Rental Criteria

• Each prospective resident 18 years of age or older (including an emancipated minor with proof of legal emancipation) must fully complete and submit an individualized rental application.
• Applications are processed on a first-come, first-qualified, first-served basis. An application is considered “complete” only when all required information and supporting documents—including, but not limited to, government-issued identification, proof of income (such as paystubs or bank statements), and any other documentation specified in the application instructions—have been submitted.
  • Applicants must submit all required documents within 24 hours of submitting the application. If additional documentation is requested, it must be provided within 72 hours of the request. Failure to provide all required or requested documents within these timeframes will result in the application being deemed incomplete, forfeiture of priority for the rental unit, and placement at the end of the application queue. Submission of falsified or fraudulent documents will result in automatic denial of the application.
• Incomplete applications, falsification and/or misrepresentation of any information provided may result in denial of the application.
• Standard application processing time is five (5) business days.
• We do not accept reusable tenant screening reports (RTSR). All applicants—except those with a government rent subsidy when otherwise elected—must complete our standard screening process and credit check as described in these criteria.
• Applicants must be prepared to sign a lease and take possession of the rental unit within 30 days of application approval. Requests for move-in dates beyond 30 days from approval will not be accommodated and may result in the application being denied or moved to the end of the queue.
  • Exception: For applicants utilizing Section 8 or other government rental assistance programs that require third-party inspections or administrative processing, the 30-day move-in requirement may be reasonably extended to accommodate the necessary procedures, provided the applicant promptly supplies all required information and documentation, and cooperates fully with the process. If the applicant fails to respond to requests or causes unnecessary delays, the application may be denied or moved to the end of the queue.Applicants must be prepared to sign a lease and take possession of the rental unit within 30 days of application approval. Requests for move-in dates beyond 30 days from approval will not be accommodated and may result in the application being denied or moved to the end of the queue.

Coastal Oak Property Management does not discriminate on the basis of race, color, religion, sex, familial status, national origin, handicap/disability, marital status, age, ancestry, medical condition, sexual orientation, source of income, gender, gender identity, gender expression, genetic information, citizenship, primary language spoken, immigration status, military/veteran status, any arbitrary characteristic, perception, association, or any other protected class recognized under applicable federal, state and/or local law.

The standard occupancy limit is two (2) persons per bedroom plus one (1) additional person per household (e.g., 3 persons for 1 bedroom, 5 persons for 2 bedrooms, etc.) Households who exceed the standard due to the birth, adoption, placement of a minor child in foster care, or other custodial arrangements shall be permitted to remain in the unit for the duration of the lease term or for a minimum of one (1) year, whichever is longer.

• Income-to-Rent Ratio: The total gross household income must be at least two and a half (2.5) times the monthly rent. For applicants using Section 8, VASH vouchers, or other federal, state, or local housing rent subsidies, the requirement applies to the tenant’s share of the rent (i.e., 2.5 times the portion of rent the tenant pays).
• Sources of Income: All income and employment must be lawful, verifiable, and paid directly to the tenant, to a representative of the tenant, or paid to the landlord on behalf of the tenant. Examples of acceptable proof of income include, but are not limited to:
  • Current and two prior paystubs (covering last two pay periods)
  • Trust accounts, grants and/or loans
  • Alimony/child support
  • Social security, disability, or retirement benefits (pensions, annuities, etc.)
  • Public assistance programs (e.g., Section 8, VASH, or other federal, state or local public rental assistance or housing subsidies)
  • Bank statements reflecting consistent funds availability
  • Unemployment or worker’s compensation benefits
  • Any other written proof of lawful, verifiable income (meaning income that is sanctioned by law, or not forbidden by law, and reasonably able to be checked or demonstrated to be true or accurate)
• In the event an applicant fails to meet income requirements, a qualified guarantor or co-signor who meets the Guarantor / Co-Signer Policy as expressed below may be utilized by the applicant for further consideration (conditional acceptance).

• Credit reports will be obtained for each applicant unless the applicant has a government rent subsidy (e.g., Section 8 or VASH) and expressly chooses to provide alternative verifiable evidence of ability to pay their share of the rent, including, but not limited to, bank statements, pay records, government benefit payments, and verification of any other sources of income to demonstrate the ability to pay the rent each month, as governed by SB 267.
  • If choosing to provide alternative documentation, it must be submitted within five (5) days of the application date. Failure to do so may result in application denial.
• If a credit report is obtained and used by the housing provider, the following guidelines apply:
  • All accounts must be in good standing.
  • No more than two (2) accounts may be in collections. Three or more accounts in collections will result in application denial.
  • No open bankruptcies. Any bankruptcy within the last seven (7) years must be discharged.
  • A minimum credit score of 650 is required for each adult applicant. In the case of multiple applicants, all adults intending to reside in the unit are expected to meet the minimum credit score requirement.
  • No housing-related judgments in favor of a landlord in the last seven (7) years.
  • Medical debts and COVID-19 rental debt are explicitly excluded from credit calculations.
  • Debts discharged in bankruptcy are not counted, provided the bankruptcy discharge date was at least 24 months ago and no new negative credit has been reported since discharge.
  • Foreclosures will not disqualify an applicant, provided they meet all other criteria.
• Conditional Approval: If one or more adult applicants do not meet the minimum credit score, or if an applicant has a bankruptcy, repossession, or foreclosure noted on their credit report, the application may still be considered with additional conditions. These conditions may include, but are not limited to, payment of a security deposit up to the maximum amount permitted by California law (currently one month’s rent), and/or the provision of a qualified guarantor (co-signer) who meets all standard screening criteria. All outstanding balances to other apartment communities or utility companies must be settled before application approval.

• Rental history will be verified through Rentvine's screening system, which will contact previous landlords to confirm the following:
  • Was applicant served any notices for non-payment of rent? (If so, how many, when?)
  • How many returned NSF checks?
  • Does applicant owe you any money? (Amount? Judgment/Non-Judgment?)
  • Was applicant served any notices for lease/rules violations? (If so, what type, how many, when?)
  • If the applicant had a pet, were there any violations of your pet rules/policies? (If so, what type, how many, when?)
  • Was applicant evicted or asked to leave for cause? (If so, what was the cause?)
  • Did applicant leave the property in good condition?
• Applicants must provide at least three (3) years of positive, verifiable rental history from a landlord or property management company.
• An applicant may have no more than three (3) notices to comply with lease/rental contract in the last 24 months.
• Applicants must be current on all debts owed to previous landlords and in compliance with all lease terms.
• No eviction history within the last seven (7) years.
• One late payment and/or one returned check within the last 12 months is generally acceptable.
• Applicants With Less Than Three (3) Years of Rental History:
  • A qualified guarantor may be obtained and/or a 6-month fixed-term lease may be offered in place of a standard lease to allow for an evaluation period before committing to a long-term rental agreement.
  • Applicants who do not have a lease history must provide proof of verifiable monthly rental payments.
• An applicant may be denied if:
  • They were the perpetrator of a documented violence or a domestic violence incident.
  • They have threatened or harassed a previous landlord, property staff, or neighboring residents.
  • They have caused multiple documented disturbances that resulted in police involvement or official lease violations.

• Guarantors must submit a separate rental application and pay the applicable application fee.
• Guarantors will be subject to the same background and credit checks as the primary applicant.
• Must have a verifiable gross monthly income of at least five (5) times the monthly rent.
• Must have a minimum credit score of 700 and all credit accounts must be in good standing (i.e., no late payments, charge-offs, or delinquent/collections accounts).
• No bankruptcies in the past seven (7) years.
• Approved guarantors must sign a legally binding Guaranty Agreement, holding them responsible for all financial obligations under the lease.

• Rentvine will verify the applicant’s identity by comparing the application information with the government-issued photo ID for identity validation purposes only. If an applicant is approved and a lease is presented for signature, the government-issued photo ID will be retained for key release and tenancy verification. If the applicant is not approved or does not sign a lease, the ID will be promptly discarded.
• A government-issued photo ID is required for self-guided showings for security purposes. One ID per person aged 18 or older is required. All IDs provided for showings will be verified for identity purposes only and will not be retained after the showing.
• Social Security Numbers (SSN) are requested.

We conduct comprehensive background checks that include criminal history searches. Applicants with a felony conviction against person or property, or any applicant with a felony conviction for the sale or manufacture of a controlled substance, may be denied. Prior to denial of any applicant based on criminal background, we will conduct an individualized assessment of each applicant to determine whether the applicant poses a current direct threat to resident safety or property.

• Accepted Pets and Restrictions
  • Allowed Pets: Cats and dogs only.
  • Maximum Pets: Two (2) per unit.
  • Restricted Breeds: Akita, Alaskan Malamute, American Wolf Dog, American Staffordshire Terrier, Chow Chow, Doberman Pinscher, German Shepherd, Pit Bull, Pit Mix, Presa Canario, Rottweiler, Shar-Pei, Staffordshire Bull Terrier, Wolf, Wolf Dog Mix.
  • Bite History: Pets with a documented bite incident will not be accepted.
• Screening Requirements and Pet Fees
  • All animals must be screened through PetScreening.com before approval.
  • The annual Pet Application Fee is $30 per pet, excluding assistance animals. The PetScreening.com profile fee is paid directly to PetScreening.com and is non-refundable, regardless of the outcome of your rental application. This profile may be used for other rental applications that require PetScreening.com.
  • PetScreening.com assigns a FIDO Score, which determines pet rent. Rent amounts are displayed within the PetScreening platform.
  • Please visit https://coastaloakpm.petscreening.com to complete your pet screening.
• Assistance Animals: Request for Reasonable Accommodation
  • Requests for reasonable accommodation for assistance animals must be submitted and verified through PetScreening.com (https://coastaloakpm.petscreening.com).
  • Authorized Assistance Animals are exempt from pet rent and fees.
  • If PetScreening.com is unable to verify the need for an assistance animal (for example, if the applicant does not provide sufficient written verification as mandated by relevant fair housing laws), the animal will be considered a pet and subject to all standard pet policies, including pet rent and fees.
  • All determinations regarding assistance animal status will be based on the outcome of the PetScreening.com review.
• Approval
  • Authorized Animals and Pets require the resident to sign the “Animal Terms and Conditions,” which binds to the lease agreement.

• Required for all tenants (regardless of pet ownership).
• Minimum coverage: $100,000 liability with a $0 deductible.
• Pet coverage must be included in the policy.

• No smoking allowed on any properties.

• Lease Signing: Upon approval, the lease will be sent to the applicant and must be signed within 24 hours. If the lease is not signed within this timeframe, the application will be cancelled and we will move on to the next applicant.
• Move-in Funds: After approval and lease signing, the full security deposit and first month’s rent must be received within 3 business days, paid via online payment or cashier’s check. No payment arrangements will be accepted.
• Security Deposit Requirement: All security deposit amounts must be received in full before keys will be delivered on move-in day. No payment arrangements may be made.
• Move-in Date: The move-in date will be scheduled at least 6 business days after lease signing. 3 business days for tenants to submit move-in funds, and 3 business days for bank clearance.