Rental Criteria & Application Instructions

Thank you for your interest in renting a home that is professionally managed by Advantage Property Management Services. Below you will find the instructions and criteria required when submitting a rental application. It is important that you read the information below prior to submitting an application to understand what is required for renting the property.

If you have further questions, please contact one of our leasing agents at (925) 273-9865 Ext. 2.

• General Application Information

  • Any person seeking occupancy who is 18 years of age or older must submit a rental application.  When submitting an online rental application, Applicants may complete the “Other Applicants and Adult Household Members” section, which allows separate applications to be submitted together. 
  • APMS can only approve complete applications. A complete application includes the online Rental Application form for all persons seeking occupancy who are 18 years of age or older, supporting documents, and the application fee. All Applicants must also submit an Animal Application and acknowledge our animal policies through the third-party screening service at https://apms.petscreening.com, even if the Applicant does not have a pet. If the Applicant receives a Government Rent Subsidy and has requested to provide verifiable alternative evidence when applying, the application will only be processed once we receive the required alternative evidence. 
  • Submitting a rental application does not constitute an offer to rent or commitment of any kind.
  • If an application is approvable, but not the approved one for the desired property, an application may be transferred to another one of APMS’s available properties within 45 days without paying another application fee.  
  • All Applicants must tour the property’s interior before an application will be processed. 
  • Applicants must accept the property in “AS-IS” condition, unless there is a written agreement for modifications. Modification requests must be in writing. Modification requests approved by the property owner will be confirmed in writing. 

• Application Processing and Time Frame

  • Most applications can be processed in 2-3 business days. However, it can take longer. Applicants can help speed up the process by putting their current employer and current and past Landlords on notice that we will contact them.
  • Vacant properties can only be held for up to 14 days. Approved applicants must take possession within 14 days of receiving an Offer to Rent.
  • Negative findings may cause an application to be denied; false documentation or failure to disclose material information is grounds for denial of an application.

• Application Fee

  • A non-refundable application fee is required for each Applicant, without exception. This fee offsets the costs incurred while processing an application. The bank charges a nominal processing fee in addition to APMS’s application fee. 
  • If the Applicant has a pet, a separate application fee will be due to the third-party screening service at https://apms.petscreening.com. There is no additional fee for Applicants with an assistance animal and for Applicants without a pet.

• Security Deposit and Risk Mitigation

  • Security Deposits are calculated using a risk-based model. The security deposit amount ranges unless the property is subject to the AB12 cap. Applications that meet all the Basic Criteria and have no pets will be offered the advertised security deposit. Applications that do not meet the Basic Criteria are considered higher risk. APMS mitigates the increased risk by increasing the security deposit. Applications that do not meet the Basic Criteria, but exceed the Minimum Criteria, may be approved with the higher advertised security deposit, subject to the AB12 cap. 
  • If a pet is accepted, the security deposit will be increased by $500/pet, subject to the AB12 cap. 
  • If an application is approved with a Guarantor, which is not guaranteed, the security deposit will be increased to 2x the monthly rent, subject to the AB12 cap. 
  • If the property is furnished or partially furnished, the security deposit will be increased by an additional 1x the monthly rent, subject to the AB12 cap.
  • Security Deposits for active-duty military cannot exceed 1x the rent. 

• Acceptance/Denial of an Application

  • All Applicants applying together must qualify; denial of one Applicant may result in the denial of all Applicants.
  • Submitting a rental application does not constitute an offer to rent or commitment of any kind. 
  • If an application is accepted, APMS will send the Applicant an “Offer to Rent” by email. Applicants are required to adhere to the timelines outlined in the “Offer to Rent” email.
  • Approved Applicants will be asked to provide the security deposit and the first month’s rent within 24-hours.  Make sure to have sufficient funds available in advance. The security deposit and first month’s rent must be paid through Obligo or cashier’s check.

• Ideal Applicants & How to Make An Application More Attractive

  • Ideal Applicants will have qualifications that exceed the basic criteria, sign a longer-term lease, agree to move in on the advertised available date, have no pets, and no negative rental history. 
  • Applicants can make their applications more attractive by quickly providing the required documents, agreeing to a lease term longer than 12 months, and agreeing to move in on the advertised available date.

• Multiple Applications

  • If we receive multiple applications, we will process all applications for consideration. In such cases, more than one Applicant may be approvable. APMS represents the best interest of the property owner and will accept the most qualified application, which may not necessarily be the first application received or completed.  
  • Applications remain active for 45 days and may be changed to another property we have available for rent.
  • APMS expends time and incurs costs in processing applications. Thus, application fees are non-refundable. If an application is approvable, but not the approved one for the desired property, an application may be transferred to another one of APMS’s available properties within 45 days without paying another application fee. 

• Basic Criteria

  • Priority will be given to an Applicant who meets all these Basic Criteria, is willing to sign a long-term lease, has no pets, and is willing to take possession the date the property is available for move-in.  To be accepted at the lowest advertised Security Deposit, an application must meet ALL the following criteria:
    • Income: Gross household income of 3.5+ times the asking rent.
    • Credit: 700+ credit score, unless Applicant receives a Government Rent Subsidy and has requested to provide verifiable alternative evidence when applying.
    • Rental History: No eviction filings, unpaid balances or late rental payments to past Landlords, substantial damage to previous rental properties, or other lease violations.
  • Applicants who do not meet the Basic Criteria, but exceed the minimum criteria, may be accepted with a higher security deposit, subject to AB12.

• Income Requirements

  • Basic Criteria: Gross household income of 3.5+ times the asking rent.  
  • Minimum Criteria: Gross household income between 2.5x – 3.49x the asking rent will be considered with an increased security deposit, subject to the limitations of AB12. Applications with gross household income below 2.5x the monthly rent will not be considered and should not apply.
  • Income must be legal and verifiable. Examples of income verification include, but are not limited to, pay stubs, employee records, income tax returns, social security documentation, and bank statements.
  • Pursuant to CA Gov. Code 12955(o), the income multiple is based on the amount of rent that will be paid by the Applicant (not the total rent amount) if the Applicant receives a Government Rent Subsidy.

• Credit Requirements

  • Basic Criteria: Each applicant must have a credit score of 700 or higher unless the Applicant receives a Government Rent Subsidy and has requested to provide verifiable alternative evidence when applying instead. 
  • Minimum Criteria: A credit score between 650-699 will be considered with an increased security deposit, subject to the limitations of AB12. Applicants with credit scores below 650 will not be considered and should not apply. 
  • APMS obtains a credit report for all Applicants unless an Applicant receives a Government Rent Subsidy and has requested to provide verifiable alternative evidence when applying instead. APMS does not accept copies of credit reports from Applicants.
  • APMS accepts discharged bankruptcies if the prospective Tenant has re-established good credit.
  • Applicants receiving a Government Rent Subsidy may elect to provide verifiable alternative evidence of Applicant’s reasonable ability to pay rent instead of using a credit report. Applicant must inform APMS at the time a rental application is submitted.  Failure to notify APMS may disqualify Applicant from participation in alternative verification.  All documentation must be provided within 48 hours.  

• Rental History or Property Ownership

  • Basic Criteria: APMS requires at least two (2) years of verifiable rental history and/or homeownership. 
  • Minimum Criteria: APMS will consider applications without verifiable rental history or homeownership with an increased security deposit, subject to the limitations of AB12.
  • No unpaid balances or late rental payments to past Landlords, substantial damage to previous rental properties, or other lease violations.
  • All eviction filings (resulting in a judgment, settlement, or dismissal) are grounds for denial. Applicants with evictions should not apply. 
  • Personal references must be verifiable and unrelated to the Applicant. Negative references may be grounds for denial of an application.

• Animals

  • Each of our properties has its own unique Pet Policy stated in the advertisement.  If you have a pet, please confirm your pets comply the property’s pet policy before scheduling a showing or submitting a rental application. 
  • All Applicants must submit an Animal Application and acknowledge our animal policies through the third-party animal screening service at https://apms.petscreening.com. There is no additional fee for Applicants with an assistance animal or Applicants without a pet.
  • If a pet is allowed, the security deposit amount will increase by $500/pet, subject to the AB12 cap, and a pet administration fee will apply.
  • The following dog breeds are never allowed as pets: Akita, Alaskan Malamute, Boxer, Bull Mastiff, Canary Dog, Chow Chow, Doberman Pinscher, German Shepherd, Husky, Pit Bull, Rottweiler, and Wolf Hybrid. Applicants with these dog breeds as pets should not apply.

WE ARE PLEDGED TO THE LETTER AND SPIRIT OF THE U.S. POLICY FOR THE ACHIEVEMENT OF EQUAL HOUSING OPPORTUNITY THROUGHOUT THE NATION. WE ENCOURAGE AND SUPPORT A PROGRAM IN WHICH THERE ARE NO BARRIERS TO OBTAINING HOUSING BECAUSE OF RACE, COLOR, RELIGION, SEX, HANDICAP, FAMILIAL STATUS, OR NATIONAL ORIGIN.