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TENANT SCREENING PROCEDURES

TMG Protects Your Investment by Placing Quality, Long-Term Tenants

Is Your Tenant Screening Process Comprehensive?

If not, we can help! By thoroughly screening potential tenants, your real estate investment is better protected. At TMG, we have decades of experience in finding and keeping quality, long-term tenants. Our screening process is comprehensive, so you can rest assured that your rental property is in good hands. Our screening criteria is outlined below.

Applications are processed as quickly as possible. The deposit approval decision can be made in 24-48 hours, with an additional 24 hours to be fully approved from the time the funds are placed.

We have developed a point system for determining the risk level of renting to an applicant. The point score determines whether the applicant will be approved and the amount of deposits required.

All adults in the home are required to be on the lease and are subject to screening.

The following situations result in immediate denial of a rental application:

  • A current, non-discharged bankruptcy action
  • Falsified information
  • Eviction less than five years (and not included in a bankruptcy)
  • Housing-related debt
  • A rental reference that would not re-rent for documented reasons
  • Conviction of any crime that requires lifetime registration as a sex offender
  • For single family and small multifamily communities, a credit score of 549 or less

SINGLE FAMILY & SMALL COMMUNITY PROPERTIES

Rental Criteria A (for homes $1800/mo or greater)
Minimum Credit Score: 650 (649 or below is an auto denial)

Rental Criteria B (for home $1799/mo or less)
Minimum Credit Score: 550 (549 or below is an auto denial) 

Under 549=6 points (auto denial)
50-649=3 points
650+=0 points
No score=3 points


MULTIFAMILY PROPERTIES WITH ONSITE MANAGEMENT

No Minimum Credit Score.

Under 500=6 points
500 649=3.5 points
650+=0 points
No score=3.5 points

Income Requirements

All married persons or domestic partners can combine their gross income to meet the requirement of 3 times the monthly rent amount.

Each roommate is required to have gross income of at least 3 times the rent amount. However, if they can provide rental references showing the roommates have lived together for at least 12 months and have paid rent on time, the income requirement will be at 3 times the rent price in gross monthly income for the entire application party.

Applicants at small communities and managed sites may combine their gross income to meet 2.5 to 3 times the rent amount (depending on site requirements).

Income Verification

Applicants are required to provide their most recent paycheck stub within the last 30 days (or more, as necessary). Other income (i.e., retirement income, child or spousal support, self-employment, disability, or Social Security) that is being used to qualify will require 90 days of bank statements showing monthly deposits that meet the 3 times the rent requirement. We may also contact an employer or do a business search if necessary.

Roommate Clause for Multifamily Property with Onsite Management

If one roommate qualifies and another does not (too many points), the primary roommate (who completely qualifies) may lease the property with the non-qualifying roommate listed as a conditional roommate. An additional security deposit equal to one month’s rent will be required, in addition to normal security deposits, with the stipulation that if the qualified roommate moves, the conditional roommate would have to re-qualify on their own, find another qualified roommate, or vacate the property. This does not allow for a roommate that has any of the immediate disqualifications or does not pass the criminal conviction criteria.

If an applicant does not meet the income guidelines, an immediate family member or guardian may be a co-signer if they have a credit score of 700 or higher, 5 times the rent in monthly income, and accrue 0 points on the approval scale. The co-signer must pass the credit, income, and residential history background check. More than one co-signer is acceptable.

Deposits are 25-100% of the monthly rent amount. The amount of deposit required is determined by an applicant's point score. 

SINGLE FAMILY & SMALL COMMUNITY

Additional deposits, when applicable, will be assessed according to each individual’s credit screening report. All resulting deposits will be owed for the entire party, for applications run through the corporate office for a single family or small community property.

Rental Criteria A Sliding Scale
2 or less=Approved with original security deposit & fees.
3=Additional Security Deposit of 25% of one month’s rent.
4=Additional Security Deposit of 50% of one month’s rent.
5=Additional Security Deposit of 100% of one month’s rent.
6 or more=Application is denied.

Rental Criteria B Sliding Scale
2 or less=Approved with original security deposit & fees.
3=Additional Security Deposit of 15% of one month’s rent.
4=Additional Security Deposit of 30% of one month’s rent.
5=Additional Security Deposit of 100% of one month’s rent.
6 or more=Application is denied


MULTIFAMILY PROPERTIES WITH ONSITE LEASING

Additional deposits, when applicable, will be assessed according to the highest risk score of the party for applications run through the onsite leasing office.

Sliding Scale
3.5 or less=Approved with original security deposit & fees.
4-5.5=Additional Security Deposit of $200.
6-6.5=Additional Security Deposit of $400.
7 or more=Application is denied.

Roommates Clause for Properties with Onsite Management

If one roommate qualifies and another does not (too many points), the primary roommate (who completely qualifies) may lease the property with the non-qualifying roommate listed as a conditional roommate. An additional security deposit equal to one month’s rent will be required, in addition to normal security deposits, with the stipulation that if the qualified roommate moves, the conditional roommate would have to re-qualify on their own, find another qualified roommate, or vacate the property. This does not allow for a roommate that has any of the immediate disqualifications or does not pass the criminal conviction criteria.

Additional Deposit for Lack of Rental History

Any instance where a reference (or a combination of multiple references) of at least 12 months cannot be obtained, a deposit equal to one month’s rent will be required in addition to regular security deposits. Negative current or past reference items will incur one point each.

SINGLE FAMILY & SMALL COMMUNITY

Any non-medical, non-education (60 days past due or greater), collections, charge-offs, and/or repossessions in the amount of $500+ would be considered Negative Credit. An established credit score with two positive credit lines is favorable. Negative Credit will result in an Additional Security Deposit with the following guidelines:

  • 5 or more Collection Accounts = 6 points (auto-denial)
  • 4 Collection Accounts=4 points
  • 2-3 Collections Accounts or No Score=3 points
  • 0-1 Collections Accounts=0 points

If bankruptcy is present but discharged or dismissed, +1 point each.

If No Score or more information is needed, full approval may be required to accept your Deposit to Hold.

TMG will check rental or mortgage history for the previous three years. Tenant's name must have been on a legally-binding lease or loan from a non-relative or associated individual for a minimum of 12 months. We reserve the right to consider references that may exceed that time frame.

Any instance where a reference of at least 12 months (or a combination of multiple references) cannot be obtained, a deposit equal to one month’s rent will be required, in addition to regular security deposits. Negative current or past reference items will incur one point each.

Conviction of any crime that is of a nature that would adversely affect the property of the landlord or a tenant or the health, safety, or right of peaceful enjoyment of the premises will be taken into consideration. We will not consider a previous arrest that did not result in a conviction or expunged records.

A single conviction for any of the following will be grounds for denial of the rental application:

  • Felonies involving:
    • Murder
    • Manslaughter
    • Arson
    • Rape
    • Kidnapping
    • Child sex crimes
    • Manufacturing or distribution of a controlled substance
  • Felonies not listed above (in the last seven years) involving:
    • Drug-related crimes
    • Person crimes
    • Sex offenses
    • Financial fraud, including identity theft and forgery
  • Misdemeanors (in the last five years) 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
  • Misdemeanors not listed above (in the last three years) involving:
    • Theft
    • Criminal trespass
    • Criminal mischief
    • Property crimes

We will engage in an individualized assessment of the applicant’s convictions if an applicant has satisfied all other criteria and has submitted supporting documentation before the public records search, or 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:

  • Letter from parole or probation office
  • Letter from a caseworker, therapist, counselor, etc.
  • Certifications of treatments/rehab programs
  • Letter from employer, teacher, etc.
  • Certification of training completed
  • Proof of employment
  • Statement of the applicant

We will consider relevant individualized evidence of mitigating factors, which may include:

  • Facts or circumstances surrounding the criminal conduct
  • 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
  • Evidence of rehabilitation efforts.

We may request additional information and may consider whether there have been multiple convictions as part of this process. We will notify the applicant of the results of our review within a reasonable time after receipt of all required information.

If the property allows pets, the pet must be of a qualified breed and size to be approved. An additional pet security deposit, pet non-refundable fee, and pet rent (typically per pet) may be due. Typically, two pets of up to 35 lbs. full-grown are allowed. 

No property will allow any dog of a perceived vicious breed (or a mixture thereof); e.g.:

  • Akita
  • Pit Bull or American Staffordshire Terrier
  • Bull Terrier
  • Bullmastiff
  • Chow
  • Doberman
  • Rottweiler
  • German shepherd, etc.

Please see our Pet Policy for further information.

Upon move-in, and through the duration of the tenancy, all tenants must provide proof of renters insurance, which includes a minimum of $100,000 legal liability for damage to the landlord’s property, with TMG named as additional insured (Washington) or interested party (Oregon). The tenant may purchase required insurance from an insurance agent of their choice. If proof of renter's insurance is not provided, the household will be enrolled in Landlord Liability Insurance coverage and be charged automatically at the beginning of each month.

For more information, visit our page about Renters Insurance.

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