction, sealed or expunged records, juvenile records, or misdemeanor convictions older than 3 years. Felony convictions are individually assessed — we consider the nature of the offense, time elapsed, evidence of rehabilitation, and relevance to rental tenancy. No offenses automatically disqualify except: (a) sex offenses where registration is required, (b) manufacture or distribution of methamphetamine on the property of a dwelling.
06 · OCCUPANCY
Consistent with HUD occupancy guidance, we allow up to two persons per bedroom plus one additional person, subject to individual unit characteristics (bedroom size, septic capacity, local code). Families are not required to pack into fewer bedrooms than needed.
07 · PETS
Per-pet refundable deposit typically $300; per-pet monthly rent typically $35. Breed, size, and count vary by unit — see listing. Service animals and ESAs under the Fair Housing Act are not pets; no pet deposit or pet rent applies, and the only documentation we request is the limited verification the Act allows for non-obvious disabilities. Aggressive-breed insurance exclusions apply where required by the owner's policy.
08 · APPLICATION FEE & TIMELINE
The fee covers our actual cost of running screenings and is non-refundable once the screening is initiated. Applications are processed in the order received. A complete application with fee paid, all adults applying, and references responsive gets a decision within 2 business days in most cases.
IF DENIED
Per the Fair Credit Reporting Act, if a denial is based on information in a consumer report, we'll give you the name and contact of the reporting agency, notice of your right to dispute, and your right to a free copy of the report from that agency within 60 days. We'll also tell you in writing the specific criterion you did not meet.