RENTAL APPLICATION PROCESS & SCREENING CRITERA

Please review the rental application process and screening policy below.

If you have any questions, please send us an email or call the office at 510-649-7852.

  Notices:

• We comply with the Fair Chance Ordinance. Read the ordinance in English, Spanish, and Chinese.

Application Process

  Viewing the Apartment

• Do not apply until you have viewed the apartment in person or through a virtual tour with our leasing agent.
• Applications submitted without a prior viewing will not be processed, and any associated fees will be refunded.

  Application Requirements

• Each prospective resident aged 18 or older must submit a separate application.
• Official photo identification must be provided with the application.

  Complete Submissions

• Applications will only be processed once all prospective roommates have submitted their completed applications, including all required supporting documents, and all processing fees have been paid.

Selection Process

1. Application Review and Screening
We will review and screen each applicant once all prospective roommates have submitted their completed applications. We will select the best-qualified tenants who meet our income and credit requirements, have positive references, and can commit to a lease start date that aligns with the agent/property owner’s expectations. Please allow 1-3 business days for processing.

2. Lease Offer and Acceptance Deadline

Once an applicant or group of applicants is approved and offered a lease, they will have 72 hours to either accept or decline the offer. If the lease is not accepted within this timeframe, the offer may be rescinded, and the unit may be offered to other qualified applicants.

3. Lease Draft Availability
A draft of the lease agreement will be provided after a preliminary offer has been accepted. We do not release lease documents prior to acceptance. Applicants are encouraged to review the application criteria thoroughly and contact our office with any questions before applying.

4. Reapplying for Other Units
Applicants who are qualified but not selected for the unit they applied for may reapply for another available apartment within 3 months without incurring additional application processing fees.

5. Individual Application Requirements

• Each adult applicant (18 years or older, married or unmarried) must submit a separate rental application.
• Applicants are required to pay the necessary application fees, provide all requested supporting documentation, and meet our screening requirements.
• Applications missing required information or documentation at the time of submission must be completed within three days of the original application date. Applications will not be considered submitted until all required materials are received.

6. Misrepresentation or Omission
Any material misrepresentation or omission made by an applicant during the screening process will result in immediate denial of the application and will be considered a material breach of any future rental agreement.

7. Equal Housing Opportunity
We are committed to providing equal housing opportunities in compliance with local, state, and federal housing laws. Applications will not be approved or denied based on race, color, religion, ancestry, national origin, sex, sexual orientation, physical disability, mental condition, marital status, familial status, or source of income. We also comply with the Fair Chance Ordinance.

Photo Identification Requirements

All applicants must provide valid government-issued photo identification.

Acceptable forms of identification include:

• A current driver’s license
• A passport
• A state-issued photo ID

A photocopy of the identification will be retained for our records.

Foreign Applicants:

• Must provide a copy of their current passport.
• Must also submit a copy of their entry visa (e.g., I-20, H-1, etc.).

Tenancy Requirements

Applicants must provide at least four years  of residency history.

Residency History:

• If the applicant has not rented or owned a personal residence within the past four years, alternative documentation may be accepted, such as:
• Prior rental history.
• A qualified guarantor or corporate guarantor.
• Four years of verifiable, positive tenancy references from prospective roommates.

Landlord References:

• Any negative references from landlords will result in the application being denied.
• If a landlord reference cannot be obtained due to reasons such as a change in ownership, loss of records, or company policy, the applicant may still qualify if:
• At least one previous (not current) reference covering a minimum of one year is verified as positive.

Eviction History:

• Absolutely no evictions may appear on the applicant's record in the Unlawful Detainer Inquiry.

Income & Financial Verification Requirements

To verify financial stability, applicants must provide documentation demonstrating their ability to meet rental obligations. All lawful sources of income, including wages, self-employment earnings, student financial aid, housing subsidies, and other verifiable income, will be considered.

Employment & Income Documentation

• Employed Applicants:
• Employment must be verified.
• Applicants may provide a recent pay stub with year-to-date totals or employer contact information for income verification.
• Self-Employed Applicants:
• May submit their Schedule C or the first two pages of their 1040 tax return from the previous year.
• Students & Recent Graduates:
• May submit an offer letter for future employment as proof of anticipated income.
• Other verifiable financial resources may be considered.

Income Standard

• All applicants' total verifiable gross income should be sufficient to demonstrate financial responsibility. While a standard benchmark of three times the monthly rent is typically used, a debt-to-income ratio above 35% may require alternative means of demonstrating financial stability. This will be determined on a case-by-case basis in compliance with fair housing laws.

Alternative Proof of Financial Responsibility

• Housing Subsidies & Other Lawful Income:
• Applicants using housing subsidies (e.g., Section 8) or other non-traditional income sources may provide documentation such as an award letter or other verification of benefits.

Housing Voucher Income Verification Compliance:
Landlords are required to provide applicants using housing vouchers with additional time to comply with income verification requirements. Applicants may present verifiable proof of sufficient income to satisfy rental qualifications in lieu of meeting the landlord’s standard credit score criteria.

• Foreign Students & Applicants Without U.S. Income History:
• May provide a letter of acceptance from their institution.
• An I-20 entry visa may be used as supporting documentation if the visa term exceeds the lease term.
• Applicants may also demonstrate financial stability through bank statements or other verifiable liquid assets.

Bank Statements (If Requested):

• Checking and/or savings account statements may be required to verify financial stability.

Credit Requirements

A credit report will be obtained from at least one major credit bureau.

• All collection accounts and public records must be resolved (paid off) or accompanied by a reasonable written explanation.
• A credit score of 720 or higher meets the credit requirements.
• A credit score of 700 or higher may be acceptable in the following cases:
• The negative report is related to medical expenses.
• The credit report does not contain any derogatory marks.

Applicants must also maintain a maximum debt-to-income (DTI) ratio of 35%.

Guarantor Requirements and Guidelines

Guarantors are accepted exclusively for full-time students and cannot be used to offset or remedy bad credit.

Guarantors must provide a completed Guarantor Credit Application.

To qualify, the guarantor must:

• Have a credit score of 750 or above.
• Be a resident of the state of California.
• Demonstrate an income of at least three times their own mortgage or rent payment plus the resident’s rent they are guaranteeing, OR have liquidity equal to at least three times the combined annual mortgage/rent and resident’s annual rent payments.

A combination of income and liquidity may also be acceptable.

Additionally, guarantors must:

• Have no bankruptcies in the past five years.
• Pass an Unlawful Detainer Search, confirming no prior evictions on record.

If the guarantor does not own property in California, they can still qualify by:

• Meeting the monthly income requirement of at least three times their own rent or mortgage plus the resident’s rent.
• Demonstrating liquidity within the United States equal to at least three times their combined annual mortgage/rent and the resident’s annual rent payments.

Guarantor Responsibilities
If a guarantor is required for qualification, they must indicate in writing which resident(s) they are guaranteeing.

If the guarantor is not guaranteeing all residents on the lease, any residents without a guarantor must:

1. Provide their own guarantor, OR
2. Demonstrate that they independently meet the minimum income/liquidity requirements for their portion of the rent (calculated as the total rent divided by the number of residents).