Credit

(a) A single unmet credit problem more than $6,500 within the past 3 years.

(b)   Total unmet credit problems (including governmental tax liens) of more than $6,500.

(c)   A bankruptcy (within the last three years). 

(d)   A total of ten (10) unmet credit obligations of any value.

An exception for extraordinary medical and/or student loan expenses may be permitted. An exception for a foreclosure or short sale may be permitted at the discretion of the Owner/Management Agent if prior credit history is acceptable and does not include those reasons for rejection detailed above. Poor credit history due to extenuating circumstances will be reviewed on a case-by-case basis by management. Friendship Senior Housing apartments will consider situations where credit has been damaged due to a disability, medical debt, or other special circumstances. Applicants will be made aware of their right to reasonable accommodation in cases where disability status is a contributing factor to poor credit or evictions.

Rental History - All Applicants

(a)   A judgment against an applicant obtained by the current or previous landlord.

(b)   An unmet obligation owed to a previous landlord.

(c)   The applicant failed to make one or more timely payments during the last 2 year’s rental payments.

(d)   Negative landlord reference

Criminal Background Check and Personal History - All Applicants

A check will be made of criminal conviction records for the past ten years for all adult applicants of the household. Reports will be obtained from local and/or state records and may also include local Police records. If the Applicant has resided in a state other than California and has a past felony conviction, a report will be required from that state or federal organization. Generally, public records of this sort are only available for the past ten (10) years. Full national and state sex offender background checks will be completed for all household members eighteen years or older.

However, if information becomes known during the screening process regarding criminal activity that occurred more than ten years prior to the background check that could impact the Applicant household’s eligibility to live at the property, the Management Agent reserves the right to consider this information as well. Felony offenses and/or continued and ongoing criminal activity will be grounds for rejection if such offenses involve physical violence to persons or property, domestic violence, sexual abuse, sales of narcotics, illegal weapons possession, any form of assault, breaking and entering, burglary or drug related criminal offenses. Additionally, applicants may be rejected due to:

• A history of violence or abuse (physical or verbal), in which the applicant was determined to be the antagonist.

• A household in which any member is currently engaged in illegal use of drugs or for which the owner has reasonable cause to believe that a member’s illegal use or pattern of use of a drug may interfere with the health, safety, and right to peaceful enjoyment of the property by other residents.

• Any household member, if there is reasonable cause to believe that a member’s behavior, from abuse or pattern of abuse of alcohol, may interfere with the health, safety, and right to peaceful enjoyment of the property by other residents.

Consideration may be granted to Applicants with past nonviolent criminal records occurring ten or more years in the past with no further criminal record. Applicants will be provided the criminal background record and allowed an opportunity to respond and to provide evidence of mitigating factors.

Full Time Student Status

Units comprised of full-time students do not qualify to reside in tax credit properties. However, there are exceptions as outlined by the IRS under IRC §42(i)(3)(D) that include:

(a) Receiving assistance under Title IV of the Social Security Act (AFDC, TANF);

(b) Enrolled in a job training program receiving assistance under the Work Force Investment Act (WIA), (formerly the Job Training Partnership Act) or under another similar federal, state, or local laws;

(c) Single parents with minor children, all of whom are full-time students and such parents and children are not dependents of another individual (children in household may only be claimed as dependents on the Applicant parent’s tax return in order for the household to qualify).

(d) All members of household are married and have filed a joint tax return or are entitled to file a joint tax return.

Annual Income/Occupancy standard/other program regulations

(a) Annual Income (including assets) not within the established restrictions of the property.

(b) Household size does not meet the established occupancy standard for the property.

(c) Applicant does not meet all program regulated eligibility factors.

(d) Household income does not meet minimum requirement of 2.5 times the rent (for non-PBV and non-HCV applicants).

Documentation

Each potential occupant must provide all documentation required by the selection process. If an applicant does not show up for an interview, fails to update an application for the waiting list within the specified time when notified, and/or fails to provide at a minimum the following documentation, it is grounds for denying your application.

(a)   Completed and signed application, release of information, grounds for denial, and application fee (if required).

(b)   Landlord references covering the last TWO (2) years of residency. Please note: Applicants who have not held a rental agreement for a minimum period of twelve months within the last five years will be required to provide references from a person not related to the applicant who has known the applicant for at least five years.

(c)   Proof of all income sources and assets, including the two most recent income payments (i.e. pay check stub, social security or other independent verifications).

(d)   Copy of most recent bank statements and/or other accounts (IRA, stocks, mutual funds, etc.)

Offer of an Apartment

The applicant may turn down the first unit he/she is offered and retain his/her spot on the waiting list. The second time an applicant declines to move into a unit will result in the person being removed from the waiting list and the applicant will have to re-apply.

Nondiscrimination

In the performance of its obligations Owner and the Management Agent will comply with the provisions of any federal, state or local law prohibiting discrimination in housing on the basis of race, color, creed, ancestry, national origin, sex, sexual orientation, gender identity, familial status, source of income, age, disability, AIDS, or AIDS related condition.

Appeal

Applicants who are not accepted will have 14 calendar days to appeal. During the hearing, mitigating circumstances will be considered. Persons with a disability have the right to request reasonable accommodations to participate in the hearing process. No unit will be held during the appeal process. If the appeal is successful, applicants will be offered the next available unit of the applicable unit type.