FAQ
Frequently Asked Questions
Quick answers to common questions about availability, applications, screening, move-in costs, rent payments, and maintenance. We follow fair, consistent screening practices in accordance with Oregon Fair Housing requirements.
Property Availability
How can I find available properties?
Visit our Listings page for current availability. Each listing typically includes rent, deposit info, photos (when available), and basic qualification notes.
Tip: Availability changes quickly—if you’re interested, schedule a tour as soon as possible.
How often are listings updated?
We update listings as units become available and as statuses change (showings, applications, and approvals). If you see a unit that fits your needs, we recommend moving forward promptly after touring.
Do I need to tour the unit before applying?
In most cases, yes—applicants (or a representative) must complete an interior tour prior to submitting an application. This helps ensure you’ve seen the unit and can confirm it meets your needs.
Can I request a holding deposit or reserve a unit?
Generally, we do not “hold” units without completing the application and screening process. If a unit allows a hold or reservation, it will be stated in the listing or discussed during the showing.
Can you notify me if a specific property becomes available?
Yes—send us the address (or listing link) and your preferred contact method. We’ll do our best to notify you if it becomes available again, but please note that availability can change quickly and notifications are not guaranteed.
What if I see a listing but can’t find the application link?
Some listings may require a tour to be completed before the application link is provided. If you’ve toured and still don’t see the application option, contact us with the property address so we can assist.
Application Process
How do I apply for a rental?
Start by viewing the property and completing an interior tour. After the tour, submit a completed application for each adult applicant (18+) through our online application process (or as directed in the listing).
Does every adult need to apply?
Yes. Each person 18 years of age or older who will live in the home must submit a separate application and meet screening criteria.
Is there an application / screening fee?
Yes. A non-refundable screening fee is required per applicant (18+). The exact amount is listed on the application and/or in our screening guidelines.
What documents should I have ready?
Be prepared to provide government-issued photo ID, proof of income/employment (or qualified income sources), and contact information for your rental history. Additional documentation may be requested depending on your situation.
How long does the application process take?
Applications are typically processed in the order received once they are complete. Screening and verification may take up to five (5) business days, depending on how quickly third parties respond.
Incomplete applications can’t be processed—double check all fields and uploads before submitting.
What happens if my application is incomplete?
Incomplete applications are not reviewed. If information is missing or can’t be verified, we may request additional details. If required information isn’t provided in a reasonable timeframe, the application may be denied or withdrawn.
Can I apply for more than one property?
Yes, but availability may change quickly. If you apply for a specific unit, your application is considered for that unit unless otherwise stated. If you’d like to be considered for another unit, contact us to confirm next steps.
How will I be notified of a decision?
We’ll contact you using the information provided on your application (typically email and/or phone). Please ensure your contact details are accurate and check your spam/junk folder.
If I’m approved, what are the next steps?
If approved, we’ll provide lease signing instructions, move-in requirements, and payment details for deposits and first month’s rent. Your move-in date will be confirmed once all required steps are completed.
What if I’m denied?
If your application is denied based on screening results, we will provide an adverse action notice when required and explain how to request additional information or dispute inaccuracies with the reporting agency (if applicable).
Screening Guidelines
Where can I review your full screening criteria?
You can review our detailed criteria on the Application Screening Guidelines page. It explains requirements for rental history, income, credit, criminal history, fees, and screening disclosures.
Do you follow Oregon Fair Housing laws?
Yes. We are committed to fair, consistent screening practices and follow applicable Oregon Fair Housing requirements. All applicants are evaluated using the same published criteria.
In what order are applications processed?
Completed applications are processed in the order received. “Completed” means all required fields, documents, and the screening fee have been submitted and information can be verified.
How long does screening take?
Screening and verification may take up to five (5) business days after a complete application is received. Timing depends on third-party responses from employers, landlords, and screening providers.
Fastest approvals happen when applicants provide accurate contact info and respond quickly to verification requests.
What does the screening report typically include?
Screening may include items such as identity verification, rental history, credit-related information, and public records (when applicable), consistent with our disclosure and Oregon requirements.
Can I submit additional information or an explanation?
In certain situations, yes. If you have circumstances you’d like considered, you may submit a written explanation and supporting documentation. All information must be accurate and verifiable.
What if something on my screening report is inaccurate?
If your decision involved information from a screening provider, you will receive instructions on how to contact that provider to dispute inaccuracies. We encourage you to dispute errors promptly so they can be corrected.
Do you accept co-signers or guarantors?
Co-signers/guarantors are not accepted for all properties. If a listing allows a guarantor, it will be stated in the listing or discussed during the screening process. Any approved guarantor must complete required documentation and screening.
Can an application be denied for false or missing information?
Yes. Providing false information, omitting required details, or failing to provide verifiable documentation can result in denial or termination of the application process.
Is the screening fee refundable?
Screening fees are generally non-refundable once screening has been initiated. Please review the screening fee disclosure on the application and our guidelines before submitting.
Rental History
How much rental history is required?
Applicants are typically required to provide up to five (5) years of verifiable rental history from unbiased third-party sources. Complete contact information for prior landlords is required.
What if I do not have five years of rental history?
If you have less rental history, we will review the information available. Additional documentation or alternative housing history may be requested, depending on the property and circumstances.
What counts as verifiable rental history?
Verifiable rental history includes prior residences confirmed by licensed property managers or private landlords who can be independently contacted and provide accurate payment and tenancy records.
Do you contact previous landlords?
Yes. We contact current and previous landlords to verify payment history, lease compliance, and overall tenancy. Delays in landlord responses may extend screening time.
Are evictions considered?
Yes. Evictions within the past five (5) years may impact eligibility. Certain exceptions may apply, such as dismissals or qualifying protected-period cases, consistent with Oregon regulations.
What if I previously lived with family or roommates?
Living with family or roommates may be considered, but it does not always qualify as standard rental history. Additional documentation or references may be requested to support the application.
Does late rent affect approval?
Yes. A pattern of late payments, unpaid balances, or lease violations may negatively affect screening results. Each application is reviewed based on overall rental history and consistency.
What if my landlord refuses to respond?
If a landlord cannot be reached or does not respond, we may request alternate documentation. In some cases, inability to verify rental history may delay or impact application approval.
Can I submit explanations for past rental issues?
Yes. Applicants may submit written explanations and supporting documents for past rental concerns. All explanations must be truthful and verifiable.
Income & Employment
What income is required to qualify?
Income requirements vary by property. In general, household income must meet the minimum rent-to-income standard stated in the listing or our screening guidelines. We review gross monthly income and the ability to maintain stable payments.
What types of income do you accept?
We consider verifiable income sources such as employment wages, self-employment, retirement, disability, Social Security, and other lawful sources. All income must be documented and verifiable.
How do you verify employment?
We may verify employment through employer contact, pay stubs, offer letters, or other documentation. Please ensure your employer contact information is accurate to avoid delays.
How many pay stubs or months of proof do you need?
Typically, we request recent documentation (such as the most recent pay stubs and/or bank statements). The exact amount depends on your situation and the property requirements.
How do you verify self-employment income?
Self-employment income may be verified using items such as bank statements, tax returns, 1099s, and/or a profit-and-loss summary. We may request multiple months of records to confirm stability.
Tip: Provide clear, consistent documentation showing deposits and business activity to speed up verification.
Can I use a job offer letter to qualify?
In some cases, yes—especially for applicants relocating or starting a new position. The offer typically must include start date, pay rate, and employer contact info. Additional documentation may be required.
Do you combine income from multiple applicants?
Yes. Household income may be combined from all adult applicants who will sign the lease, as long as each income source is verifiable and meets any property-specific requirements.
What if I have irregular or seasonal income?
Irregular or seasonal income can be considered, but we may request additional documentation (such as longer history of deposits or tax records) to verify consistency and ability to pay rent throughout the lease term.
Do you accept housing assistance or subsidies as income?
Yes, when applicable. Subsidies may be accepted if the program requirements are met and documentation can be verified. See our Section 8 & Subsidies section for more details.
Credit History
Do you require a minimum credit score?
Credit is reviewed as one part of the overall screening process. Some properties may have score-related standards, but decisions are typically based on the full credit profile (payment history, delinquencies, collections, and overall stability), not a single number.
What credit issues may affect approval?
Significant or recent late payments, collections, charge-offs, judgments, or patterns of unpaid obligations may impact eligibility—especially when related to housing or utilities.
Do medical collections affect my application?
Medical debt may be considered differently than other types of debt. We focus primarily on overall payment patterns and housing-related obligations. Each application is reviewed consistently using published criteria.
Will a bankruptcy automatically disqualify me?
Not necessarily. We consider the type of bankruptcy, discharge status, time since filing, and recent payment behavior. Additional documentation may be requested.
What if I have little or no credit history?
Limited credit history may be acceptable for some properties. We may request additional documentation such as proof of consistent income, positive rental history, and/or other verification to support the application.
Can I submit an explanation for negative credit items?
Yes. You may provide a brief written explanation and supporting documentation. All information must be truthful and verifiable, and will be reviewed using consistent screening standards.
Tip: Include dates, context, and proof of resolution (paid receipts, settlement letters, or payment plans) if available.
Do you consider past-due utility accounts?
Yes. Unpaid or past-due utility accounts may affect approval, especially if they suggest a pattern of nonpayment. We evaluate the full screening report and any supporting documentation.
What if my credit report has an error?
If a decision involved information from a screening provider, you will receive instructions on how to contact that provider to dispute inaccuracies. We encourage applicants to dispute errors promptly so corrections can be made.
Criminal History
Do you consider criminal history during screening?
When permitted by law, we may review criminal history as part of the screening process. Any review is handled consistently and with a focus on safety and property-related risk.
Will a criminal record automatically disqualify me?
Not automatically. Where allowed, decisions are made on a case-by-case basis and may consider factors such as the nature of the offense, how long ago it occurred, and whether it’s relevant to resident/community safety.
How far back do you check criminal history?
Lookback periods can vary depending on what is legally permissible and what a screening provider reports. We focus on relevant, allowable information and apply the same standards across applicants.
Can I provide an explanation or supporting documents?
Yes. If applicable, you may submit a written explanation and any supporting documentation (for example: proof of completion of programs, court records showing disposition, or other relevant documents). We review additional information consistently.
Tip: Include dates and official paperwork when possible to avoid delays.
What if my record is expunged or sealed?
If your record has been expunged or sealed, you may provide documentation showing that status. Screening results can vary by data source, so supporting documents help us verify accuracy.
What happens if the screening report contains inaccurate information?
If a decision involved information from a screening provider, you will receive instructions on how to contact that provider to dispute inaccuracies. We encourage you to dispute errors promptly so they can be corrected.
Is your process fair and non-discriminatory?
Yes. We follow fair, consistent screening practices and apply the same criteria to all applicants in accordance with applicable Oregon and federal Fair Housing requirements.
Section 8 & Subsidies
Do you accept Section 8 vouchers?
We work with approved subsidy programs when applicable and when the unit and program requirements align. Participation and availability may vary by property.
What other subsidy programs do you accept?
Program acceptance depends on the property, owner participation, and program rules. Contact us with the program name and the property you’re interested in so we can confirm next steps.
Do I still need to meet screening requirements if I have a voucher?
Yes. All applicants must meet screening standards. We verify identity, rental history, and the ability to pay the tenant portion (if any), along with any program-required documentation.
What documents should I provide for a subsidy application?
Typically we request your voucher/award letter, current program paperwork (such as an RFTA packet if applicable), and caseworker contact information. Additional documents may be required by the program or property.
Does the unit have to pass an inspection?
Many subsidy programs require an inspection before move-in or before payments begin. Inspection timelines are controlled by the program and can impact move-in scheduling.
Tip: If you’re on a voucher timeline, share your program deadlines early so we can plan the process better.
Can I move in before the subsidy is approved?
Usually, move-in timing depends on program approval and any required inspections. If early move-in is possible for a specific unit, it will be discussed in writing and must follow program rules and lease terms.
What if my voucher has a deadline?
Tell us your deadline as soon as possible. We’ll make a reasonable effort to coordinate the steps required, but final timing can depend on program processing and inspections.
Move-In Fees & Deposits
What move-in costs should I expect?
Move-in costs typically include the security deposit and first month’s rent. Depending on the move-in date, you may also owe prorated rent. Any unit-specific fees will be disclosed in the listing and/or lease.
Is the security deposit refundable?
Deposits are generally refundable subject to the lease terms and lawful deductions (for example: unpaid rent, cleaning beyond what’s required, or damage beyond normal wear and tear).
Are there non-refundable fees?
Some properties may include non-refundable fees (for example: certain administrative fees or approved pet-related fees, when applicable). If a fee is non-refundable, it will be clearly disclosed in writing.
When is the deposit due?
Deposit timing depends on the unit and approval timeline. In many cases, deposits are due shortly after approval to secure the move-in process and prepare lease documents.
Can I pay the deposit in installments?
Installment options depend on the property and owner requirements. If deposit installments are available, it will be provided in writing as part of the move-in agreement.
Do you charge pet deposits or pet fees?
If the property allows pets, additional deposits and/or fees may apply. Pet terms vary by property and are disclosed in the listing and lease. Service and assistance animals are handled according to applicable Fair Housing requirements.
What can cause deductions from my deposit at move-out?
Deductions may include unpaid rent or fees, cleaning required by the lease, missing items (keys/remotes), or damage beyond normal wear and tear. You’ll receive an itemized accounting as required.
Tip: Take move-in photos and complete any move-in condition form promptly so the unit condition is documented.
Rent Payment
When is rent due?
Rent due dates are defined in your lease. Most leases require rent to be paid on a specific date each month. Please refer to your lease for the exact due date and any grace period (if applicable).
How do I pay rent?
Most tenants pay through the Tenant Portal. If your lease allows other payment methods, those instructions will be provided at move-in or in writing by our office.
Can I set up autopay?
If your Tenant Portal supports autopay, you can enable it in your portal payment settings. Autopay is the tenant’s responsibility to manage, so please confirm it is active and funded before the due date.
What happens if my payment is late?
Late payments may result in fees as allowed by your lease and applicable rules. Consistently late payments may also impact rental references and tenancy status.
If you anticipate a delay, contact us as early as possible so we can explain your options (if any) under the lease.
Are partial payments accepted?
Partial payment acceptance depends on the lease terms and the status of the account. If you are unable to pay in full, contact our office immediately to understand what may be permitted.
What if my payment is returned (NSF)?
Returned payments may incur NSF/returned payment fees as outlined in the lease. A replacement payment (often certified funds) may be required depending on the situation.
Can I pay with different payment methods each month?
In most cases, yes—if those methods are supported by your Tenant Portal or approved by our office. Any restrictions will be stated in writing or in your lease.
How do I get a receipt or payment history?
Payment history and receipts are typically available in the Tenant Portal. If you cannot access your portal, contact our office and we can help you locate your records.
Maintenance & Repairs
How do I submit a maintenance request?
Submit requests through the Tenant Portal whenever possible. Include clear details (what’s happening, where, when it started) and upload photos if you can—this helps us assign the right vendor faster.
What is considered an emergency?
Emergencies are issues that threaten safety or could cause significant property damage. Examples include active water leaks, sewage backup, electrical hazards, no heat in unsafe conditions, or a broken exterior door that won’t secure.
If you believe it’s an emergency, contact us immediately using the emergency instructions provided in your lease.
How quickly are repairs handled?
We prioritize requests by urgency. Emergencies are addressed first, then urgent issues, then routine repairs. Timing can depend on vendor availability, parts, weather, and access to the unit.
Do I have to be home for maintenance visits?
Not always. Many repairs can be completed with authorized entry after proper notice (as allowed by the lease and applicable rules). If your presence is required, we’ll coordinate a window with you.
Will I be charged for repairs?
Generally, normal wear-and-tear repairs are not charged to the tenant. However, tenants may be responsible for damage caused by misuse, neglect, unauthorized alterations, or tenant/guest actions, consistent with the lease.
Can I hire my own contractor?
No. Tenants may not hire vendors or make repairs without prior written approval. Unauthorized repairs or alterations can create liability and may result in charges.
What if a maintenance issue causes damage to my belongings?
Tenants are encouraged to carry renters insurance for personal property protection. If an incident occurs, report it immediately and document the issue with photos. We will review the situation based on the facts and the lease terms.
How do I follow up on an open request?
Check the status in the Tenant Portal first. If you need an update, reply within the portal thread (preferred) or contact our office with your request number and property address.
Lease End & Move-Out
How much notice is required to move out?
Notice requirements are outlined in your lease. Most leases require written notice a specific number of days before the lease end or intended move-out date. Please review your lease carefully to avoid additional charges.
How do I submit my notice to vacate?
Notices must be submitted in writing, typically through the Tenant Portal or by the method specified in your lease. Verbal notice is not sufficient.
Can I move out before my lease ends?
Early termination options, fees, and responsibilities are defined in your lease. Contact our office to review your specific terms before making plans.
What condition should the unit be left in?
The unit should be returned in a clean, move-in ready condition, excluding normal wear and tear. This typically includes cleaning appliances, floors, bathrooms, and removing all personal belongings.
Tip: Follow the move-out checklist (if provided) to help avoid cleaning charges.
Do I need to attend a move-out inspection?
Inspection procedures vary by property. Some tenants may request a pre-move-out walkthrough, while others will receive an inspection after the unit is vacated. Instructions will be provided when your notice is received.
When will I receive my deposit refund?
Deposit accounting and refunds are handled within the timeframe required by law after move-out and receipt of keys, provided a forwarding address is supplied.
What can result in deposit deductions?
Deductions may include unpaid rent or fees, cleaning beyond normal standards, missing items (keys/remotes), or damage beyond normal wear and tear. You will receive an itemized statement explaining any deductions.
What if I leave items behind?
Personal property left behind is handled according to lease terms and applicable rules. Storage, disposal, and retrieval options (if any) may result in additional charges.
How do I provide my forwarding address?
Provide your forwarding address in writing through the Tenant Portal or as instructed at move-out. This ensures deposit accounting and any final correspondence are sent correctly.
Complaints & Dispute Resolution
How do I submit a complaint or concern?
The best way to submit a concern is in writing through the Tenant Portal or by contacting our office using the contact information provided in your lease. Written communication helps us track and respond accurately.
What types of issues should be reported as complaints?
Complaints may include unresolved maintenance concerns, billing questions, lease-related disputes, or issues affecting your tenancy. Emergencies should always be reported using emergency procedures, not standard complaints.
How are complaints reviewed?
Complaints are reviewed objectively and in the order received. We may gather information from relevant parties (such as maintenance records, lease terms, or vendors) to fully understand the issue before responding.
How long does it take to receive a response?
Response times vary depending on the nature of the concern. We aim to acknowledge complaints promptly and provide updates as information becomes available.
Providing clear details and documentation helps us resolve issues more efficiently.
What if I disagree with a decision?
If you disagree with a decision, you may submit a written request for review with additional information or documentation. We will review the matter using the lease terms and applicable policies.
Can disputes be resolved without legal action?
Many concerns can be resolved through clear communication and documentation. We encourage tenants to work with us directly to reach a reasonable resolution whenever possible.
Does submitting a complaint affect my tenancy?
No. Tenants have the right to raise concerns. Complaints are handled professionally and without retaliation, in accordance with applicable rules and lease terms.
What if I need to escalate an unresolved issue?
If an issue remains unresolved after initial review, follow the escalation steps outlined in your lease or request guidance from our office on next steps.
Still Have Questions?
Contact our team and we’ll be glad to help.