CRITERIA FOR RESIDENCY
GENERAL REQUIREMENTS
• A current state or federally issued photo ID is required.
• Applicants must provide a Social Security Number or acceptable alternative (ITIN, passport, or visa).
• Applications must be complete and accurate. Incomplete or falsified applications may result in denial.
• Each adult applicant must qualify individually unless otherwise noted under income requirements.
RENTAL CRITERIA
• Applicants must provide at least 12 months of verifiable housing history from the past 24 months. Acceptable housing history includes traditional rentals, private landlords, ADU/DADU units, room rentals, or living with family (with documentation).
• Informal rental arrangements may require proof of payments, rental agreements, or written statements.
• Negative rental history such as unpaid rent, excessive damage, or verified lease violations may result in denial or an additional security deposit after review.
• More than two late payments or NSF rent checks within a 12‑month period may require an additional deposit.
• Documented damages between $50 and $750 may require an additional deposit; damages exceeding $750 may result in denial.
INCOME REQUIREMENTS
• Household gross income must equal or exceed three (3) times the monthly rent unless otherwise stated.
• All lawful sources of income are accepted, including wages, self-employment, retirement, Social Security/SSI/SSDI, child support, alimony, and rental subsidies such as Housing Choice Vouchers.
• Income may be combined among up to the top three adult earners.
• Applicants with income between 2.5- and 3-times rent may be approved with an additional security deposit if debt obligations do not exceed 66% of income.
• Applicants who do not have sufficient income may qualify based on available liquid assets as outlined below.
• Income Below 2.5 Times Rent – Asset Based Conditional Approval: In limited circumstances, applicants whose verifiable monthly income falls below 2.5 times the monthly rent may be considered for conditional approval based on verified liquid assets. Liquid assets must be immediately accessible funds held in checking, savings, or money market accounts; retirement accounts, investment accounts requiring liquidation, or restricted funds are not considered liquid. To qualify under this provision, the applicant must demonstrate liquid assets sufficient to cover the entire initial lease term plus one (1) additional month of rent. Approvals under this section are limited to a fixed six (6) month lease term only, with no automatic renewal. Income and/or asset eligibility must be re-verified prior to any renewal, and failure to meet the criteria in effect at that time may result in non-renewal. This provision does not replace standard income requirements and is applied uniformly based on documented screening results.
EMPLOYMENT REQUIREMENTS
• Applicants must demonstrate stable and verifiable income sources.
• Self‑employment may be verified through tax returns, bank statements, or business documentation.
• Temporary or seasonal employment may require an additional deposit.
CREDIT REQUIREMENTS
• Good, established credit is required.
• Excessive unpaid collections (six or more), excluding medical or parking‑related items, may result in denial.
• Debt owed to a previous landlord must be paid prior to approval.
• Open bankruptcies may require additional documentation and may result in denial.
• After a discharged bankruptcy, applicants must show re‑established positive credit.
• Unpaid bad debts under $2,500 may require an additional deposit; debts over $2,500 may result in denial unless more than three years old with positive credit established since.
CRIMINAL RECORDS – CRIMINAL CRITERIA
• Criminal history is evaluated on a case‑by‑case basis. Arrests alone are not grounds for denial.
• Evaluations include the nature and severity of the offense, how long ago it occurred, the applicant’s age at the time, rehabilitation efforts, and relevance to resident and community safety.
• Criminal convictions that present a reasonable risk to property, safety, or peaceful enjoyment may result in denial after individualized assessment.
• Examples of offenses that MAY be considered for denial include violent felonies, property crimes, arson, serious drug offenses, and sex‑related offenses.
CO‑SIGNER REQUIREMENTS
• Co‑signers must reside in‑state, have good credit, and earn at least five (5) times the monthly rent.
• A $100 administrative fee applies when a co‑signer is utilized.
AUTOMATIC DENIALS (AS PERMITTED BY WA STATE LAW)
• Providing false, incomplete, or misleading information.
• Failure to provide required documentation within the stated timeline.
• Verified unpaid landlord debt unless cured.
• Active eviction or unlawful detainer action.
• Documented past damages exceeding $750 (after review).
• An incomplete application.
• Applicants may be offered the opportunity to cure certain items, such as unpaid utilities or landlord debts, when legally permissible.
SUMMARY REVIEW
All application areas—credit, criminal history, eviction history, rental history, and employment—are reviewed. Three or more adverse findings may result in denial. Lack of credit history is not considered adverse.
FORECLOSURE / SHORT SALE
Applicants with a prior foreclosure or short sale may be approved with documentation showing release from the mortgage obligation and at least two years of positive rental history. Without rental history, an additional deposit may be required.