NOTE: WE WILL NOT RENT PROPERTY TO INDIVIDUALS WHO TRESPASS. We are happy to show homes to interested individuals with a showing appointment, but walking the property or entering the premises without a scheduled showing is trespassing.
Please read our screening criteria and address with us any concerns you may have before submitting your application. We process completed applications one at a time, in the order they are received. An application is complete once applicants have viewed the inside of the property and we have received all of the following from each resident over 18:
- Fully completed application and $54.50 screening charge
- Valid, government-issued photo ID
- Proof of all income reported
- If applicable, proof of Section 8 benefits and/or all documents required to move forward with Section 8 tenancy if approved.
If your application reaches the top of the list, we will follow up with you to submit:
- Pet screening ($20 for first pet, $15 for additional, free for applicants with service animals or no pets). You are not required to submit this until you are at the top of the list as this fee is not refundable once paid.
Jenkins Davisson, LLC does not discriminate based on race, color, religion, marital status, national origin, sex, sexual orientation, familial status, physical or mental disability, domestic violence victim status, age, or source of income. We comply with federal, state, and local Fair Housing laws.
- GENERAL STATEMENTS
- PET SCREENING
- PET POLICY
- ACCESSIBILITY/REASONABLE ACCOMMODATIONS
- SMOKING/ILLEGAL DRUG USE
- FEE DISCLOSURE
You or your representative must view the inside of the property before you apply. If you are unable to do so, please speak with our staff before applying to discuss alternate means of viewing the property.
Valid Government-issued photo identification is required of all adult occupants.
Valid social security numbers and US addresses are required of all applicants to run credit reports and background checks. If you are unable to meet this requirement, please contact us to discuss alternatives.
An application and screening charge is required from each adult who will be residing in the unit (adult is defined as people 18 years old or older as well as emancipated minors). The screening charge is non-refundable once we start processing your application(s). If your screening charge is refunded due to a previous applicant being accepted, allow an average of 10 days for your bank/credit card company to process your refund.
Applicants must be able to enter a legal and binding contract.
The denial of one applicant will result in the denial of all applicants for that group.
The application process typically takes 1-3 days. If we are unable to obtain landlord references/income verification or otherwise are unable to verify the information in your application within 3 days of receiving your completed application, your application will be denied. If we need to get information from you regarding your application and receive no response within 24 hours, your application will be denied.
Inaccurate, incomplete, or false information provided on an application will be grounds for denial of the application.
If you or a member of your group threatens, harasses, or communicates with a member of our staff or vendors in a disrespectful manner, you/your group’s application will be canceled and if screening has begun, your application fee(s) will not be refunded.
To add an individual/s to the lease, they must apply, pay the application fee, and pass screening before they may begin living on the premises. Every adult (as defined above) living on the premises must be listed on the lease.
To add/remove individuals from a lease there is a flat charge of $100 to modify the lease documents regardless of the number of people being added/removed from the lease at that time.
Any individual whose tenancy may constitute a direct threat to the health and safety of any individual, the premises, or the property of others, will be denied tenancy.
Tenant criteria for properties located within the City of Portland
We use low-barrier screening for properties within the City of Portland. If you will be applying to be a financially responsible party, we will use the criteria found here. If you will be applying as a party who will not be financially responsible, we will use the screening criteria here.
Tenant criteria for properties not located within the City of Portland
We will use the screening criteria listed below.
Gross monthly income for the household must be at least 3x the stated rent* and must be from a legal, verifiable source. Newly hired applicants must show offer letter on company letterhead. Income of 2.5x the rent will be acceptable with an increased deposit (1.5x the stated deposit) if it is the only screening criteria not met. Income below 2.5x the stated rent will result in denial.
*If the applicant will be using local, state, or federal housing assistance as a source of income, “stated rent” as used in this section means that portion of the rent that will be payable by the applicant and excludes and portion of the rent that will be paid through the assistance program. If the applicant is part of a program where the assistance program contribution/tenant contribution cannot be calculated at the application stage of the process, the following procedure will apply: once all necessary up-front paperwork from the program has been received and it has been confirmed by the program that the tenant contribution is not immediately available, the tenant application will be processed via our standard screening process with the exception of income. Based on the proof of income provided, a conditional approval may be granted for a specific tenant contribution range. Once the conditional approval is granted (will be available electronically or hard copy at our office), the tenant must provide official confirmation of benefits that meet the conditional approval criteria within 48 hours or the application will be denied.
Self-employed applicants must show proof of an active registered business name or corporate filing as well as proof of an active professional license if required for the type of work. Records will be required to verify income which may include previous year’s tax returns and current bank records. Note: Our leases do not permit business activity at the rented premises without prior approval. If you will be wanting to run a business at the location you are applying to rent, please include that information as part of your application for consideration. Businesses that involve clients coming to the property including but not limited to day care operations, adult care, vehicle/mechanic services will not be approved.*
Applicants without a source of employment income must show liquid assets equal to three times the annual rent.
Twelve months of verifiable employment will be required if used as a source of income. Less than 12 months verifiable employment will require increased deposit.
- Good established credit (score of 595+) is required.
- Any property-related unpaid debt (rent, damages, utilities, taxes) will result in denial.
- Eviction in the last 5 years (or a current eviction underway) will result in denial. If you prevailed in an eviction case or it was dismissed, it will not be cause for denial.
- With good established credit, 2-3 past due accounts will result in a 25% increase in the deposit. More than 3 will be cause for denial.
- With good established credit, up to 2 accounts in collections (non-medical) will be acceptable with a 50% increase in the stated deposit. More than two accounts in collections will be cause for denial.
- A discharged bankruptcy or foreclosure/short sale will result in 50% increase in the security deposit.
- Zero/non-existent credit can be accepted with 50% increased deposit.
- We do not allow cosigners to compensate for disqualifying credit.
Presence in the Office of Foreign Assets Control (OFAC)/terrorist database records will result in automatic denial.
Conviction of any crime that requires lifetime registration as a sex offender, or for which applicant is currently registered as a sex offender, will result in denial.
We will conduct a search of public records to determine whether applicant has charges pending for/been convicted of/pled guilty/pled no contest to any:
- drug related crime
- person crime
- sex offence
- fraud crime (including identity theft and forgery)
- any other crime that would adversely affect property of the landlord or a tenant or the health, safety, or right of peaceful enjoyment of the premises of residents, the landlord, or the landlord’s agent.
A single conviction, guilty plea, no contest plea, or pending charge for any of the following shall be grounds for denial. Expunged records will not be considered.
Felonies involving: murder, manslaughter, arson, rape, kidnapping, sex crimes, violence, weapons, manufacturing or distribution of a controlled substance unless applicant provides evidence that applicant has been crime free for at least 15 years since the later of: 1) the date of release from incarceration, or 2) completion of parole.
Felonies not listed above involving drug-related crime, person crime, sex offence, fraud (including identity theft or forgery) or any other crime that would adversely affect property of the landlord or a tenant or the health, safety, or right of peaceful enjoyment of the premises of residents, the landlord, or the landlord’s agent. Unless applicant provides evidence that applicant has been crime free for at least 10 years since the later of 1) the date of release from incarceration or 2) completion of parole.
Misdemeanors involving: drug related crimes, person crimes, sex offences, weapons, violation of a restraining order, criminal impersonation, criminal mischief, stalking, possession of burglary tools, financial fraud crimes where the date of disposition has occurred in the last 5 years.
Misdemeanors not listed above involving: theft, violence, criminal trespass, property crimes or any other crime if the conduct for which applicant was convicted or is charged is of a nature that would adversely affect property of the landlord or a tenant or the health, safety, or right of peaceful enjoyment of the premises of residents, the landlord, or the landlord’s agent, where the date of the disposition has occurred in the last 3 years.
Two years total of rental history with positive references is required. Positive current AND past references are required. Two years of current positive mortgage payments can be substituted for rental references, and an inspection of your current residence may be required. If lack of rental history is the only screening criterion not met, an approved cosigner may be used in lieu of rental history.
For a reference to be valid, applicant must have been on the rental contract with a non-related, third party landlord.
Rental history reflecting more than 2 late payments in the last year, an outstanding balance, unapproved pets, multiple documented complaints, material non-compliance with the rental agreement/rules, damages in excess of the security deposit, or any 72 hour notices is considered a negative reference.
If a landlord gives a negative reference or refuses to give a reference, the application will be denied.
Five years of eviction-free history is required. Eviction actions that were dismissed or resulted in a judgment for the applicant will not be considered.
All applicants who reach the top of the list of applications for a specific unit will complete the pet screening process as part of their application. We do not require that applicants submit this portion of the application until they are at the top of the list because the associated fee is not refundable once paid.
Tenants who have no pets, and tenants who only have service animals incur no charge. Tenants with pets pay $20 for the first pet and $15 for additional pets. Annual renewal is $10 per pet. Pet screening is valid for 1 year, and the report can be released to multiple management companies at no extra cost. Pet screening is done by visiting http://jd.petscreening.com.
In addition to completing pet screening as part of your rental application, there are many additional benefits of registering your pet with a pet screening service. Online pet screening allows you to consolidate the paperwork required to manage your pet’s complicated life all in one place. Profile information includes: photos, vaccinations, microchip, training, behavioral traits as well as a special section for service/companion animals. You can easily share this information with all of the service providers in your pets lives: pet sitters, doggie daycares, groomers, veterinarians, and animal hospitals.
For properties that allow pets:
- No more than two pets are allowed per unit
- Animals may not be less than 1 year old
- Animals may not weigh more than 60 lbs.
- No breeds with violent tendencies or uninsurable breeds are allowed such as, but not limited to, Pit Bull, Rottweiler, German Shepherd, Staffordshire Terrier (Pit bull/Staffordshire Terrier), Doberman, Presa Canario, Chow Chow, Akita, Wolf-Hybrid, Mastiff, Cane Corso, Great Dane, Alaskan Malamute, Siberian Husky, or Schipperke.
- All pets must be spayed/neutered, treated for fleas, and vaccinated. Proof required.
- Proof of current dog license is required and proof of local licensing is required within 30 days of move in.
- No pet with a history of violence, aggression, or destroying property will be allowed. Jenkins Davisson LLC reserves the right to obtain information about pets from third party landlords or past landlords.
Some properties may have more restrictive pet policies. Additional restrictions specific to a property will be listed in the ad.
The security deposit will be increased by $500 for every approved pet.
Proof of renters insurance is required with minimum of $100,000 liability that covers damage or injury caused by resident’s pet(s). Management company will be named as an interested party on the policy.
Occupancy is based on the number of bedrooms in a unit (a bedroom is defined as a habitable room intended to be used primarily for sleeping purposes, contains at least 70 square feet and is configured so as to take the need for a fire exit into account). The general rule is two persons are allowed per bedroom, but more liberal policies may be applied based on factors such as size of bedrooms and whether any occupants will be infants.
If a room does not meet bedroom egress window requirements, tenants will not be permitted to use the room as a bedroom. This most commonly applies to rooms in attics and/or basements.
To accommodate a disability, existing premises may be modified at the expense of the disabled person, who must restore the property to its pre-modified condition prior to moving out. To request reasonable accommodation, tenant must submit the request in writing
SMOKING/ILLEGAL DRUG USE
Our units are smoke/vape free.
Any applicant currently using illegal drugs will be denied. If approved for tenancy and later illegal drug use is confirmed, termination shall result.
If your application is accepted with conditions (such as an increased deposit), you have 24 hours to respond regarding whether you do/do not agree to the conditions. If we do not get a response within 24 hours, the application will be denied.
Once your application is accepted, the rental agreement must be signed and deposit paid within 48 hours to hold the unit.
All co-applicants must execute the rental agreement within 5 days or before move in, whichever is sooner.
- Screening Charge – $50 per person over 18 years old or emancipated minor
- Pet Screening – $20 for first pet, $15 for additional pets – service animals incur no charge. $10 per pet annual renewal.
- Late Payment Fee – 10% of rent with a $145 maximum
- Dishonored Check Fee – $35 + bank charges
- Smoke Alarm/Carbon Monoxide alarm Tampering Fee – $200
- Lease Change Fee – $100 flat fee
- Lockout Service – $45 (only available during office hours)
Renter’s Insurance with a minimum $100,000 personal liability coverage must be obtained at move-in and maintained throughout tenancy. We ask to be added as an Interested Party on the insurance policy. *This insurance requirement does not apply if the unit is subsidized with public funds or if the household income of the tenant is equal to or less than 50 percent of the area median income, adjusted for family size as measured up to a five-person family, as determined by the Oregon Housing Stability Council based on information from the United States Department of Housing and Urban Development.
If your application is denied, you will be notified in writing. If the denial was due to your credit report and you want to dispute the report, you may contact the credit reporting agency listed in the denial letter.