Thank you for considering a home with Classic.. Please read the following carefully.. as renting is detailed in many ways.
Rental homes are usually worth hundreds of thousands of dollars! Owners are offering their house... as your home!
When you rent, the owner gives you lawful possession of that house, worth so much to them, so it is reasonable that questions are asked and confirmed .
Renting is a contractual obligation for both you and the owner in a ongoing relationship.
Additionally renting is also covered by many laws from the City to the Federal level of government, where most of those details reside.
Many of the points of the application and agreement and the reason the process is detailed, is a result of those laws and of the owners need to make a reasonable and informed choice in who rents their house and to protect their property.
The majority of our homes are single family... owned by great and ordinary folks.. who may have raised the kids there, or the parents lived there.. renting thus is a relationship of trust.
RENTAL CRITERIA & DISCLOSURES:
**USE THE FOLLOWING ITEMS AS A CHECK LIST FOR THE INFORMATION OR ACTIONS NEEDED TO CONSIDER THE APPLICATION. **
Applying to rent, is not a guarantee of being selected or a contract to rent.
The application is a customary way to gather information, similar to a app for a loan; you get the use of something more expensive than what the deposit monies cover.
Applications are offered to all who ask.
Applications are needed for each adult who will live at the property, and any guarantor.
The applications will need to have supporting documents/information & references.
Certainly owners are not obliged to do this work for you, so include all these with your returned application. Without them the app is incomplete.
All the documents asked for that support your application from, previous landlords, banks, employers, income sources, etc. need to be in written form and presented with the app.
Many times such information the references will not give on a phone call, written documents are the best method for many reasons.
We review for compliance, completed applications in the order in which we receive them. Completed applications are dated as they are received.
Blank spaces mean a incomplete application, and thus it will not be considered. Use a separate page if necessary to answer all the questions.
Applications are approved/selected for the first person under the criteria show here and;
Apps that meet the criteria qualifications, passes the screening and conditions set, provides a complete and legible application, pays the screening fee, and includes all pertinent and listed information in original written form, or any additional requested information that is able to be verified and approved, and who’s contacts or references reply and in a favorable manner.
At minimum we may need 4 business days to screen, as Classic is a sole proprietor business.
Additionally, your contacts may not return calls or emails directly or immediately, as noted or at all..so again written documents are best
A introduction letter is a powerful tool as part of your application process, consider one to the owner, and return it with the application.
‘Screening’ has at least 2 parts...
a. as the PM we do many of the functions, and forward or discuss the app with the owners, there are also governmental guidelines.
b. Usually owners also want to review...
Both of these may take some time.. for correspondence to and from all parties, and many live out of state..they of course have their own schedules...
This is done during normal business hours. Your references and the home owners will need time to respond.
Tenant screening or a consumer report may consist of; 1. Credit standing and history.
Public records, which may include (but may not be limited to) judgments, liens, evictions and collection accounts if any city, county, state or federal etc.
Verification, of information, credit ratings, and current obligations.
Screening fee: the application is incomplete without the screening fee.. $ 40.00
Oregon allows a ‘screening fee, under Oregon ORS 90. 295, the fee is supposed to cover the customary costs.. This activity can easily cost more than the fee, in time and screening costs.
The assumption is you will choose a home because you have an interest. How many homes you apply for is up to you.
The information from the ‘public records checks’ or screening services both public and private (credit bureau is one source) is compared to the information you provide on your application.
The ‘screening services’ and ‘credit bureaus’ are not free, they charge the for the information, more detail means more cost.
We cannot verify the app against the public record/report, unless we do the screening first. Currently the costs are more than the fee.
Search of public records & public sources;
The Landlord may conduct a search of public records to determine if the applicant/s have criminal or civil convictions or other matters that may be presented in that information.
Denial of the application may be forthcoming for felonies or misdemeanor convictions including, but not limited to:
6. Intimidation 7. Weapons. 8. Current use of illegal drugs is reason for denial.
9. Conviction for manufacture or sale of controlled substances is reason for denial.
10. Conviction for most felony and misdemeanor crimes are reasons for denial.
Your attitude & behavior will be a consideration at all times.
If it is, in the landlord’s opinion, overly aggressive, confrontational, rude, un-neighborly, crude in action or language, the application may be denied.
In the landlord’s opinion, individuals whose occupancy could constitute a direct threat to the health or safety of others, or result in physical damage to the property may be denied.
Anyone who is a substance abuser, or has been convicted of the illegal manufacture or distribution of a controlled substance or convicted of a felony or other offence may be denied tenancy.
Evictions: Applicants will be screened for previous evictions and is a cause for denial of the application. Exemptions exist.
If you rely on someone else for money or support, you may want to have them be a guarantor.
A guarantor, would need to complete an application in its entirety and they would be obligating themselves to be responsible for all tenants and obligations should tenants default
Identification: photo ID.
You would be asked on the application to provide a social security number, a birth date and a drivers license or state ID photocopy
as all of these are typically used as personal identifiers for public records, screening and credit agencies.
*The combined total gross income of the applicants must be at least 2 ½ times the amount of the monthly rent.
*Income stability is in part based on no more than 2 changes of income in the past 2 years. Your documents should show this.
*You will need to provide ‘proof’ of how you support yourself and will need to be a verifiable source other than yourself, or relatives, those ‘proofs’ are;
1. Copies of your bank statements for the last 2 months.
2. A verifiable letter from your employer on letter head (paper not email) verifying your employment, wages, time on job, and contact person. ( a common practice)
Corresponding deposit should be on your bank statements.
3. If you live with another, or have a guarantor, co-signers, all the contributing tenants/guarantors income is considered. Applications would be needed from each.
Self employed: If you are self employed, you will need to provide:
A. Copies of your bank statements for the last 2 months or longer.
B. Current or the previous year, federal tax return & schedule B or C. This would show your actual income.
Copies of any licenses thru the city, county, state, or federal govt. may also be needed.
Other forms of support or income may be considered with proofs from someone other than yourself or a relative as shown above.
If proofs of income are not included with the application, the application is incomplete it will not be considered.
If you believe you have or may have, negatives or factors in your credit history, this may be of concern to the owner.
You may consider offering additional security deposits as an inducement, or guarantor/cosigner
Discharged & other bankruptcies require copies of documents as proof to confirm your application.
If the applicant is unable to meet the criteria, the landlord may be willing to consider a application with a guarantor.
Chapter 13 or reorganization may also be considered.
Renters insurance: This is a must.
The owners insurance does not cover your belongings or your liability.
Just as you should have insurance on your car, ‘renters insurance’, is a must to rent a home and a proof of coverage will be needed before you can live in the home.
Move in costs: the following costs will need to be paid by cashier’s check only. Monies paid may include, but may not be limited to, the following;
1st month’s rent.
The amount shown in the ad. This would be pro rated if the start date is not on the 1st of the month.
If for your own reasons you are offering a different amount, please make that plain. This is becoming more common as folks move here from different areas/cultures where bargaining is common.
Rent means any payment to be made to the landlord under the rental agreement, periodic or otherwise, in exchange for the right of a tenant and any permitted pet to occupy a dwelling unit to the exclusion of others. “Rent” does not include security deposits, fees or utility or service charges as described in ORS 90.315 (4) and 90.532. Ors 90.100.33
“Security deposit” Usually the same amount as rent. Or more with pets. Exceptions exist.
The amount may be more with pets/animals or for additional liability on your part, or risks the owner may take with a larger deposit.
Security deposit means a refundable payment or deposit however designated, the function of which is to secure the performance of any part of a rental agreement.
“Security deposit” does not include a fee. Ors 90 100. 37
Last month’s rent:
“Last month’s rent deposit” means a type of security deposit, the primary function is the payment of rent for the last month of the tenancy. Ors 90 100 22
Only the agreed people are to live at the property. Guest stays are regulated. The general rule is no more than two people per bedroom in any given home.
Pets are a factor outside the criteria, not covered by HUD
If pets are allowed the ad will say so, and they must be spayed or neutered.
If you have a pet that can bite or scratch or inflict personal injury, you will need to show proof of insurance and proof of shots and breed from a vet, prior to renting.
Many insurance companies have determined that ineligible (dogs they will not insure the owner for) breeds of dog include
Aktas, alaskan malamutes american or staffordshire terriers, bulldogs, Dobermans, chows, German shepherds, pit bulls of any type, Rottweiler, presca canario, Siberian huskies, wolf-hybrids, or any dog that is a mix of any of the listed breeds.
Rental history: A minimum of 2 years rental history is required,
A letter outlining the details, from past landlords for reference, these will be checked, thru a service.
Applicant’s previous rental history is a straightforward indication of tenant’s responsibility in the future.
A lapse in rental history may be cause for denial, unless otherwise determined or verified as to the reason.
Family members are not considered rental references. (living at home) .
Smoking: smoking is not allowed at anytime, anywhere in or on the property by anyone. This is a well documented cause of health risks, the effects impact the home and people.
No Swing sets, trampolines, pools of any type, water beds and fire pits: as they pose a clear liability for the owner.
The following is a required disclosure under Oregon law, the fees you may encounter: this is posted in compliance with ORS. 90 Subject to change.
Fee: means a nonrefundable payment of money. Ors. 90.100.13
Certain noncompliance fees are allowed. Effective jan 2010, sb 771, they are: as outlined on the rental application and below:
 late rent charges; the sum of $50.00 if rent is not received by midnight of the 5th day of the month.
 nsf check, the sum of $30.00 for check fee. See rent addendum.
 mf home.. See statute.
 unless the landlord chooses to charge for damages, breaking a lease, is limited to 1 ½ times rent as the fee. These properties have no lease.
 late payment of utilities paid to the landlord (not to exceed $50)
 failure to clean up pet waste (not to exceed $50)
 failure to clean up garbage from outside the dwelling unit (not to exceed $50)
 parking violations (not to exceed $50)
 improper use of vehicles, on the premises, performing maintenance or working on the vehicle. (not to exceed $50).
Fee; charges: for services requested by the tenant and not required by agreement or law, such as key replacement and lock-out fees, are not prohibited.
Fee; service animals: ors 90. 300. 3 sb 771 2009, eff. 1/2010 landlords may not charge a security or pet deposit for a companion or service animal.
Fee changes; start Jan 2014; sb 91 non-compliance fee restructure
1st non-compliance notice; is a warning only with no fee applied, a record is kept.
2nd non-compliance notice; may include a fee up to $50, and it must be within one-year after the previous warning notice for a same or similar infraction of the rental agreement.
3rd and subsequent non-compliance notice; . May include a fee up to $50 plus 5% of the monthly stated rent.
There are new non-compliance fees for Jan 2014: sb 91
Smoking in/on a non-smoking property.
Lost keys; landlords are now secure to charge the tenant to replace lost keys
Deposit to hold:
Once approved, a immediate deposit to hold will be needed to guarantee the home within 24 hours. This would become part or the security deposit.
Should the applicant fail to complete and not rent the home, the deposit is forfeit
If not received, the application will be closed, next app will be sought.
If, after a good faith effort, an item on your application is unable to be verified, we would contact you and will go to the next completed application.