Green Cities Property Management Rental Criteria

 

Owner/Agent does not discriminate against applicants based on membership in a protected class including race, color, gender, religion, disability, familial status, national origin, marital status, source of income, sexual orientation, age, gender identity, military/veteran status or any other classes protected under applicable federal, state, or local laws. All housing is provided within the guidelines established by federal, state, and local laws.

Occupancy Standards

  • Current occupancy standards as set forth by the United States Department of Housing and Urban Development (HUD) and Oregon Revised Statutes.
  • Occupancy is based on the number of bedrooms in a unit. (A bedroom is defined as a habitable room that is intended to be used primarily for sleeping purposes, contains at least 70 square feet and is configured so as to take the need for a fire exit into account.)
  • The general rule is two persons are allowed per bedroom. Owner/Agent may adopt a more liberal occupancy standard based on factors such as size and configuration of the unit, size and configuration of the bedrooms, and whether any occupants will be infants.

Application Process

72-Hour Notice of Availability

  • Owner/Agent abides by the 72-Hour Notice of Availability requirement, and as such all available units will be advertised for a minimum of 72-hours prior to the acceptance of any applications.  Advertisements will include the date and time that the Open Application Period will commence. 

Open Application Period

  • The Open Application Period begins at least 72-hours after the notice of availability is posted. Applications will be processed on a first come, first served basis.  During the first 8 hours of the Open Application Period for ADA Units, priority will be given to any application with a household member who self-identifies as Mobility Disabled, Owner/Agent will accept, conditionally accept, or deny these applicants prior to considering other applications.

General Information

  • When multiple persons will reside in a unit, the applicants may choose which adults will be financially responsible, and which will be tenants with no financial responsibility.
  • Applications that are incomplete, inaccurate, or misleading will be grounds for denial.
  • Applicants currently using illegal drugs should not apply, and if drug use is suspected, applicant will be denied. If approved, and drug use is later confirmed, termination of residency will occur.
  • Owner/Agent properties are non-smoking, and applicant should be aware that they are applying for a non-smoking property. If applicant is approved for tenancy and resident, guest or occupant is found to be smoking on the premises termination of residency will occur.
  • Individuals whose tenancy could be cause of safety concerns of any resident, employee, guest, vendor, etc., their health or property, will be denied.
  • Each individual applicant will be required to qualify in the below outlined criteria areas.

Applicant vs. Non-Applicant Tenant

  • An applicant assumes financial responsibility and will be screened for financial responsibility. A non-applicant tenant assumes no financial responsibility and will not be screened for financial responsibility. A non-applicant tenant will be screening for rental history and criminal criteria, but credit history will not be considered.

Evaluating Non-Applicant Tenants

§ Owner/Agent will screen adult non-applicant tenants solely for factors related to maintaining property, and for conduct consistent with the health, safety or peaceful enjoyment of premises by other residents and/or the Owner/Agent, and to evaluate prospective tenants’ ability to comply with the Owner/Agent’s Rules of Residency. While Owner/Agent will not screen non-applicant tenants for financial responsibility, all adult tenants will be required to sign Rules of Residency.

Processing

§ Owner/Agent or 3rd party screening service will provide written communication of determination (acceptance, conditional acceptance, or denial). 

    • Conditional Acceptance: In cases of conditional acceptance, Owner/Agent or 3rd party screening service will disclose the basis for the decision.
    • Denial: Owner/Agent or 3rd party screening service will provide a written Notice of Denial, with a statement of the reasons for denial. Supplemental Evidence provided by applicant will be considered, if submitted with their application.

Execution Deposit

§ Owner/Agent will hold the unit for up to 14-days with payment of Security Deposit within 48-hrs of acceptance.  Applicants may be asked to pay an execution deposit for periods over 14-days to be used toward the balance due at move-in.

Rental Criteria

ID Verification

  • Applicants will be required to provide proof of identity.  In the form of:
    • Any government-issued ID regardless of expiration date (preferred). If unable to provide a government-issued ID, acceptable forms of ID include:

§ Evidence of a Social Security Number (SSN Card)

§ Valid Permanent Resident Alien Registration Receipt Card

§ Immigrant Visa

§ Individual Taxpayer Identification Number (ITIN)

§ Non-immigrant Visa

§ Any non-governmental identification or combination of identifications that would permit a reasonable verification of identity to Owner/Agent satisfaction.

  • Owner/Agent will not reject an application as incomplete because an applicant (or member of the applicant’s household) does not produce a social security number or prove lawful presence in the U.S. In addition, an Owner/Agent will not inquire about the immigration status of the applicant, or any member of an applicant’s household, or require proof of their lawful presence in the U.S.

Credit and Income Criteria

  • Financially Responsible Applicants must meet the following criteria:
    • Monthly income must be 2 times the monthly rent amount. **Income must be 2.5 times the monthly rent amount if rent is more than the amount Portland Housing Bureau publishes annually as affordable at 80% MFI.
    • Have 12-months of verifiable employment, if used as source of income.  All income sources must be verifiable, self-employment income must be verifiable through previous year tax returns, or other credible records sources.
    • Cumulative income from all (legal) sources will be considered, including but not limited to: wages, rental assistance (non-government only), and monetary public benefits.
    • Must have a credit score of at least 500.
    • May not have past-due unpaid obligations totaling more than $1,000 (medical & vocational related debts not included).
    • May not have a balance owing to a prior rental property totaling more than $500.
    • Any and all Bankruptcy filings are required to have been discharged.  Chapter 13 Bankruptcy filings by applicants must be under active repayment.
       

Rental History

  • Applicants will not be be rejected for tenancy if rental history includes an action to recover possession, if the action:
    • was dismissed or resulted in a general judgment for the applicant before the application was submitted;
    • resulted in a general judgment against the applicant, that was entered 3 or more years before date of the application (not including the moratorium period of 4/1/20 – 3/1/22); or
    • resulted in a general judgment against the applicant, that was entered fewer than 3 years before the date of application if:

§ termination of tenancy [upon which action was based] was without cause, or

§ if judgment against applicant was a default judgment due to failure to appear, and applicant can present credible evidence that they had already vacated the unit at the time the notice was served.

§ a judgment or court record that was subsequently set aside or sealed pursuant to procedures in state law.

  • Negative rental history obtained through the screening process or reference check will not be grounds for rejection unless it pertains to:
    • Defaults in rent;
    • three or more material violations of a rental agreement within one year prior to the date of application, and that resulted in notices issued to the tenant;
    • an outstanding balance due to a Landlord; or
    • lease violations that resulted in termination with cause.
  • Applicants will not be denied for insufficient rental history, unless applicant in bad faith withholds rental history information.

Criminal History Criteria

  • Owner/Agent will not reject an applicant for the following aspects of their criminal, credit, or rental histories:
    • An arrest that did not result in conviction, unless pending on the date of application.
    • Participation in, or completion of, a diversion or a deferral of judgment program
    • A conviction that has been judicially dismissed, expunged, voided or invalidated.
    • A conviction or any other determination issued through the juvenile justice system.
    • A conviction for a crime that is no longer illegal in Oregon.
  • Applicants will be rejected for tenancy if criminal history includes convictions for misdemeanor offences for which dates of sentencing are within 3 years from the date of application, and convictions for felony offenses for which dates of sentencing are with 7 years from the date of application for the following crimes as provided in ORS 90.303(3):
    • Drug related crimes;
    • Person crime;
    • Sex offense
    • Crime involving financial fraud, including identity theft and forgery; or
    • Any other crime if the conduct for which the applicant was convicted or charged is of a nature that would adversely affect;

§ Property of the Owner/Agent or a tenant; or

§ The health, safety or right to peaceful enjoyment of the premises of residents, the owner or agent(s).

  • Applicants or occupants who would be denied residency for any of the criminal conviction circumstances outlined above, are encouraged to submit supplemental evidence at the time of application and prior to denial for Owner/Agent to perform an individualized assessment. Supplemental evidence may include:
    • Letter from parole or probation office;
    • Letter from caseworker, therapist, counselor, etc.;
    • Certifications of treatments/rehab programs;
    • Letter from employer, teacher, etc.
    • Certification of trainings completed (Rent Well Graduates for example);
    • Proof of employment; and
    • Statement of the applicant.