APPLICANT SCREENING POLICIES
Thank you for selecting Umbrella Properties, Mgmt. We hope we can assist you in finding a rental to
meet your needs. Our screening process is listed below. Please be thorough as incomplete rental
applications may be returned for completion causing a delay in processing. On approval of the
application, a $35 application processing charge must be paid for each person
18 years of age, or older, and any minor living independently. A second security deposit may be
charged for a lack of rental references, income, or verifiable rental history, and/or a cosigner
may be required. The second security deposit is not a last month’s rent. Umbrella Properties’ pet
policies may vary by complex/unit. See the manager regarding allowable pets. Some properties may be
within a 100 year flood plain.
All money and move-in costs are to be paid by money order or certified funds. Please, no cash.
1. Please fill out the application completely. All phone numbers requested must be supplied.
Occupancy is limited to 2 people per bedroom. Anyone over 18 years of age (or minor living
independently) must be listed as an applicant and sign the application and rental agreement, unless
a Personal Care Attendant. A non-refundable reservation deposit may be required on application
approval. The reservation deposit may be applied to the move-in costs on lease initiation.
2. Applicants that have not lived and/or worked within 100 miles for at least 6 months may be
required to pay an additional security deposit and/or obtain a qualified cosigner. This is not the
last month’s rent.
3. Cosigner: A qualified cosigner is one who: A. Fills out the cosigner sheet completely. B. Fills
out an application providing proof of the source, stability and amount of income equal to 3 times
the rent, and C. Is willing to sign the rental agreement and pay the rent if tenants fails to meet
4. Identification Verification: All applicants over 18 years must provide 2 sources of current,
valid, and verifiable pieces of identification. One of these must be a picture ID. Prior to
approval, each applicant’s picture ID must be presented to the manager in person.
5. Demeanor: An applicant’s demeanor (attitude and behavior) during the screening process may be
6. Income: The income shall be 2 ½ times the stated monthly rent. A second security deposit is
charged for any applicant filing Bankruptcy within the last seven years. Verification of source,
stability and amount of income must be provided. An additional security deposit and/or a qualified
cosigner may be required for insufficient or unstable income.
7. References: All landlord and personal references must be accurate and verifiable. Three attempts
will be made to verify your references before going to the next application. A negative reference
may result in application denial. Please supply five years of rental history.
8. Judgments/Collections: The landlord may make a search of court records for each applicant.
Applications may be denied for FED’s, unsatisfied judgments, misdemeanors, or felony convictions.
Applicants may be asked to provide a copy of their police record, obtained at their own cost. A
police report may be required from each city where you have lived. If applications containing the
above problems are approved through satisfactions, applicants may be required to pay an additional
security deposit and/or obtain a qualified cosigner. [ ] < Put an “X” here if you are a “Personal
Care Attendant”. [ ] < Put an X here if you are applying for temporary occupancy (tenant in unit
9. Section 8: Section 8 applicants must provide written verification of participation in a valid
10. Credit Check: A credit check may be run. A factor shall be applied against the number of
accounts and outstanding balances. A debt to income ratio of 50-60 percent may be allowed.
11. Criminal Conviction Criteria: 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
enjoyment of the premises of residents, the landlord or the landlordʼs agent.
er/Agent will not consider a previous arrest that did not result in a Conviction or expunged
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
Owner/Agent along with the application so Owner/Agent can 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.
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. a) Felonies involving: murder, manslaughter,
arson, rape, kidnapping, child sex crimes, or manufacturing or distribution of a controlled
b) 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 or the health, safety or right of peaceful enjoyment of the premises of
the residents, the landlord or the landlordʼs agent, where the date of disposition has occurred in
the last 7 years.
c) 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.
d) 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 landlordʼs agent,
where the date of disposition has occurred in the last 3 years.
e) 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. Criminal Conviction
Review Process. Owner/Agent will engage in an individualized assessment of the applicantʼs, or
other proposed occupantʼs, Convictions if applicant has satisfied all other criteria (the denial
was based solely on one or more Convictions) 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. Supporting documentation may include: i) Letter from
parole or probation office; ii) Letter from caseworker, therapist, counselor, etc.; iii)
Certifications of treatments/rehab programs; iv) Letter from employer, teacher, etc. v)
Certification of trainings completed; vi) Proof of employment; and
vii) Statement of the applicant. Owner/Agent will: (a) 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. (b) Notify applicant of the results
of Owner/Agentʼs review within a rea- sonable time after receipt of all required information. (c)
Hold the unit for which the application was received for a reasonable time under all the
circumstances to complete the review unless prior to receipt of applicantʼs written request (if
made after denial) the unit was committed to another applicant.
Any information provided (verbal or written) that is incomplete, inaccurate, negative,
unverifiable, or falsified may be grounds for the denial of the application or subsequent
termination of tenancy. Applicants may be liable for any loss or damages resulting from false