Residential Qualification Criteria
12 months valid, verifiable rental history
Valid rental history is a written lease or month-to-month agreement.
If rental history is less than 12 months then a last month’s rent -OR- cosigner may be requested. Final recommendation will also be dependant on credit history, income and employment.
At least 4 accounts established for 1 year in good standing
If derogatory credit history (excluding medical & student loan debt) is in excess of $500, but less than $1000, then a last month’s rent -OR- cosigner may be requested. Final recommendation will also be dependant on income, rental & employment history.
6 months with current employer or previous employment in same field of work
Final recommendation will also be dependant on rental & credit history and income
Monthly verifiable income must be equal to at least 3 times the rental amount
If income is less than 3 times the rental amount, but more than 2.5 times the rental amount then a last month’s rent may be requested. If monthly income is less than 2.5 times the rental amount then a qualified cosigner may be requested. Final recommendation will also be dependant on rental, credit & employment history.
Acceptable documentation for verifiable income varies based on the income source. Generally accepted documentation may include 2 consecutive (recent) paystubs, most recent tax returns, W2, Leave & Earnings Statement (LES), Statement of Social Security Benefits, I20 (International Students), etc.
SECTION 8 APPLICANT CRITERIA: All Section 8 applicants are required to meet the same criteria as stated above, with the exception that the applicant only needs to meet income requirements for their portion of the rent. Recommendations will be made following the above set standards.
COSIGNER QUALIFICATION CRITERIA: A cosigner will be APPROVED if all the qualification below is met, if the cosigner does not meet any 1 of the following criteria then the cosigner will not qualify.
1 year of valid and verifiable rental or mortgage history with no late payments
At least 4 accounts in good standing for 1 year with less than $100 in derogatory credit
12 months with current employer or previous employment in same field of work
4 times the rental amount of the unit in verifiable, garnishable income
GROUNDS FOR DENIAL WILL RESULT FROM THE FOLLOWING ON ALL APPLICANTS:
Verified eviction showing on credit report or confirmed with landlord.
Rental collection verified on credit report
Balance owing to landlord
2 or more late payments and/or NSF checks and/or noise complaints within a 12-month rental period.
Derogatory credit history (excluding medical & student loan debt) in excess of $1000
Open (non discharged) bankruptcy.
Unverifiable social security number
Falsification of rental application
Breaking lease agreement that will result in collection filing
Please be advised, a landlord (within the Seattle city limits) is prohibited from requiring disclosure, asking about, rejecting an applicant, or taking adverse action based on any arrest record, conviction record, or criminal history, except sex offender registry information which is the result of an adult criminal conviction – as described in Subsection 14.09.025 A3., 14.09.025 A4., and 14.09.025 A5, and subject to the exclusions and legal requirements in Section 14.09.115.
We do not automatically deny applicants based on sex offender registry that is the result of an adult criminal conviction. Rather, consideration is based on the nature of the offense and time passed since the date of final disposition. Supplemental information can be provided to the landlord by the applicant, or produced on behalf of the applicant, with respect to the applicant’s rehabilitation and/or good conduct. Supplemental information may include, but is not limited to: conviction information; certification of rehabilitation; written or oral statements by the applicant, past or present employer(s), current and prior landlord(s), members of the judiciary or law enforcement, parole officer, member of clergy, counselor or therapists, social workers or similar person(s).
Valid photo identification will be required of all applicants.
Consider this statement as notification that we accept a comprehensive reusable tenant screening report, like MyScreeningReport.com® if it does not include a criminal records search as required by the Seattle Fair Chance Housing ordinance – SMC 14.09.