Tenant Application Process and Criteria
OCCUPANCY POLICY
Occupancy is based on the number of bedrooms in a unit. A bedroom is defined as a 70sq ft room with 2 means of egress, must be at least one door and 20x24in window. Two persons are allowed per bedroom, plus one additional occupant in the unit. Studios under 500 sq ft are allowed a maximum of two persons. Exceptions are made for children under the age of two. One child under the age of two is allowed as a third occupant in any sized unit when the child resides with the parent or other adult(s) maintaining proper legal custody.
If the property you have applied for accepts pets, there will be a $300 deposit required per pet unless otherwise stated. Certain dog breeds (Pit Bull, Doberman, Rottweiler, German Shepherd, Wolf [Hybrids], etc.) may not be accepted due to liability insurance limitations. All Clark Group Property Management (“CGPM”) properties are smoke free, there will be no smoking in any of our units or on the premises of any CGPM managed property. Growing marijuana, for any purpose, is prohibited on any part of a CGPM property, including common areas. Some properties may be subject to the restrictions of a homeowner’s association. Please speak with the leasing agent for specifics.
APPLICATION PROCESS
- At least one (1) adult applicant over 18 (or delegated agent thereof, specified in writing) should see the inside of the unit prior to submitting an application. If an applicant enters into a rental agreement without first visiting the unit, the applicant’s dissatisfaction with the unit at the time possession is delivered will not be grounds to terminate the rental agreement.
- Each adult applicant (over 18) must complete the application on the designated form.
- If there are multiple people who will reside in common within the dwelling unit, the prospective tenants may choose which adults will be financially responsible (“Applicants”) and which will be tenants with no financial responsibility (“Non-Applicant Tenant(s)”). Only Applicants will be screened for financial responsibility. Prospective Non-Applicant Tenants will be screened only for factors related to maintaining the property, and for conduct consistent with the health, safety, or peaceful enjoyment of the premises by other residents or the Landlord and to evaluate prospective the Non-Applicant Tenant’s ability to comply with the Landlord’s Rules of Residency.
- Each adult applicant (over 18) must pay the non-refundable screening fee of $75.00.
- CGPM uses a professional screening company and credit reporting agency in processing applications. Contact information to dispute the information provided by these services is included below.
- Applications take a minimum of two business days to process.
- Once one or more Applicants have been approved, they will be required to provide an amount equal to the security deposit as a deposit for securing the execution of a rental agreement.
- Security deposits are due within 3 days of a lease agreement being fully executed by tenant(s) and owner.
- If Applicant(s) is conditionally approved subject to a demonstration of an Applicant’s financial capacity, or to offset other risk factors identified by the screening process, Applicant(s) may be required to provide an additional amount equal to one-half of one month’s rent as additional security deposit in addition to the normal security deposit. Applicant(s) may pay this additional security deposit in installments over a period of up to 3 months.
- Should a tenant break the lease prior to taking possession, or not take possession of the unit, the security deposit will not be refunded.
- To be added to an existing rental agreement, please request a Roommate Add-on Addendum.
- Applicants will receive a written notice of acceptance, conditional acceptance, or denial within 2 weeks after CGPM has completed its evaluation of the application.
DISABLED ACCESSIBILITY
Clark Group Property Management allows existing premises to be modified for disabled access at the full expense of the disabled person, if the disabled person agrees to restore the premises to the pre-modified condition and pay the costs thereof to the maximum extent required by law. CGPM requires:
Written approval from the landlord before modifications can be made
Written assurances that the work will be performed in a professional manner.
Written proposals detailing the extent of the work to be done.
Documents identifying the names and qualifications of the contractors to be used.
All appropriate building permits and required licenses made available for landlord inspection.
REASONABLE ACCOMMODATIONS
A person requesting a reasonable accommodation should make the request in writing when possible, and in a manner that a reasonable person would understand to be a request for change, exception, or adjustment to a rule, policy, practice, or service necessary to afford a person with disabilities an equal opportunity to use and enjoy the dwelling and public and common use areas.
If the disability is not patent, the landlord may request reliable disability-related information necessary to verify that the person has a physical or mental impairment that substantially limits one or more major life activities and that the reasonable accommodation requested is necessary to afford the person with a disability an equal opportunity to use and enjoy the dwelling and public and common use areas.
SCREENING REQUIREMENTS
GENERAL SCREENING REQUIREMENTS
Governmental or non-governmental identification, or a combination of identifications that permit a reasonable verification of identity, are required.
A complete and accurate application listing the current and at least one previous rental reference with phone numbers will be required (incomplete applications will be not be processed).
All applicants will be required to qualify individually.
All applicants must be able to enter a legal and binding contract.
Any application containing incomplete, inaccurate, or falsified information will not be processed.
Except for convictions based solely on the use or possession of marijuana, any applicant currently using illegal drugs or reporting a conviction for the illegal manufacture or distribution of a controlled substance shall be denied.
Any individual who constitutes a direct threat to the health and safety of an individual, the complex, or the property of others, will be denied.
INCOME REQUIREMENTS
The monthly household income requirement is either 2, 2.5, or 3 times the stated monthly rent depending on the unit applied for.
Verifiable income will be required for Applicants (verifiable income may mean, but is not limited to: employment, rent subsidies/housing assistance, bank accounts, alimony/child support, trust accounts, social security, unemployment, welfare, grants/loans).
For employment income verification a current paycheck stub from the employer will be required if we are unable to verify income over the phone.
Self-employed Applicants will be required to show proof of a recorded business name or corporate filing and demonstrate proof of income through copies of the previous year’s tax returns.
If the monthly income of all household Applicants is less than the income required for that unit, the landlord may require an additional security deposit equal to 50% of the monthly rent, or may require a guarantor or co-signer who can demonstrate financial capacity.
Applicants and co-signers will be denied if the source of income cannot be verified.
RENTAL HISTORY REQUIREMENTS
Two years of verifiable rental history from a third-party landlord is required.
Home ownership is verified through the county tax assessor. Mortgage payments must be current. If the mortgage has a past due balance, an additional amount equal to one-half of one month’s rent as additional security deposit in addition to the normal security deposit will be required.
Home ownership negotiated through a land sales contract is verified through the contract holder.
Except for claims that arose between April 1, 2020, and March 1, 2022, five (5) years of eviction free rental history will be required.
Except for events that arose between April 1, 2020, and March 1, 2022, two or more 72-hour notices within a 1-year period will result in denial. A negative rental reference may result in denial.
Rental history demonstrating occupancy, but not third-party rental history (excluding single family homes) will require an amount equal to one-half of one month’s rent as additional security deposit in addition to the normal security deposit, or a co-signer, or both.
CREDIT REQUIREMENTS
A credit score of 690 is considered standard approval when all other criteria is met. Applicants with credit Scores between 650-689 may potentially be granted conditional approval, in which case the applicant would need a co-signer with a FICO score of 725 and above or an amount equal to one-half of one month’s rent as additional security deposit. Conditional approval is not guaranteed and will be considered on a case by case basis.
Not counting medical or education/vocational training, outstanding bad debt exceeding $200.00 on a credit bureau (ie. slow pay, collections, bankruptcies, repossessions, liens, judgments & wage garnishment programs) will require an amount equal to one-half of one month’s rent as additional security deposit in addition to the normal security deposit.
Two or more unpaid collections (not medical related or education/vocational training) reported from the credit bureau will result in denial. Utility collections (excluding telecommunication bills) will result in denial.
Bankruptcies filed within two years from the date of application will be denied.
CO-SIGNER REQUIREMENTS
Co-Signers and/or guarantors must have a FICO score of 725 and above as well as be able to provide proof of the following: home ownership (long-standing positive rental history may be considered in place of home ownership) and verifiable income of at least three times the monthly rent.
CRIMINAL CONVICTION CRITERIA
Upon receipt of the rental applications and screening fee, landlord will conduct a search of public records to determine whether the Applicant or any Non-Applicant Tenant has been convicted of, or pled guilty to or no-contest to, a crime which is presently illegal in this state. A conviction for the following types of crimes may result in denial: drug-related crimes (not including convictions based solely on the use or possession of marijuana), person crimes, sex offenses, crimes involving financial fraud, including identity theft and forgery, and 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 landlord or other tenants, the health, safety or right to peaceful enjoyment of the premises of residents, the landlord, or the landlord’s agent.
Pending charges will not be grounds for denial if the applicant is presently participating in a diversion, conditional discharge, or deferral of judgment program on the charges.
Before an application is denied solely on the basis of criminal history, the applicant will be provided an opportunity to submit supplemental evidence to explain, justify, or negate the relevance of potentially negative information.
INDIVIDUAL ASSESSMENT
CGPM will consider all supplemental evidence provided with a completed application to explain, justify, or negate the relevance of potentially negative information revealed by screening. While evaluating an application, CGPM will consider the nature and severity of the incidents that would lead to a denial, the number and type of the incidents, the time that has elapsed since the date the incidents occurred, and the age of the individual at the time the incidents occurred.
DISCRIMINATION
We do not discriminate against any person based on race, color, religion, gender, national origin, age, sex, familial status, handicap, disability, veteran status, or any other basis protected by applicable state or local laws.
DENIAL POLICY
If an application is denied after performing the Individual Assessment, applicants will be provided a Notice of Denial within 2 weeks which will include an explanation of the basis for the denial, and an explanation of the reasons that the supplemental evidence did not adequately compensate for the factors that informed the decision to reject the application.
Applicants may appeal a denial within 30 days of being notified of the denial. Applicants may submit evidence to correct, refute, or explain negative information that formed the basis of the denial.
If your application is denied due to negative and adverse information being reported, you may;
For credit inquiries:
Equifax
P.O. Box 105873
Atlanta, GA 30374
(800) 685-1111
OR
RealPage Inc
Attn: LeasingDesk Consumer Relations
4000 International Parkway
Carrollton, TX 75007-1913
(866) 934-1124
www.realpage.com/consumer-dispute
For criminal, suit and/or judgment for eviction, possession and/or non-payment of rent or rental history inquiries:
RealPage Inc
Attn: LeasingDesk Consumer Relations
4000 International Parkway
Carrollton, TX 75007-1913
(866) 934-1124
www.realpage.com/consumer-dispute
If you have a question about this notice or the community’s rental standards, please contact the submitting property:
Clark Group Property Management LLC
17702 S Hidden Lake Dr
Oregon City, OR 97045
If your application has been denied and you feel that you qualify as a resident under the criteria set out above, you should do the following;
Write to our: Equal Housing Opportunity Manager
Clark Group Property Management, LLC
17702 S Hidden Lake Dr
Oregon City, OR 97045
Explain the reasons you believe your application should be reevaluated and request a review of your file. Your application will be reviewed within 7 working days from the date your letter was received and you will be notified of the outcome.
Pets/Smoking/Fees/Additional Rules
If the property you have applied for accepts a pet, our standard deposit for a dog is $300.00 per dog, and a cat deposit is $300 per cat, unless otherwise stated. Certain breeds of dogs (Pit Bull, Doberman, Rottweiler, German Shepherd, Wolf [Hybrids], etc.) are not accepted due to liability insurance limitations. All of our properties are smoke free, so there will be no smoking at any of our units. We also prohibit growing marijuana, for any purpose, on any part of the premises, including common areas. Some properties may be subject to the restrictions of a homeowners association. Please speak with the leasing agent for specifics.