Tenant Rental Info

BASIC RENTAL REQUIREMENTS

Screening approval. See "Step 1" on the menu at the left. Some people with credit issues and problems are approved if they are willing to pay additional rent and/or deposit up front for our security. We call this a Risk Management Fee*. We often avoid people who in the past 5 years have had evictions and/or a bad criminal history, however we do make some exceptions on a case by case basis.
Rental Application; See "Step 2" on the menu at the left. Must be downloaded, printed along with the Screening application, filled out and email or faxed back. See application download links to the left. Processing time; upon receipt of the fee and both documents listed above, we will process within 24 hours, not on weekends or Holidays, and notify you ASAP.
Provide valid ID. See "Step 3 on the menu at the left. We must know who you are.
The screening fee is $45; See "Step 4" on the menu at the left. We use a Professional Screening Company and that fee is non-refundable as once it is paid we cannot get it back.
Lease Agreement: See "Step 5" on menu at left, must be completely filled out, signed and dated. Then it must be reviewed and approved by our staff. A "Watermarked copyright" version is downloadable at the left side menu. We will supply you with a non-watermarked version when you contact our office, by email, fax or regular mail but the watermarked version is valid.

*Risk Management Fee: This is an option in the form of an Addenda to your Lease, offered for some of those people who would not normally be allowed to rent due to credit, evictions and/or criminal history. On a case by case basis, there is an option to pay a small added fee each month, which will normally be deleted after 12 months of successful rent payments. We may also need to do a "Home Inspection" once a month for 3-6 months. If you need this option please ask us for details.

Note; For requirements upon move out; see info at bottom.

AFTER YOU ARE APPROVED we need the following;

Two forms of I.D., one with a picture are required if your application is approved and you sign a rental lease. If you apply totally online you can fax or email copies.
Current or past renters need Six months of Verifiable residence history from a landlord.
1st time renters will require an additional security deposit equal to half months rent, which
shall be refunded after 12 months of successful rent payments without being late.
Two (2) or more 3 day notices within a 12 month period may result in denial.
Two (2) or more NSF checks within a 12 month period may result in denial.
Rental history reflecting any unpaid past due rent or Eviction, may result in denial.
Rental history showing unpaid damages to a rental, will require additional security deposit and/or result in denial.
Rental history with disturbance complaints may be denied.
You must acknowledge receipt or having read the booklets (linked at left):
A. The Law of Real Estate Agency, regarding your rights.
B. Lead Based Paint Brochure, for homes older than 1978.
C. Mold in Your Home
*Note: you need Adobe Acrobat Reader to view these documents. If you do not have
this program you can download it free or contact us and we will email or mail you these
brochures free of charge.
Full downloadable Application Form - see link at left.

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*Note: PDF documents require Adobe Reader. If you do not have Adobe Reader, download it here.

INCOME REQUIREMENTS -

Monthly household income should be equal to three (3) times the monthly rent. Exceptions may be granted with a good explanation. If monthly household income does not meet three (3) times stated monthly rent, additional funds may be required as a security deposit to ensure rent payments.
A current paycheck stub will be required, and we may verify income over the phone.
Some form of acceptable verifiable income will be required for unemployed applicants, such as those approved through Section 8, Military BAH allowance and/or alimony or child support.
Self employed applicants will be required to provide proof of income by tax returns.
Alternative income will be considered, such as child support, Section 8, alimony, SSI payments etc.

EMPLOYMENT REQUIREMENTS -
Verifiable employment is required either by check stub or written letter from employer.

If unemployed and unable to verify some kind of income to pay rent, application will be denied.
Added security may be needed for temporary or seasonal employees.
Exceptions may be granted depending on a plausible reason, such as disability, Section 8, persons receiving payments with disabilities, SSI income etc.

CREDIT REQUIREMENTS -
Good credit is NOT actually required, if poor credit can be explained. Many people have poor credit these days. We are wary of credit bandits who simply do not pay their bills and show a history of non payments.

Excessive collections will result in a denial.
Outstanding unpaid debt to current or past property managers or landlords will result in denial.
Any applicant with past evictions may be denied, but we will consider each carefully.
Non payment of past Utility bills will not be a good thing and can result in a denial.

AUTOMATIC & OTHER DENIALS -

Any criminal offense may result in denial, at discretion of property owner, depending on how old it is and the offence.
Any collection filed by a property management company/landlord will result in denial.
Any unlawful detainer action or eviction which has been within three (3) years results in denial.
Any current 3 day notice will result in denial.

Requirements upon move out; if you are on a month-to-month or your Lease has expired, when you do move out you must:
A. Give us a 20 day written notice that you will be moving out.
B. Deposits are NOT allowed to be used for payment of rent under any circumstances and is against the RCW law codes. Deposits are to cover any losses due to cleaning or repairs.
C. Cleaning is expected. Please see our Clean up on move out link to see what we expect when a rental is vacated. If these items are not clean, then we must hire a company to do this for us and your deposit will be effected.
D. If repairs are needed due to tenant neglect or misuse, then tenant is expected to effect these repairs or the cost will be billed to them if they exceed the deposit on hand.