1. Favorable Credit with Positive and Consistent Payment History***

2. Low Debt, No Bankruptcies, No Judgements or Collections

3. Verifiable and Consistent household (Aggregate Income of all Occupants) net income (After Taxes) that is 3 times the rent amount***

4. Clean Rental History [No: Eviction(s), Lease Violation(s), or Past-Due/Late/Non-Payment(s)]

5. Clean Criminal Background (No Convictions)

6. Meets Landlord Occupancy Standards (See Listing for details)

7. Preference to those applicants that can meet Move-In Date requirements (See Listing for details) 

8. Minimum Lease term is 9 Months and preference is 3 years. Rental Rate / Annual Increase Rate(s) may vary based on Length of Lease (See listing for details)

***For Federal, State, or Local Public Assistance recipients (Section 8 or similar): You must meet all qualification listed above with an exception to the following:

•  Favorable Credit History. In compliance with Senate Bill 267 (SB267), we are hereby explicitly/specifically offering the applicant the option, at the applicant’s discretion, of providing lawful, verifiable alternative evidence of the applicant’s reasonable ability to pay the portion of the rent to be paid by the tenant, including, but not limited to, government benefit payments, pay records, and bank statements. If the applicant elects to provide lawful, verifiable alternative evidence of the applicant’s reasonable ability to pay pursuant to clause (i) of SB267, we shall: 

  • (I) Provide the applicant reasonable time to respond with that alternative evidence. In consideration of other applicants. We believe 72 hours from the time the applicant completes the On-line Application is reasonable to provide the alternative evidence. The alternative evidence the applicant provides must be complete in its contents, include all occupants, and be provided without demand. BEWARE, failure to provide lawful, verifiable alternative evidence within the allotted time may result in rejection of your application. 

  • (II) Reasonably consider that alternative evidence in lieu of the person’s credit history in determining whether to offer the rental accommodation to the applicant. Testing for applicant’s reasonable ability to pay the portion of the rent by being able to see a clear trend of Positive and Consistent Payment History. The lawful, verifiable alternative evidence provided by the Applicant must provide enough history and explicitly designate (Must point-out Clearly/definitively without extra work/effort from our staff and/or highlight areas of the alternative evidence) to accomplish the demonstration of a clear trend of Positive and Consistent Payment History. 

• Partial exception to income: You must demonstrate verifiable and consistent household net income (After Taxes) that is 3 times the rent amount net of the Voucher Amount. [Example: if the Rent is $3,500 and you have Section 8 voucher that pays $3,000/Monthly. You must demonstrate verifiable and consistent household net income (After Taxes) that is 3 times $500 ($3,500 Rent - $3,000 Voucher). So in this case, $1,500 (3 x $500) in Monthly income.]

Application Charge is a non-refundable fee of $30/adult*. Please remember that your Application(s) will not be processed unless Application Fee(s) are fully paid. Application Fee Payment Options:

• Pay Cash at the next open house,

• Zelle us at: Leasing@tobarealtors.com; Name: Toba Realtors

• Venmo: @Toba-Realtors. Last 4 Digits of Phone number is 9745. (Note: DO NOT identify your Application Fee as goods and services. Otherwise we will be charged a seller transaction fee. Which will be charged-back to you.) 

*Note: Please ensure that your credit reports are unlocked on all three Credit Bureaus. Your application may be rejected or subject to additional application fees if we have to run your credit a second time. If your employer uses the Work Number for Employer Verification. You may be subject to an additional application fee of $65.

Once you have paid the Application Fee(s), and completed Application(s) for all adults in your household and any Co-Signer(s). We will commence the Tenant Screening Process which may take between 5 to 10 Business days. We usually have a large pool of Applicants for our Properties. Your responsiveness to our requests/Questions is a key factor in keeping your Application competitive.  During this time we will perform the following Tenant Screening tasks:

STAGE 1

1. We will perform a Credit, Background, and Social Media (if available) screening on all Adults (18+).

2. We will contact your Employer to perform an Income Verification. If we do not receive a timely response, we may ask you to assist in expediting a response from your Employer. 

3. We will contact your Current and Past Landlords to perform a Tenancy Verification. If we do not receive a timely response, we may ask you to assist in expediting a response from your Landlord(s). 

4. We will contact your references to perform a Reference Verification. If we do not receive a timely response, we may ask you to assist in expediting a response from your Reference(s). 

5. We will review and process your households Application(s), Credit/Background Check(s) and Verification(s).  [Note: All screen items listed above need not be exhausted for us to make a decision]

6. After processing your Application(s) we will make the following determination:

   1. PASS to Interview Stage. We will submit your information for Applicant Interview. 

   2. REJECTED. Your Application(s) is declined and you will receive a formal decline letter by email (if provided) or text. 

   3. HOLD. Your Application(s) will be put into Backup status and you will be requested to provide a Strong Co-Signer/Guarantor and/or Additional Security. Time is of the essence, if you fail to meet this request within the timeline provided your Application(s) will be declined. 

STAGE 2

7. If your households Application(s) was submitted for Interview Stage. We will contact you to schedule a phone interview.  The interview can take between 30 minutes to an Hour depending on the number of Applicants in your household. We typically prefer scheduling these interviews in the evening or weekends to insure that all Applicant(s) in your household are present at the same location and at the same time so the whole interview can be completed in one sitting. 

8. During the interview we will mainly be focused on getting to know your household better:

   1. We may ask you to validate and/or provide any information that is missing or incomplete on your Application(s).

   2. We may ask you qualifying/clarification questions regarding items on your Application(s), Credit, Background, Income, Tenancy,  and/or Payment History.

   3. We may relay deficits that we have found thus far on your Application(s). And you may be given an opportunity to provide additional security in the form of a Strong Co-Signer(s)/Guarantor(s) [Preferred] and/or Additional Security.  

   4. We may ask you to provide additional Supporting Documents to assess your application further. Time is of the essence, if you fail to meet this request within the timeline provided your Application(s) will be declined. 

9. After your Interview, we will make the following determination:

   1. Conditional Approved. We will provide you a list of the Supporting Documents that are required for your household. We may also request you to provide a Strong Co-Signer(s)/Guarantor(s) [Preferred] and/or Additional Security. Time is of the essence, if you fail to meet this request within the timeline provided your Application(s) will be declined. 

   2. REJECTED. Your Application(s) is declined and you will receive a formal decline letter by email (if provided) or text. 

If you have been Conditional Approved through the Screening Process.  You will be provided a list of Supporting Documents that we need from your Household. Time is of the essence, if you fail to meet this request within the timeline provided your Application(s) will be declined.  A secure link to a Shared Folder will be provided so everyone in your household can upload their Supporting Documentation. A list of Supporting Documents that we need from your Household may include but is not limited to the following: 

For each Applicant we will require the following documents:

1. State Issued Photo Identification (Driver's License / State ID), and Social Security Card for all adults (Over 18 years of Age); [Military ID will not be accepted]

2. Photo of Birth Certificate and/or Government Issued Photos Identification to prove age for all minors (Under 18 years of Age); [School ID will not be accepted]

3. Income verification:

   1. If you are W-2 Employee: Unedited and complete version of your 2 Recent Paystubs (screen-shots will not be accepted); 

   2. If you are Self-Employed (Own-your-own Business):  Unedited and complete version of the Last 3 Years of Tax Returns (screen-shots will not be accepted); 

   3. If you are a Contractor or a Gig Worker: Screen-Shots of your paystubs for 2 Recent Months, Last year Form 1099 and Last 3 Years of Tax Returns

   4. If you are a Cash Worker: Provide proof of cash receipts from your employer, letter from Employer or other forms of verification. 

4. Unedited and complete version of your 2 Recent Bank Statements from all your accounts (screen-shots will not be accepted);

5. Full Checking and Savings account Number;

6. Print-out of Rent Payment History Log from your current Landlord

For each Pet, we will require the following documents:

1. Copy of the current Pet License. Additionally, you maybe required to obtain a new Pet License if your Current Licensing Authority doesn't cover the PROPERTY.

2. Copy of the recent Shot Certificate/Record

3. Copy of the Spay/Neuter Certificate

4. Copy of the Microchip Certificate

5. Photo of the Pet 

For each Vehicle, we will require the following documents:

1. Copy of the current DMV Registration

2. Copy of the current Insurance Card

3. Photos of all sides of the Vehicle

Once your Application has been approved. You must complete the following requirements before the Lease Commencement date in order to get possession of the PROPERTY:

1. You may be asked to execute an Option to Lease Agreement and pay a Non-Refundable Option Fee. An Option fee maybe credited toward your Security Deposit if you meeting all requirements of the Option to Lease Agreement.

2. Prior to the Move-In Date, you will be asked to Execute all required Lease Documents. At this time you must pay any/all remaining Security Deposit, Pet Fee(s), Prorated Rent, 1 Month of full Rent prior to Move-In, and any Pre-Paid Rent.

3. All Utilities are paid by the Tenant. Tenant must Transfer the financial responsibilities of all Utilities to their Name prior to Move-In.

4. Tenant Must obtain and Provide Proof of Renters Insurance with the coverage limits provided by the Landlord prior to Move-In.