Tenant Screening Criteria

Last updated: September 2026

This page lists the criteria we use to evaluate every rental application. Per RCW 59.18.257, Washington State requires landlords to provide their full screening criteria before charging a screening fee. By submitting an application, you acknowledge that you have had a chance to review these criteria.

Who must apply

• Every occupant age 18 or older must submit a completed rental application, regardless of relationship to other applicants.
• Applications must be fully completed, signed, and accompanied by the non-refundable screening fee before processing begins.
• Incomplete applications, or applications containing false or materially misleading information, will not be processed and may result in denial regardless of otherwise qualifying criteria.

Screening fee

A non-refundable screening fee is due per adult applicant (age 18 or older) and must accompany the application. The fee reflects the actual cost of the consumer report and background check; any unused portion is refunded. The current amount is provided with the application, before any fee is charged. We do not charge a separate “holding fee” or “good-faith deposit” until an application is approved and a lease is offered.

What we evaluate

Income

• Gross combined household monthly income must generally equal at least 2.5 to 3 times the monthly rent.
• Total monthly debt obligations, including the proposed rent, should generally not exceed 45% of gross monthly income.
• Income must be verifiable. Acceptable verification includes the two most recent pay stubs, an employment offer letter, the two most recent tax returns or 1099s for self-employed applicants, or three months of bank statements showing income deposits.
• If you receive a rental subsidy, only the tenant-paid portion of the rent is compared to the income standard.
• Applicants without sufficient verifiable income may qualify with a qualified co-signer / guarantor, or with an increased security deposit where permitted by law.

Employment history

• Applicants should generally demonstrate stable employment or income history — typically 12 months or more with a current employer, in a consistent line of work, or from a verifiable income source.
• We may contact your employer to verify employment dates and income.
• Recent job changes, gig work, and seasonal employment are reviewed in context, not used as automatic disqualifiers.

Credit

• A minimum credit score of approximately 650 is generally sought. Scores below that range may be considered with compensating factors — for example a larger deposit, a qualified co-signer, or strong positive rental history.
• Open, undischarged bankruptcies, unpaid debts owed to a prior landlord, and unresolved collections related to prior rental housing may be grounds for denial.
• Isolated medical collections, student loan debt, and resolved or discharged bankruptcies older than 3 years will not, by themselves, disqualify an applicant.

Rental history

• Positive, verifiable rental history for the most recent 2 to 3 years is preferred, including on-time payment history and compliance with lease terms.
• One landlord reference is required.
• No prior evictions. An unlawful-detainer filing that was dismissed or sealed is not, by itself, grounds for denial.
• Two or more instances of non-payment or late payment in the most recent 12 months of tenancy may be grounds for denial.
• First-time renters without a rental history are not automatically denied, and may qualify with additional verification, a co-signer, or an increased deposit where permitted by law.

Criminal history

• We conduct an individualized assessment as required by HUD guidance and RCW 59.18.
• Arrests that did not result in a conviction are not considered.
• Most non-violent convictions are disregarded after seven years.
• Violent crimes, the manufacture or distribution of controlled substances, and offenses requiring sex-offender registration may result in denial. We weigh recency, severity, evidence of rehabilitation, and relevance to tenancy.

Occupancy guidelines

Occupancy limits follow local code and are generally set at two persons per bedroom, plus one additional occupant, unless otherwise required by law.

Pets

Pet policy varies by property — check the individual listing. Where pets are considered, any pet deposit and/or pet rent is determined individually based on the type, size, and number of animals proposed. Service animals and emotional-support / assistance animals are not pets: they are exempt from pet fees, deposits, and breed or weight restrictions, and are evaluated under fair-housing reasonable-accommodation standards.

Co-signers / guarantors

A qualified co-signer or guarantor may be accepted to offset an income, credit, or rental-history shortfall. Co-signers are screened using the same income and credit standards as a primary applicant, and must independently qualify at 3 to 4 times the monthly rent in verifiable income.

Order of consideration

We evaluate complete applications in the order they are received. Submitting an application before all required documents are provided does not reserve your spot — we begin processing once the application is complete.

Questions

Email dreierpropertymanagement@gmail.com or call/text (206) 227-4158 with any questions about these criteria before applying.