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We select the first qualified applicant. An applicant is considered qualified if they meet all criteria outlined in these rental requirements. Applications will be processed in the order they are completed, but only complete applications will be considered.  If multiple applications are completed at the same time, the next determining factor will be the RealPage AI Score, with preference given to the highest score. After an application has been approved, the applicant is allowed 48 hours to sign the move-in evaluation, the lease, and pay the deposit and a full month's rent. If that does not occur, we move on to the next application.

Application fees are $45 and are non-refundable. We incur these costs through our third-party screening company. We process applications typically within 1-3 business days, and our goal is to have an answer to you within 2-3 business days. Please allow for some time for an update.  If an application fee is collected for an application that is not considered (e.g., due to another applicant being approved first under our 'First Qualified, First Approved' process or the property being leased before the application could be processed), the fee will be refunded within 7 days. Application fees for processed applications, regardless of the outcome, are non-refundable.   Incomplete applications will not be selected. Applications will be considered incomplete if items such as the landlord reference, proof of income, pet information, or assistance animal information are not provided.

Each applicant will be screened for leasing history, income verification, and criminal history. We use the RealPage AI Score that scores each applicant from 1 - 1000. A credit score of 650 or better is required as one component of approval; however, meeting the credit score requirement alone does not guarantee approval. Applicants must meet all other criteria outlined in this document, including income verification, rental history, and background screening. The credit score is based on Equifax. The screening software score is based on the RealPage AI Score. The RealPage AI Score is the determining score for credit evaluation. For group applications, we average the credit scores and require an average score of 650 or better for the group. We will not begin the initial screening process until all members of the group have submitted their applications.

As part of the screening process, we use consumer reports to evaluate applicants. These reports may include information about your credit history, rental history, and criminal background. You have the right to dispute the accuracy of any information contained in the consumer report by contacting the consumer reporting agency directly. If your application is denied based on information from a consumer report, you will receive an adverse action notice that provides details of the reporting agency used, the specific reasons for denial, and your rights under the Fair Credit Reporting Act.

For applicants receiving government rent subsidies, we will offer the option to provide lawful, verifiable alternative evidence of the applicant’s reasonable ability to pay the portion of the rent to be paid by the tenant, including but not limited to government benefit payments, pay records, and bank statements, in lieu of credit history.

Proof of income for all applicants: Examples of adequate income verification include:

  1. Most recent 2-3 paycheck stubs.
  2. Full payroll printout from your employer.
  3. Previous year's tax returns.
  4. Proof of retirement income.
  5. Proof of liquid assets (e.g., bank or stock accounts).
  6. Last two bank statements.
  7. Government income (e.g., Social Security, welfare, disability).
  8. Written offer letter from an employer, including salary and start date.
  9. Self-employment income: Two most recent signed federal income tax returns or two most recent federal Schedule C or K-1 statements.
*For applicants using savings accounts instead of employment for income verification, the balance must total 3x the annual rent. Copies of the two most current statements from at least one banking or investment institution showing cash reserves are required.

Requirements to lease:

  1. A 12-month average gross monthly income of 2.5x the rent amount. EX: $1,000/month rental price = $2,500 minimum gross monthly income. Subsidy recipients must demonstrate 2.5x the rent portion they are responsible for paying.
  2. No recent evictions.
  3. No landlord debt in the past 7 years.
  4. No negative rental history.
  5. No excessive collections debt.
  6. No current liens or negative utility accounts.
  7. Co-signers are not accepted unless approved by the owner, and an increased deposit is required.

Landlord Reference Check

We will contact your previous landlords for references. Provide references for all landlords in the past three years. If you owned your home, proof of ownership is required. Applications may be denied for the following reasons:
  1. Filing of an unlawful detainer.
  2. Delinquent rent or utilities.
  3. Three-day notices from previous landlords.
  4. Excessive damages or issues with past properties.

Background and criminal screening

Applications may be disqualified for serious offenses within the past seven years, including but not limited to murder, sexual assault, crimes against children, or other violent crimes. While these offenses are presumed disqualifying, we will review mitigating factors, such as the time elapsed since the offense, evidence of rehabilitation, and relevance to tenancy obligations. Offenses that pose a significant risk to the safety of residents, neighbors, or property will result in disqualification.

Additional Policies

  1. Identification: Applicants must provide one of the following: valid social security card, passport, permanent resident card, or visa.
  2. Behavioral Clause: We reserve the right to deny applicants if the applicant or one of the applicants in a group is verbally abusive, uses profanity, or is disrespectful to the landlord or agent.
  3. Pets: All pets must be screened through our third-party vendor, petscreening.com.  You must provide a photo of your pet(s). Restricted breeds include The following dog breeds may cause your application to be denied:  Dogs over 50lbs,  Akita, Alaskan Malamute, American Bulldog, American Bully, American Wolf Dog, Basenji, Boerboel, Boxer, Bulldog, Bullmastiff,  Bull Terrier, Bully Kutta,  Cane Corso,  Chow Chow,  Doberman Pinscher,  Dogo Argentino, German Pinscher, German Shepherd Dog, Great Dane, Irish Wolfhound, Malamute, Mastiff, Miniature Bull Terrier, Neapolitan Mastiff, Olde English Bulldogge, Pit Bull, Pit Mis, Rhodesian Ridgeback, Rottweilee, Siberian Husky, Staffordshire Bull Terrier, St. Bernard, Tibetan Mastiff, Wolf, Wolf Dog Mix.  No aquariums that hold more than 5 gallons of water, No wild non-domesticated cats, reptiles, rodents or ferrets are permitted. Dogs over 50 lbs or aquariums larger than 5 gallons are also not permitted.
  4. Occupancy Limit:  Occupancy is limited to two persons per bedroom plus one additional occupant, unless local building or safety codes specify otherwise.

Assistance Animals

Our standard policy is to follow FHEO Notice: FHEO-2020-01 Issued: January 28, 2020.  Assistance animal documentation must be provided.

We appreciate you taking the time to read our rental requirements. We look forward to the possibility of having you as a tenant in one of our properties. If you need any clarification on our rental requirements, please reach out to our office directly and call us at (760) 444-4601 or email: info@raintreepm.com