Screening Criteria for Rental Applicants

TENANT SCREENING CRITERIA

DABCO Property Management, LLC does not accept Comprehensive Reusable Tenant Screening Reports. DABCO Property Management, LLC operates in accordance with the Federal Fair Housing Act, as well as all state and local fair housing and civil rights laws. 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. The Rental Criteria below outlines some of the policies for this community with regard to standards that may be required by each applicant in order to be approved for residency.

Applications: All applicants must be of legal age. All parties 18 years of age or older are required to complete an application and pay any and all applicable fees. Applications are to be completed in full; applications containing untrue, incorrect, or misleading information will be denied. The application fee is non-refundable unless otherwise provided by state or local law.

Owner and management desire to provide well maintained and well-kept property for the benefit of all residents. Screening criteria herein are adopted with the intent of maximizing the ability to provide safe housing for residents, managerial staff, the property, and neighbors. Screening criteria herein are also intended to minimize liability risks, the costs of insurance, maintenance, and repairs to the premises. Screening shall be designed to provide housing to individuals who do not constitute or pose an unreasonable risk of direct threat to persons and/or property of physical harm and/or adverse housing environment. Owner and management agree to limit screening of conviction history to serious offenses against person and/or property.

Application will not be accepted from applicant(s) who appear intoxicated by alcohol and/or drugs during the application process. Applications will not be accepted from applicants(s) who are hostile, threatening, lewd, obscene or vulgar during the application process. Obscene, lewd, vulgar, harassing or threatening behavior shall be grounds for terminating the screening process and refusal to accept application.

Incomplete, false, and or misleading information is grounds for denial. In the event that the owner or management discovers false or misleading information after occupancy, landlord reserves the right to retroactively revoke prior consent to acceptance due to lack of mutual assent; in such situation, the occupant(s) will be deemed to be in occupancy without the permission or consent of the owner.

Identity verification: ALL applicants are required to show at least one legal form of identification such as:

  • Government issued identification such as military identification, state issued driver’s license, or passport
  • Birth certificate
  • Social security card
  • See attached alternative identification documentation

Screening Services: All applications are submitted to Acranet, a third-party consumer reporting agency. Acranet is located at 521 W. Maxwell Ave., Spokane, WA 99201. All applications are evaluated based on a rental scoring system. Rental scoring is based on real data and statistical data such as payment history, quantity and type of accounts, outstanding debt, and age of accounts. Every applicant is treated objectively because each application is scored statistically in exactly the same manner. Prospective tenants have the right to obtain a free copy of the consumer report in the event of denial or other adverse action.

The rental scoring system will compare your application to Acranet’s database, and by evaluating those statistics and real data in accordance with pre-established criteria set by Management, Acranet will recommend one of the following:

  • The applicant will be accepted with the standard deposits and fees.
  • Accepted with Conditions. Depending on the community’s policy, the applicant may be given the option to pay an additional security deposit,
  • The application will not be accepted. The applicant will be provided with contact information for the consumer reporting agencies that provided the consumer information.

GUARANTORS/CO-SIGNERS: If Acranet recommends “Accepted with Conditions” or “Denial,” a guarantor or co-signer may be considered. In this instance, the original applicant’s application will be re-submitted along with the guarantor or co-signer’s application. Applications for guarantors and co-signers processed through Acranet are also scored, but are typically held to a more stringent, pre-established screening standard because guarantors and co-signers are technically responsible for the payments for this residence, as well as their own place of residence.

RESIDENCE VERIFICATION: Management reserves the right to verify the applicant’s residence history.

RENTAL HISTORY: Applicants must have a positive rental history for the last five (5) years. Past evictions, complaints of conduct, open accounts, history of compliance notice(s), negative reference, or any reliable negative information relating to past tenancy may result in denial of application. Lack of rental history is not a negative factor.

RENTAL HISTORY CRITERIA EXAMPLE: Requirement: 12 months valid, verifiable rental (mortgage or military housing) history

  • Valid rental history is a written lease or month-to-month agreement.
  • If rental history is less than 12 months then an increased deposit or cosigner may be required. However, military housing is considered valid rental history.
  • Paid (disclosed) eviction may result in Increased Deposit or Cosigner requirement.
  • Final decision is also dependent on credit history, income and length of employment.

Deniable Factors:

  • Past late payments, NSF checks.
  • Unfulfilled lease obligations.
  • Balance owing to a landlord (for rent or damages).
  • Prior eviction(s).
  • Falsification of the rental application.
  • Negative rental history or negative reference

EVICTIONS: Applicants who have been a party to an eviction proceeding may not be approved for residency, depending upon the pre-established criteria set by Management.

CREDIT HISTORY: All active accounts should be reported as current. Unpaid collections within the last seven (7) years may not be acceptable excluding medical bills. Any recorded unlawful detainer, unpaid collection, open bankruptcies or judgments may result in denial of application. In addition, any judgments in the past seven (7) years or bankruptcies opened and/or discharged with in the last ten (10) years may result in a denial of application. If no credit history can be found, the applicant(s) will need to have at least four (4) accounts in good standing without any derogatory credit history in excess of one hundred and 00/100 ($100.00).

CREDIT HISTORY CRITERIA EXAMPLE: Requirement: At least 2 accounts established for 1 year and in good standing

  • Derogatory credit history (past due accounts, collections, judgments, tax liens, charge off – excluding medical debt) in excess of $500 may result in an increased deposit or cosigner requirement.
  • Past due or foreclosed mortgage may result in an increased deposit or cosigner requirement.
  • Discharged bankruptcy may result in an increased deposit or cosigner requirement.
  • Paid rental collection and/or judgment will result in increased deposit or cosigner requirement.
  • Final recommendation may also be dependent on income, rental & employment history.

Deniable Factors:

  • Open or prior Bankruptcy.
  • Unverifiable, false, incomplete, or misleading information.
  • Unpaid collection accounts or judgment.

CRIMINAL CHARGES/CONVICTIONS: Applicants convicted for certain felony and misdemeanor offenses may not be approved for residency, depending upon the pre-established criteria set by Management.

PUBLIC RECORDS CRITERIA EXAMPLE:

Requirement:

  • Eviction and criminal records searches will be conducted.
  • Criminal search includes felony and misdemeanor offenses that constitute serious crimes. (See below)

Deniable Factors:

  • Verified (unpaid) eviction.
  • Failure to disclose eviction or criminal records.
  • Verified name and date of birth match on criminal conviction for the following offenses (disclosed or not):
  • Management will screen for convictions of the following crimes and for sustainably similar offenses:

Murder, Kidnapping, Manslaughter, Theft, Assault, Burglary, Robbery, Malicious Mischief, Rape, Arson/Reckless Burning, Child molestation, Delivery or Sale of a controlled substance, Rape of a child, Possession with intent to Deliver of a controlled substance, Fraud, Lewd Conduct, Trespass, Vehicle Prowling

In matters relating to criminal conviction history, circumstances and mitigating facts that may be considered include:

Nature and severity of past conduct; age of individual at time of conduct; evidence of good tenant history before or after conviction or conduct; evidence of rehabilitation and treatment efforts; restitution of damages if any; nature of severity of offenses(s); number of similar past offenses or lack thereof; and impact of housing decision on other non-offending household members.

Applicant(s) with an arrest and pending criminal case will be evaluated based upon the facts of the underlying case to determine if conduct justifies exclusion as a threat to others or property. If the applicant has a criminal case pending, for any crime set forth on the abate, the application will be put on hold until the case has been finalized. The applicant(s) are not allowed to be approved or move into a leasehold until the criminal case is finalized and/or determined. Provided, management may limit application of this policy to conduct that would justify exclusion due to threat posed to person or property.

DENIAL POLICY: In the event of Adverse Action (denial of tenancy, cosigner or increased deposit required) you have the right to a FREE copy of the background check we reviewed and processed by Acranet. You also have the right to dispute the accuracy of any information therein.

APPEALS PROCESS: If your application is denied and you believe the information upon which the denial was based is incorrect, or if you have additional information that was not considered during the review of your application, you may request an appeal of the decision. Any appeal must be submitted in writing within fourteen days of the date of the denial letter. The request must include a letter from you that states the reason(s) for the appeal and new supporting documentation from an independent third party. This information must be verifiable by DABCO staff. Appeal packages must be sent to DABCO Property Management, c/o Area Manager, 910 NE Providence Court, Pullman, WA 99163

HOW YOU CAN IMPROVE YOUR RENTAL SCORE: Your rental score results from information found in your credit report, criminal history, references, and application data. Such information may include your history of paying bills and rent, the accounts you have, collections and delinquencies, income and debt.

Your rental score may change if the underlying information it is based upon changes. To improve your score, concentrate on paying your bills on time, paying down outstanding balances, and removing incorrect information. Your chances of approval may also improve if you apply for an apartment with lower monthly rent, or use a guarantor or co-signer if permitted by Management.

HOW YOU CAN REMOVE INCORRECT INFORMATION: Acranet is committed to accuracy and will investigate any information you dispute. Contact Acranet at: Acranet Tenant Screening, 521 W. Maxwell Ave., Spokane, WA 99201; (800) 304-1249; consumerdisputes@Acranet.com