RENTAL CRITERIA FOR RESIDENCY

Table of Contents 

1. FAIR HOUSING STATEMENT
2. GENERAL INFORMATION 
3. PET POLICY
4. OCCUPANCY POLICY 
5. BANKRUPTCY 
6. INCOME VERIFICATION 
7. INCOME CRITERIA
8. RENTAL HISTORY CRITERIA
9. EVICTION HISTORY CRITERIA
10. COPY OF CREDIT REPORTS AND CRIMINAL BACKGROUND REPORTS 
11. CREDIT CRITERIA 
12. CRIMINAL BACKGROUND CONVICTION CRITERIA
13. CRIMINAL CONVICTION REVIEW PROCESS
14. CO-TENANTS AND CO-SIGNERS
15. HARASSMENT OF STAFF AND PROPERTY OWNER COMMUNICATION 
16. RENTERS INSURANCE
17. CONDITION OF MOVE-IN   
18. DISCLOSURES

BY SUBMITTING AN APPLICATION, APPLICANTS ARE ACCEPTING THE TERMS OF THE APPLICATION PROCESS AND INDICATE THEY HAVE READ AND UNDERSTAND THE FOLLOWING:

1. FAIR HOUSING STATEMENT

1. Trio Property Management Inc. (Trio) is committed to compliance with all federal, state, and local fair housing laws. 
2. Trio Property Management Inc. (Trio) has a non-discrimation policy as required by federal, state or local law and does not discriminate against any application because of race, color, religion, sex, sexual orientation, national origin, marital status, familial status or source of income of the applicant. 
3. Trio Property Management Inc. will allow any reasonable accommodation or reasonable modification based upon a disability-related need. The person requesting any reasonable modification may be responsible for the related expenses as required by law.

2. GENERAL INFORMATION

1. Applications are not pre-screened, therefore applicants are required to pre-screen themselves by meeting the requirements as outlined in the following criteria.
2. Any application with the screening fee paid will be processed in the order received.  
3. Screening fees are $55
4. Screening fees cover human applicants and not pets. Pets are screened separately. See Pet Policy below.
5. Unscreened applications will be refunded. 
6. Rents and deposits are subject to change prior to the signing of the Rental Agreement pending screening results and other factors.   
7. Additional criteria may apply. See “Property Description” in the listing on the Trio website for more information.
8. Listing information is deemed accurate and reliable but not guaranteed and is subject to change. 
9. When available, view the property interior and exterior. A proxy may view the property for you. See the property listing for property viewing options.  
10. The first full month's rent and deposits are required at move-in.  
11. Applications are typically processed within 2-4 business days pending responses from your employer and landlord references. It is strongly recommended you contact them ahead of time so they may reply quickly. Non-response from your references may result in application denial.      
12. The demeanor, behavior, and attitude of the applicant(s) during the application process will be considered.
13. As time is of the essence during the screening process, applicants have 24 hours to submit or complete additional requested items that relate to the screening process.
14. Applicants that are approved have 24 hours from the time of notification to complete required documentation and pay all deposits and the first full month’s rent.
15. Applicants will be deemed to have refused the property/unit if timely actions required are not taken by the applicants. 
16. Non-English speaking applicants may provide an interpreter to assist. 
17. Applicants are required to abide by any applicable CC&Rs, HOA rules, pay required HOA fees, and pass any screening requirements set forth by the HOA for the property.
18. Current, positive, government-issued photo identification that allows Owner/Agent to adequately screen for criminal and or credit history will be required. Upload both front and back of the ID if applicable.
19. Each applicant will be required to qualify individually or as per specific criteria areas. With multiple party applications, the denial of one application may result in the denial of the entire party. 
20. Inaccurate, incomplete or falsified information may be grounds for denial of the application.  
21. Provide all required documentation to be reviewed with your application.
22. Any applicant currently using illegal drugs will be denied. If approved for tenancy and later illegal drug use is confirmed, termination shall result.
23. Any individual whose tenancy may constitute a direct threat to the health and safety of any individual, the premises, or the property of others will be denied tenancy.

3. PET POLICY (Required for ALL APPLICANTS regardless if you have a pet or not)

1. Read the Pet Criteria prior to applying. https://www.triopm.com/screening-pet-criteria
2. A completed profile by PETSCREENING.COM is a required part of the application process for all applicants regardless if you have a pet or not:
   1. A welcoming environment is paramount to all of our residents with or without pets as well as animals. To help ensure ALL of our residents understand our pet and animal-related policies, we use a third-party screening service and require EVERYONE to complete a profile. This process ensures we have formalized pet and animal-related policy acknowledgments and more accurate records to create greater mutual accountability. If you need accommodation in another way, please contact your housing provider.
      1. Please get started by selecting a profile category on our landing page: https://triopropertymanagement.petscreening.com/

4. OCCUPANCY POLICY 

1. Occupancy is based on the number of bedrooms in the 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.)
2. 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.

5. BANKRUPTCY 

1. Bankruptcy in the last 3 years will be denied.

6. INCOME VERIFICATION 

1. Acceptable Documentation of Income
   1. W2 Paystubs
      1. 2-months most recent copies. Due to fraudulent documents these will require verification.
      2. Any verification fees required by the employer must be paid by applicant. 
   2. 1099 / Self-Employed
      1. If 1099 or Self-Employed for the previous two years
         1. Last two years of income tax statements.
         2. Record of last two months of deposits to a personal bank account.
      2. If 1099 or Self-Employed for less than two years
         1. 6 months of bank statements showing income into a personal account. The account cannot be where business funds are deposited (no commingling of personal and business funds). The average will be considered your current monthly income.
         2. Any income tax statements issued during the time since being 1099 or self-employed.
      3. Records of self-employment will be verified through the state corporation commission. 
   3. K1
      1. Last two years of income tax statements.
      2. Record of last two months of deposits to a personal bank account.
   4. Official Extension of Job Offer
      1. Must be on official letterhead of employer.
      2. The employer must be legally registered in the state where the property is located.
      3. Approval dependent on verification of authenticity at the discretion of screening.
      4. Must have a start date, date offer extended, and base income.
2. Unacceptable Documentation of Income
   1. General Rule: If it’s not reported to the IRS, it is not accepted.
   2. Handwritten and typed notes.
   3. Non-verifiable letters of employment.
   4. Self-generated reports.
   5. Emails.
   6. Screenshots.
   7. Cash receipts.
   8. Bank statements only.

7. INCOME CRITERIA

1. Monthly income must be equal to three times stated rent*, and must be from a verifiable, legal source. If applicant's monthly income is between two and a half and three times stated rent, applicant will be required to pay an additional security deposit.
   1.  *If applicant will be using local, state or federal housing assistance as a source of income, "stated rent" as used in this section means that portion of rent will be payable by the applicant and excludes any portion of the rent that will be paid through the assistance program.

8. RENTAL HISTORY CRITERIA

1. ALL current and previous contractual rental history from a third party landlord (unbiased/unrelated sources) or home ownership may be verified.  Provide all current and previous addresses for sequential residential history for at least the past 3+ years. (note: per FACTA Identity theft regulations, false landlord references will be reported to credit bureaus and local law authorities.) Rental references must be from within the last five year period, include the current residence, and be verifiable. 
2. Homeownership qualifies in lieu of rental history if: the credit report shows mortgage history, the deed is in your name, or proof of sale is verifiable.
3. Three or more notices for non-payment of rent within one year will result in denial of the application.
4. Three or more dishonored checks within one year period will result in denial of the application.
5. Rental history reflecting any past due and unpaid balances to a landlord will result in denial of the application except for unpaid rent, including rent reflected in judgments or referrals of debt to a collection agency, that accrued on or after April 1, 2020, and before March 1, 2022.
6. Rental history including three or more noise disturbances or any other material. noncompliance with the rental agreement or rules within the past two years will result in denial.

9. EVICTION HISTORY CRITERIA

1. Five years of eviction-free history is required except for general eviction judgment entered on claims that arose on or after April 1, 2020, and before March 1, 2022. Eviction actions that were dismissed or resulted in a judgment for the applicant will not be considered.

10. COPY OF CREDIT REPORTS AND CRIMINAL BACKGROUND REPORTS 

1. Trio Property Management Inc. does not accept previously issued credit and/or criminal background reports due to instances of fraudulent documents. You must complete an application and undergo a full screening via Trio Property Management Inc.’s  processes.

11. CREDIT CRITERIA 

1. Negative or adverse debt showing on the consumer credit report will require additional security deposit.  
2. Three or more unpaid collections (not related to medical expenses) will result in denial of the application.
3. Trio Property Management Inc. is NOT a credit reporting agency. As such, Trio Property Management Inc. DOES NOT supply applicants a copy of reports issued by the credit reporting agencies.
4. If you are denied based on information obtained in your credit report, you will be provided:
   1. A written reason for denial within the legally required timeframe.
   2. The name and contact information for the issuing credit reporting agency. You have the right to contact the issuing authority and to request a copy of your report from them directly.

12. CRIMINAL BACKGROUND CONVICTION CRITERIA

1. Upon receipt of the Rental Application and screening fee, Owner/Agent will conduct a search of public records to determine whether applicant or any proposed resident or occupant has a "Conviction" (which means: charges pending as of the date of the application; a conviction; a guilty plea; or no contest plea), for any of the following crimes as provided in ORS 90.303 (3): drug-related crime; person crime; sex offense; crime involving financial fraud, including identity theft and forgery; or any other crime if the conduct for which applicant was convicted or is charged is of a nature that would adversely affect property of the landlord or a tenant or the health, safety or right of peaceful enjoyment of the premises of residents, the landlord, or the landlord’s agent. Owner/Agent will not consider a previous arrest that did not result in a Conviction or expunged records.
2. If applicant, or any proposed occupant, has a Conviction in their past which would disqualify them under these criminal conviction criteria, and desires to submit additional information to the Owner/Agent along with the application so Owner/Agent engage in an individualized assessment (described below) upon receipt of the results of the public records search and prior to a denial, applicant should do so. Otherwise, applicant may request the review process after denial as set forth below, however, see item (c) under "Criminal Conviction Review Process" below regarding holding the unit.
3. A single Conviction for any of the following, subject to the results of any review process, shall be grounds for denial of the Rental Application.
   1. Felonies involving: murder, manslaughter, arson, rape, kidnapping, child sex crimes, or manufacturing or distribution of a controlled substance.
   2. Felonies not listed above involving: drug-related crime; person crime; sex offense; crime involving financial fraud, including identity theft and forgery; or any other crime if the conduct for which applicant was convicted or is charged is of a nature that would adversely affect property of the landlord or a tenant for the health, safety or right of peaceful enjoyment of the premises of the resident, the landlord or the landlord's agent, where the date of disposition has occurred in the last 7 years. 
   3. Misdemeanors involving: drug related crimes, person crimes, sex offenses, domestic violence, violation of a restraining order, stalking, weapons, criminal impersonation, possession of burglary tools, financial fraud crimes, where the date of disposition has occurred in the last 5 years.
   4. Misdemeanors not listed above involving: theft, criminal trespass, criminal mischief, property crimes or any other crime if the conduct for which applicant was convicted or is charged is of a nature that would adversely affect property of the landlord or a tenant or the health, safety or right of peaceful enjoyment of the premises of the residents, the landlord or the landlord’s agent, where the date of disposition has occurred in the last 3 years.
   5. Conviction of any crime that requires lifetime registration as a sex offender, or for which applicant is currently registered as a sex offender, will result in denial.

13. CRIMINAL CONVICTION REVIEW PROCESS

1. Owner/Agent will engage in an individualized assessment of the applicant’s, or other proposed occupant’s, Convictions if applicant has satisfied all other criteria (the denial was based solely on one or more Convictions) as required by local, state and federal law and:
   1. Applicant has submitted supporting documentation prior to the public records search; or
   2. Applicant is denied based on failure to satisfy these criminal criteria and has submitted a written request along with supporting documentation.
2. Supporting documentation may include:
   1. Letter from parole or probation officer;
   2. Letter from caseworker, therapist, counselor, etc.;
   3. Certifications of treatment/rehab programs;
   4. Letter from employer, teacher, etc.
   5. Certification of trainings completed;
   6. Proof of employment; and
   7. Statement of the applicant.
3. Landlord will also perform an individualized assessment if no supplemental information is received as required by any local, state or federal law. Owner/Agent will:
   1. Consider relevant individualized evidence of mitigating factors, which may include: the facts or circumstances surrounding the criminal conduct; the age of the convicted person at the time of the conduct; time since the criminal conduct; time since release from incarceration or completion of parole; evidence that the individual has maintained a good tenant history before and/or after the conviction or conduct; and evidence of rehabilitation efforts. Owner/Agent may request additional information and may consider whether there have been multiple Convictions as part of this process.
   2. Notify applicant of the results of Owner/Agent’s review within a reasonable time after receipt of all required information. 
   3. Hold the unit for which the application was received for a reasonable time under all circumstances to complete the review unless prior to receipt of applicant's written request (if made after denial) the unit was committed to another applicant.

14. CO-TENANTS AND CO-SIGNERS

1. Co-Tenants
   1. Any person(s) who is over the age of 18 and is intending to reside in the residence must apply.
   2. Co-Tenants are defined as anyone aged 18 and over who applies with another person to occupy a home.
   3. All co-tenants are considered jointly and severally liable to the application and lease and are individually fully responsible for accuracy and compliance with the application and lease.
   4. Any future occupant aged 18 and over, if known at the time of screening, should apply with all current applicants. There is no guarantee a future occupant may be approved.
2. Co-Signers
   1. A co-signer is defined as: a non-resident who agrees to be financially and legally responsible for the terms of the lease and all legal compliance, in addition to the actual occupants.
   2. If the property allows for, and/or you are required to obtain a co-signer, the co-signer will need to complete a co-signer form. A copy of the Co-Signer ID and proof of income are required to verify that they qualify.  We do not obtain background checks on Co-signer’s unless deemed necessary.
   3. When co-signers are an option it will be listed in the specific property’s marketing material.

15. HARASSMENT OF STAFF AND PROPERTY OWNER COMMUNICATION 

1. Harassment of staff or any attempt to contact the property owner directly will result in immediate and automatic denial.
2. Harassment of staff includes but is not limited to actions taken verbally, by text, email, in person, or any other method that are:
   1. Threats, whether physical, legal, or otherwise.
   2. Repeated demands for status updates when a specific response timeframe has already been provided and has not passed.
   3. Expressing in a hostile manner that Trio Property Management Inc. or the property owner will be making a mistake if you are not approved.
   4. Making demands in an attempt to force Trio Property Management Inc. to approve you.
   5. Insulting staff.
   6. Swearing directed towards staff personally.
   7. Any other actions deemed harassment at the discretion of Trio Property Management Inc.
3. Until the lease is signed by all parties, if you engage in any of the above behaviors any previous approval will be revoked. All communications may be monitored and/or recorded for quality assurance, and recordings (if available) will be consulted in making any determination to revoke a previous approval.

16. RENTERS INSURANCE

1. Upon application approval and prior to signing a Rental Agreement, renters insurance is required with a $100,000 minimum unless legal income restrictions apply. Regardless of income restrictions, renters insurance is strongly recommended.
2. Trio Property Management Inc. is required to be listed with the tenant’s insurance company to receive notification of insurance policy termination. (Some insurance companies refer to this as "interested third party".)
3. No insurance will be required if:
   1. The household income of all the tenants in the unit is equal to or less than 50% of the area median income adjusted for family size as measured up to a fire-person family, or
   2. If the dwelling unit has been subsidized with public funds, not including housing choice vouchers.

17. CONDITION OF MOVE-IN  

1. All units/properties/premises are NON-SMOKING. 
2. Upon approval, applicants have 48 hours to either execute a Rental Agreement, including paying marketed rent and deposits, or make a deposit to hold the unit and execute an Agreement to Execute a Rental Agreement with the same required funds. Otherwise the property remains on the market. 
3. Each applicant must provide ID used for screening at the time of lease/Rental Agreement signing.

18. DISCLOSURES

1. A screening and/or credit company may be used and references may be contacted.  Applicant has a right to request additional disclosures provided under Section 606(b) of the Fair Credit Reporting Act and a written summary of your rights pursuant to 609(c) as well as a right to dispute accuracy of information provided by said companies and a complete and accurate disclosure of the nature and scope of the investigation. 
2. It is the responsibility of the applicant to provide the information required on the application. Trio Property Management Inc. reserves the right to deny the application if, after making a good faith effort, information is not verifiable, is negative or unacceptable from any source.  Incomplete or false information is grounds for rejection of this application. Any information on this application that is found later to be false, is grounds for termination of tenancy.       

Trio Property Management Inc. is a fair housing equal opportunity company.