Rental Application & Screening Criteria Thank you for your interest in renting one of my properties. To keep the process fair and transparent, I've outlined my screening criteria and procedures below. I apply these standards consistently to every applicant, in compliance with the Tenant Protection Act, Fair Housing law, and California Assembly Bill 2493 (AB 2493). Included in Rent The following are included at no additional cost to the tenant: Water, sewer, and garbage Pest control Gardener / landscaping PG&E (gas and electric) is the tenant's responsibility. Lease Terms This is a one-year lease. No smoking. No pets. Service animals and emotional support animals are not considered pets. Reasonable accommodation for service animals and emotional support animals will be provided in accordance with applicable Fair Housing law. Showings Showings will be scheduled after an application has been approved. Application Agreement By proceeding with this application, you acknowledge and agree to the terms outlined below. Who Must Apply Each adult (18 or older) or emancipated minor must submit a separate application. A complete application includes: A valid government-issued photo ID Proof of income Three years of rental history or proof of homeownership Any documentation related to housing assistance or rental subsidy If Zillow does not allow you to upload a valid ID with your application, you will need to provide it before signing a lease. First-Come, First-Qualified Processing (AB 2493 Compliant) I process applications strictly in the order they are completed. To be considered complete and eligible for processing, an application must: Contain accurate, truthful, and fully completed information in all required fields Include all required attachments (proof of income, ID, rental history) Have the application fee paid in full Be internally consistent and verifiable Applications that are incomplete, inaccurate, inconsistent, or missing attachments will not be processed and will lose their place in line. Once corrected and complete, the application moves to the back of the line based on its new completion date and time. If your application is in manual review and I need additional information or documentation, you will have 48 hours to provide it once requested. Failure to do so will result in losing your place in line. If you are qualified but not the first qualified applicant, you may either: Request a full refund of your application fee, or Apply your approved application to any of my other available rentals for up to 30 days Because applications and fees are processed through Zillow, any refund must be handled directly with Zillow. Application Fee A non-refundable application fee of $35 per adult is required to process your application. This fee complies with California Civil Code 1950.6 and covers actual costs such as credit checks, verification, and administrative time. If your application is not screened, you will need to contact Zillow for a refund, as I do not control refunds. Qualification Criteria Credit A FICO score of 700 or higher qualifies for automatic approval. Applicants with no score or a score below 700 will be manually reviewed when strong supporting documentation is provided, such as rental subsidy documentation, consistent income, or positive rental history. Items not counted toward automatic denial (though they may still affect the FICO score): Medical collections Student loans Collection accounts under $100 Automatic denial applies to: Open (unresolved) bankruptcies Utility accounts in collections Eviction judgments Non-medical and non-student-loan collection accounts exceeding $100 Applicants whose group average score is below 700 may be automatically denied except applicants receiving rental assistance, who will be sent to manual review. Other non-exempt collections are likewise reviewed manually when the applicant is receiving rental assistance. Income Household income must be at least 3x the monthly rent. Applicants with income between 2x and 3x may be considered with a qualified co-signer or an increased security deposit. Rental assistance subsidies are included in the income calculation. Timelines Approved applicants must sign the lease within 3 calendar days of notification, unless otherwise agreed in writing. If an approved applicant fails to sign, the unit will be offered to the next qualified applicant. Any application deposit may be retained only to cover actual incurred costs, not as a penalty. Renters Insurance Renters insurance is required. Proof of an active policy must be provided before keys or access devices are issued. Access Keys or access devices will be issued only once: All parties have signed the lease documents, All required rents and deposits have been paid in full, Proof of renters insurance has been provided, and Proof of PG&E service in the tenant's name has been provided. Fair Housing Policy I comply with all federal, state, and local Fair Housing laws. I do not discriminate based on race, color, religion, national origin, sex, gender identity, sexual orientation, age, familial status, source of income (including rental subsidies), disability, marital status, or any other protected classification. By submitting your application, you confirm that you have read and agree to the terms of this Application Agreement. Rental Application & Screening Criteria Thank you for your interest in renting one of my properties. To keep the process fair and transparent, I've outlined my screening criteria and procedures below. I apply these standards consistently to every applicant, in compliance with the Tenant Protection Act, Fair Housing law, and California Assembly Bill 2493 (AB 2493). Included in Rent The following are included at no additional cost to the tenant: Water, sewer, and garbage Pest control Gardener / landscaping PG&E (gas and electric) is the tenant's responsibility. Lease Terms This is a one-year lease. No smoking. No pets. Service animals and emotional support animals are not considered pets. Reasonable accommodation for service animals and emotional support animals will be provided in accordance with applicable Fair Housing law. Showings Showings will be scheduled after an application has been approved. Application Agreement By proceeding with this application, you acknowledge and agree to the terms outlined below. Who Must Apply Each adult (18 or older) or emancipated minor must submit a separate application. A complete application includes: A valid government-issued photo ID Proof of income Three years of rental history or proof of homeownership Any documentation related to housing assistance or rental subsidy If Zillow does not allow you to upload a valid ID with your application, you will need to provide it before signing a lease. First-Come, First-Qualified Processing (AB 2493 Compliant) I process applications strictly in the order they are completed. To be considered complete and eligible for processing, an application must: Contain accurate, truthful, and fully completed information in all required fields Include all required attachments (proof of income, ID, rental history) Have the application fee paid in full Be internally consistent and verifiable Applications that are incomplete, inaccurate, inconsistent, or missing attachments will not be processed and will lose their place in line. Once corrected and complete, the application moves to the back of the line based on its new completion date and time. If your application is in manual review and I need additional information or documentation, you will have 48 hours to provide it once requested. Failure to do so will result in losing your place in line. If you are qualified but not the first qualified applicant, you may either: Request a full refund of your application fee, or Apply your approved application to any of my other available rentals for up to 30 days Because applications and fees are processed through Zillow, any refund must be handled directly with Zillow. Application Fee A non-refundable application fee of $35 per adult is required to process your application. This fee complies with California Civil Code 1950.6 and covers actual costs such as credit checks, verification, and administrative time. If your application is not screened, you will need to contact Zillow for a refund, as I do not control refunds. Qualification Criteria Credit A FICO score of 700 or higher qualifies for automatic approval. Applicants with no score or a score below 700 will be manually reviewed when strong supporting documentation is provided, such as rental subsidy documentation, consistent income, or positive rental history. Items not counted toward automatic denial (though they may still affect the FICO score): Medical collections Student loans Collection accounts under $100 Automatic denial applies to: Open (unresolved) bankruptcies Utility accounts in collections Eviction judgments Non-medical and non-student-loan collection accounts exceeding $100 Applicants whose group average score is below 700 may be automatically denied except applicants receiving rental assistance, who will be sent to manual review. Other non-exempt collections are likewise reviewed manually when the applicant is receiving rental assistance. Income Household income must be at least 3x the monthly rent. Applicants with income between 2x and 3x may be considered with a qualified co-signer or an increased security deposit. Rental assistance subsidies are included in the income calculation. Timelines Approved applicants must sign the lease within 3 calendar days of notification, unless otherwise agreed in writing. If an approved applicant fails to sign, the unit will be offered to the next qualified applicant. Any application deposit may be retained only to cover actual incurred costs, not as a penalty. Renters Insurance Renters insurance is required. Proof of an active policy must be provided before keys or access devices are issued. Access Keys or access devices will be issued only once: All parties have signed the lease documents, All required rents and deposits have been paid in full, Proof of renters insurance has been provided, and Proof of PG&E service in the tenant's name has been provided. Fair Housing Policy I comply with all federal, state, and local Fair Housing laws. I do not discriminate based on race, color, religion, national origin, sex, gender identity, sexual orientation, age, familial status, source of income (including rental subsidies), disability, marital status, or any other protected classification. By submitting your application, you confirm that you have read and agree to the terms of this Application Agreement.
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