Rental Criteria

Application Process

Submitting an Application

Every household member who is 18 years of age or older must complete an application and a screening report, including applicants who will not be financially responsible for the lease.
Your application is not considered received or complete until both the application form and the screening report have been submitted and the screening fee has been paid. Your place in the processing queue is based on the date and time your complete application is received.
Each household must include at least one adult applicant who applies and qualifies as a Financially Responsible Applicant. All other adults 18 and older must also apply, and may choose to apply as either Financially Responsible or Non-Financially Responsible Applicants. Non-Financially Responsible Applicants are screened under the Non-Financially Responsible criteria, which does not consider credit or income. A household application cannot be approved unless at least one adult qualifies under the Financially Responsible criteria. If multiple Financially Responsible adults apply, their combined gross income will be used to determine eligibility.
A co-signer is not a co-applicant. A co-signer does not live in the unit but is jointly responsible for the rental agreement, and must complete a separate Co-Signer Application and meet the Co-Signer Criteria below.
Applications for each available property may be submitted beginning at the date and time stated in the property listing. For properties in the City of Portland, applications are accepted no sooner than 72 hours after the listing is first published.
As soon as your application is submitted, a background check will be conducted and a non-refundable screening fee of $35.00 per applicant will be charged. This charge is paid directly to the third-party screening company by the applicant.
Screening is performed through TransUnion Rental Screening Solutions (SmartMove) via Buildium and includes verification of identity, credit history (Financially Responsible Applicants only), income and employment, rental history and landlord references, eviction records, and criminal history. To dispute information in a screening report, contact TransUnion Rental Screening Solutions, Attn: Consumer Dispute Team, PO Box 800, Woodlyn, PA 19094, or 866-775-0961.
Applications are processed in the order complete applications (including screening) are received. If multiple complete applications are received at the same time and the order of receipt cannot reasonably be determined, applications will be processed in the order the initial application form was submitted. If that cannot be determined, applications will be processed in alphabetical order by the last name of the first-listed applicant. This policy is applied uniformly during the open application period and is available in writing on request.
We require the 2 most recent pay stubs or bank statements, previous landlord contact information, and a fully completed application & screening for all adults 18 and older.
A paper copy of the application and these screening criteria is available on request at no charge, and reasonable accommodations in the application process are available for applicants with disabilities. Contact info@timberlinepmg.com or 503-506-8873.

Property Viewing

At least one adult applicant must physically tour the property (or have a proxy do so on their behalf). Virtual tours qualify if coordinated with owner/agent beforehand.

Both steps must be completed for your application to be considered valid. A valid application reserves your place in line. If you apply but fail to attend your scheduled showing, you will lose your spot.

Application Turnaround Time

Typically 3-5 business days, depending on how quickly we get required information from your employer, references, and previous landlord.

Recommendation: Please help us process your application quickly by telling your employer, reference(s), and landlord to expect a call and/or email. They will need to respond ASAP.

Upon Approval – Important Next Steps

Once approved, you will have 48 hours to sign the rental agreement, upon receipt, and 72 hours to submit your security or execution deposit (depending on move-in date) and any other applicable deposits or fees outlined in the lease.

Failure to complete these steps within the deadline will void your approval.
No property will be held longer than 14 calendar days from approval, unless the unit is currently occupied with a later availability date.
If you decide not to proceed after your application has been approved, any application or screening fees will NOT be refunded, and the next approved applicant will be given the opportunity to execute a rental agreement.

1st Month's Rent Payment

The 1st month's rent payment will be due in full at least 5 business days prior to your lease start date, if paying electronically. We accept online payment, cashier's checks, or money orders. If paying via cashier's check or money order, we will allow you to pay on the day of move-in.
You will not be allowed to move in until ALL deposits and 1st month's rent have been paid and cleared our bank.
If your lease begins on a date other than the 1st of the month, you will owe the prorated rent in your second month of occupancy.

Renter's Insurance

Approved applicants are required to obtain and maintain renter's liability insurance with minimum coverage of $100,000 per occurrence prior to move-in and for the duration of the tenancy, with Timberline Property Management Group LLC named as an interested party. Proof of coverage is required before keys are released. Pursuant to ORS 90.222, this requirement does not apply to households with income at or below 50 percent of area median income or to tenancies in federally subsidized housing. You may purchase a Renter's Insurance policy through our applicant and/or resident center, or you may use a third-party and provide proof to owner/agent prior to your lease start date.

Smoking Policy

All Timberline PMG-managed properties are smoke-free, including cigarettes, cannabis, and vaping devices, inside all units and buildings. Smoking policies for outdoor areas vary by property and are disclosed in the rental agreement.

Security Deposit Limits (City of Portland properties)

Total security deposits will not exceed the amounts permitted by Portland City Code 30.01.087. If last month's rent is collected at move-in, the security deposit will not exceed one-half of one month's rent. If last month's rent is not collected, the security deposit will not exceed one month's rent. Where an application is conditionally approved to offset risk factors identified in screening, a single additional security deposit of up to one-half of one month's rent may be required regardless of how many risk factors are present; these amounts do not stack. Upon request, the additional conditional deposit may be paid in installments over a period of up to three months.

Screening Criteria

OREGON RENTAL SCREENING CRITERIA — City of Portland — FINANCIALLY RESPONSIBLE

AGENT'S EVALUATION PROCESS

Upon receipt of a completed application, the contents of the application are compared to the screening criteria by Agent and the Applicant is either approved or denied in compliance with all local, state and federal laws. Applicants are welcome to provide supplemental evidence to mitigate potentially negative screening results. Applicants have 30 days to appeal denied applications, during which time they may correct, refute, or explain negative information forming the basis for the denial. Applicants are also prequalified for any rental opportunities at Agent's properties for three months following the approval date, all screening fees are waived for three months following the approved appeal but Applicants under these circumstances will be required to certify in writing that no conditions have materially changed from those described in Agent's approved application. If conditions have materially changed, Agent may use those changes as the basis for a denial.

OCCUPANCY POLICY

Occupancy is based on the number of bedrooms in a unit. (A bedroom is defined as a habitable room that is 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. Agent may adopt a more liberal occupancy standard based on whether any occupants will be infants.

GENERAL STATEMENTS

Any of the following items, or combination thereof, will be accepted to verify the name, date of birth and photo of the applicant:

a. Evidence of Social Security Number (SSN Card)

b. Valid Permanent Resident Card

c. Immigrant Visa d. Individual Taxpayer Identification Number (ITIN)

e. Non-Immigrant Visa

f. Any government-issued identification regardless of expiration date

g. Any non-governmental identification or combination of identifications that would permit a reasonable verification of identity.

Each applicant will be required to qualify individually or as per specific criteria areas.

Inaccurate, incomplete or falsified information will be grounds for denial of the application.

Any applicant currently using illegal drugs will be denied. If approved for tenancy and later illegal drug use is confirmed, termination shall result.

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.

Applicants have the right to a refund of the screening charge paid in conjunction with this application and recover damages as set forth in ORS 90.295(5) and (6)(b).

INCOME CRITERIA

Monthly income must be 2 times the monthly stated rent*, or 2.5 times the monthly stated rent if the monthly rent amount is below the maximum monthly rent for a household earning no more than 80 percent of the median household income as published annually by the Portland Housing Bureau. Income sources shall include, but are not limited to: wages, rent assistance (non-governmental only), and monetary public benefits and are based on the cumulative financial resources of all financially responsible applicants. Examples of verifiable documentation would be: Recent pay stub (YTD and tax info listed), formal monthly bank statements (3 consecutive months minimum), formal offer letter if within the first 60 days of employment, previous year's tax documents (W-2, 1099 or 1040), financial aid/scholarship award letter, court-assigned child support or alimony documents, Section 8 voucher. Please ensure your name is clearly stated on each document. Canceled checks, informal letters from an employer or family member, and images of your bank balance/transactions are not sufficient. Applicants failing to qualify under this section will be denied tenancy. *If applicant will be using local, state or federal housing assistance as a source of income, "monthly stated rent" as used in this section means that portion of the rent that will be payable by applicant and excludes any portion of the rent that will be paid through the assistance program.
Twelve months of verifiable employment will be required if used as a source of income. Less than 12 months verifiable employment will require an additional security deposit as described under Security Deposit Limits above.
Applicants using self-employment income will have their records verified through the state corporation commission, and will be required to submit records to verify their income, which records may include the previous year's tax returns.

RENTAL HISTORY CRITERIA

Twelve months of verifiable contractual rental history from a current unrelated, third-party landlord, or home ownership, is required. Less than 12 months verifiable rental history will require an additional security deposit as described under Security Deposit Limits above and/or a qualified co-signer.
Three or more notices for nonpayment of rent within one year will result in denial of the application.
Three or more dishonored checks within one year will result in denial of the application.
Rental history reflecting any past due and unpaid balances to a landlord will result in denial of the application, except for unpaid rent, including rent reflected in judgments or referrals of debt to a collection agency, that accrued on or after April 1, 2020 and before March 1, 2022.
Rental history including three or more noise disturbances or any other material non-compliance with the rental agreement or rules within the past two years will result in denial.

EVICTION HISTORY CRITERIA

Five years of eviction-free history is required except for general eviction judgments entered on claims that arose on or after April 1, 2020 and before March 1, 2022. Eviction actions that were dismissed or resulted in a judgment for the applicant will not be considered.

CREDIT CRITERIA

A minimum credit score of 640 is required.
Negative or adverse debt showing on consumer credit report will require an additional security deposit as described under Security Deposit Limits above and/or a qualified co-signer.
Ten or more unpaid collections (not related to medical expenses) will result in denial of the application.
Unpaid collections for utility accounts or property debt will result in denial of the application.

BANKRUPTCIES

Chapter 7 Bankruptcies filed within one (1) year of the application, or current pending bankruptcies will result in a denial of the application. Any negative or adverse debt showing on a consumer credit report within the last two (2) years (not related to educational or medical expenses) that is reported following bankruptcy, or multiple bankruptcy filings will result in denial of the application. Applicants with a current Chapter 13 bankruptcy may be approved with an increased security deposit or qualified co-signer if the bankruptcy is over 3 years old, in good standing, and no negative or adverse debts have been established since.

RENT WELL GRADUATES

If applicant fails to meet any criteria related to credit, evictions and/or rental history, and applicant has received a certificate indicating satisfactory completion of a tenant training program such as "Rent Well," Agent will consider whether the course content, instructor comments and any other information supplied by applicant is sufficient to demonstrate that applicant will successfully live in the complex in compliance with the Rental Agreement. Based on this information, Agent may waive strict compliance with the credit, eviction and/or rental history screening criteria for this applicant.

FAIR HOUSING LAWS

Timberline Property Management Group LLC has a non-discrimination policy as required by federal, state and local law. We do not discriminate against any applicant based on race, color, religion, sex, sexual orientation, gender identity, disability, national origin, marital status, familial status, source of income, immigration or citizenship status, or any other class protected by applicable law. We do not inquire about immigration or citizenship status.

CRIMINAL CONVICTION CRITERIA

Upon receipt of the Rental Application and screening fee, Agent will conduct a search of public records to determine whether applicant or any proposed resident or occupant has a "Conviction" (which means: charges pending as of the date of the application; a conviction; a guilty plea; or no contest plea), or pending charges that have not yet been adjudicated for any of the following crimes as provided in ORS 90.303(3): drug-related crime; person crime; sex offense; crime involving financial fraud, including identity theft and forgery; 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. Agent will not consider a previous arrest that did not result in a Conviction, was dismissed, expunged, voided or invalidated, determined or adjudicated through the juvenile justice system. Agent will also not consider convictions when Applicant is participating or has completed a diversion or deferral of judgment program or for crimes that are no longer illegal in the State of Oregon.

If applicant, or any proposed occupant, has a Conviction, or pending charges that have not yet been adjudicated in their past which would disqualify them under these criminal conviction criteria, and desires to submit additional information to Agent along with the application so Agent can engage in an individualized assessment (described below) upon receipt of the results of the public records search and prior to a denial, applicant should do so. Otherwise, applicant may request the review process after denial as set forth below, however, see item 3. under "Criminal Conviction Review Process" below regarding holding the unit. A single Conviction, or pending charges that have not yet been adjudicated for any of the following, subject to the results of any review process, shall be grounds for denial of the Rental Application.

a. Felonies involving: murder, manslaughter, arson, rape, kidnapping, child or other violent/predatory sex crimes, or manufacturing or distribution of a controlled substance.

b. Felonies not listed above involving: drug-related crime; person crime; sex offense; crime involving financial fraud including identity theft and forgery; 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 the residents, the landlord or the landlord's agent, where the date of disposition has occurred in the last 7 years.

c. Misdemeanors involving: drug-related crimes, person crimes, sex offenses, domestic violence, violation of a restraining order, stalking, weapons, criminal impersonation, possession of burglary tools, financial fraud crimes, where the date of the disposition has occurred in the last 5 years.

d. Misdemeanors not listed above involving: theft, criminal trespass, criminal mischief, 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 the residents, the landlord or the landlord's agent, where the date of the disposition has occurred in the last 3 years.

e. 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.

Criminal Conviction Review Process.

Agent will engage in an individualized assessment of the applicant's, or other proposed occupants, Convictions if applicant has satisfied all other criteria (the denial was based solely on one or more Convictions) and:

a. Applicant has submitted supporting documentation prior to the public records search; or

b. Applicant is denied based on failure to satisfy these criminal criteria and has submitted a written request along with supporting documentation. Supporting documentation may include:

I. Letter from parole or probation office; II. Letter from caseworker, therapist, counselor, etc; III. Certification of treatments/rehab programs; IV. Letter from employer, teacher etc.; V. Certification of trainings completed; VI. Proof of employment; and VII. Statement of the applicant.

Landlord will also perform an individualized assessment if no supplemental information is received as required by any local, state or federal law. Agent will:

a. Consider relevant individualized evidence of mitigating factors, which may include: the facts or circumstances surrounding the criminal conduct; the age of the convicted person at the time of the conduct; time since the criminal conduct; time since release from incarceration or completion of parole; evidence that the individual has maintained a good tenant history before and/or after the conviction or conduct; and evidence of rehabilitation efforts. Agent may request additional information and may consider whether there have been multiple Convictions as part of the process.

b. Notify applicant of the results of Agent's review within a reasonable time after receipt of all required information.

c. Hold the unit for which the application was received for a reasonable time under all the circumstances to complete the review unless prior to receipt of applicant's written request (if made after denial) the unit was committed to another applicant.

OREGON RENTAL SCREENING CRITERIA — City of Portland — NON-FINANCIALLY RESPONSIBLE

OWNER/AGENT'S EVALUATION PROCESS

Upon receipt of a completed application, the contents of the application are compared to the screening criteria by Owner/Agent and the Applicant is either approved or denied in compliance with all local, state and federal laws. Applicants are welcome to provide supplemental evidence to mitigate potentially negative screening results. Applicants have 30 days to appeal denied applications, during which time they may correct, refute, or explain negative information forming the basis for the denial. Applicants are also pre-qualified for any rental opportunities at Owner/Agent's properties for three months following the approval date. All screening fees are waived for three months following the approved appeal, but Applicants under these circumstances will be required to certify in writing that no conditions have materially changed from those described in Owner/Agent's approved application. If conditions have materially changed, Owner/Agent may use those changes as the basis for a denial.

OCCUPANCY POLICY

Occupancy is based on the number of bedrooms in a unit. (A bedroom is defined as a habitable room that is 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. Owner/Agent may adopt a more liberal occupancy standard based on factors such as size and configuration of the unit, size and configuration of the bedrooms, and whether any occupants will be infants.

GENERAL STATEMENTS

Any of the following items, or combination thereof, will be accepted to verify the name, date of birth and photo of the applicant:

i) Evidence of Social Security Number (SSN Card) ii) Valid Permanent Resident Card iii) Immigrant Visa iv) Individual Taxpayer Identification Number (ITIN) v) Non-Immigrant Visa vi) Any government-issued identification regardless of expiration date vii) Any non-governmental identification or combination of identifications that would permit a reasonable verification of identity

Each applicant will be required to qualify individually or as per specific criteria areas.
Inaccurate, incomplete or falsified information will be grounds for denial of the application.
Any applicant currently using illegal drugs will be denied. If approved for tenancy and later illegal drug use is confirmed, termination shall result.
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.

RENTAL HISTORY CRITERIA

Twelve months of verifiable contractual rental history from a current unrelated, third party landlord, or home ownership, is required. Less than twelve months verifiable rental history will require an additional security deposit as described under Security Deposit Limits above and/or a qualified co-signer.
Rental history including three or more noise disturbances or any other material non-compliance with the rental agreement or rules within the past two years will result in denial.

EVICTION HISTORY CRITERIA

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. Court eviction actions that occurred between April 2, 2020 and March 1, 2022 will not be considered, regardless of outcome or reason.

RENT WELL GRADUATES

If applicant fails to meet any criteria related to credit, evictions and/or rental history, and applicant has received a certificate indicating satisfactory completion of a tenant training program such as "Rent Well," Owner/Agent will consider whether the course content, instructor comments and any other information supplied by applicant is sufficient to demonstrate that applicant will successfully live in the complex in compliance with the Rental Agreement. Based on this information, Owner/Agent may waive strict compliance with the credit, eviction and/or rental history screening criteria for this applicant.

FAIR HOUSING LAWS

CRIMINAL CONVICTION CRITERIA

Upon receipt of the Rental Application and screening fee, Owner/Agent will conduct a search of public records to determine whether applicant or any proposed resident or occupant has a "Conviction" (which means: charges pending as of the date of the application; a conviction; a guilty plea; or no contest plea), for any of the following crimes as provided in ORS 90.303(3): drug-related crime; person crime; sex offense; crime involving financial fraud, including identity theft and forgery; 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. Owner/Agent will not consider a previous arrest that did not result in a Conviction, was dismissed, expunged, voided or invalidated, determined or adjudicated through the juvenile justice system. Owner/Agent will also not consider convictions when Applicant is participating or has completed a diversion or deferral of judgment program or for crimes that are no longer illegal in the State of Oregon.

If applicant, or any proposed occupant, has a Conviction in their past which would disqualify them under these criminal conviction criteria, and desires to submit additional information to Owner/Agent along with the application so Owner/Agent can engage in an individualized assessment (described below) upon receipt of the results of the public records search and prior to a denial, applicant should do so. Otherwise, applicant may request the review process after denial as set forth below, however, see item (c) under "Criminal Conviction Review Process" below regarding holding the unit. A single Conviction for any of the following, subject to the results of any review process, shall be grounds for denial of the Rental Application.

a. Felonies involving: murder, manslaughter, arson, rape, kidnapping, child sex crimes, or manufacturing or distribution of a controlled substance.

b. Felonies not listed above involving: drug-related crime; person crime; sex offense; crime involving financial fraud, including identity theft and forgery; 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 the residents, the landlord or the landlord's agent, where the date of disposition has occurred in the last 7 years.

c. Misdemeanors involving: drug related crimes, person crimes, sex offenses, domestic violence, violation of a restraining order, stalking, weapons, criminal impersonation, possession of burglary tools, financial fraud crimes, where the date of disposition has occurred in the last 5 years.

e. 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.

Criminal Conviction Review Process.

Owner/Agent will engage in an individualized assessment of the applicant's, or other proposed occupant's, Convictions if applicant has satisfied all other criteria (the denial was based solely on one or more Convictions) and:

(1) Applicant has submitted supporting documentation prior to the public records search; or (2) Applicant is denied based on failure to satisfy these criminal criteria and has submitted a written request along with supporting documentation.

Supporting documentation may include:

i) Letter from parole or probation office; ii) Letter from caseworker, therapist, counselor, etc.; iii) Certifications of treatments/rehab programs; iv) Letter from employer, teacher, etc.; v) Certification of trainings completed; vi) Proof of employment; and vii) Statement of the applicant.

Owner/Agent will:

(a) Consider relevant individualized evidence of mitigating factors, which may include: the facts or circumstances surrounding the criminal conduct; the age of the convicted person at the time of the conduct; time since the criminal conduct; time since release from incarceration or completion of parole; evidence that the individual has maintained a good tenant history before and/or after the conviction or conduct; and evidence of rehabilitation efforts. Owner/Agent may request additional information and may consider whether there have been multiple Convictions as part of this process.

(b) Notify applicant of the results of Owner/Agent's review within a reasonable time after receipt of all required information.

(c) Hold the unit for which the application was received for a reasonable time under all the circumstances to complete the review unless prior to receipt of applicant's written request (if made after denial) the unit was committed to another applicant.

OREGON RENTAL CRITERIA FOR RESIDENCY (NOT FOR CITY OF PORTLAND)

OCCUPANCY POLICY

Occupancy is based on the number of bedrooms in a unit. (A bedroom is defined as a habitable room that is 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. Owner/Agent may adopt a more liberal occupancy standard based on factors such as size and configuration of the unit, size and configuration of the bedrooms, and whether any occupants will be infants.

GENERAL STATEMENTS

Current, positive, government-issued photo identification that allows Owner/Agent to adequately screen for criminal and or credit history will be required.
Each applicant will be required to qualify individually or as per specific criteria areas (but for income, which is at the discretion of landlord).
Inaccurate, incomplete or falsified information will be grounds for denial of the application.
Any applicant currently using illegal drugs will be denied. If approved for tenancy and later illegal drug use is confirmed, termination shall result.
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.
Applicants have the right to a refund of the screening charge paid in conjunction with this application and recover damages as set forth in ORS 90.295(5) and (6)(b).

INCOME CRITERIA

Monthly income should be at least 3 times stated rent*, and must be from a verifiable, legal source. If applicant's monthly income is between two and three times the stated rent, applicant will be required to pay an additional security deposit equal to one month's rent or provide acceptable co-signers. Income below two times the stated rent will result in denial. *If 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 applicant and excludes any portion of the rent that will be paid through the assistance program.
If multiple Financially Responsible Applicants apply for the same household, their combined monthly gross income will be used to determine eligibility.
Twelve months of verifiable employment will be required if used as a source of income. Less than 12 months verifiable employment will require an additional security deposit or acceptable co-signer.
Applicants using self-employment income will have their records verified through the state corporation commission, and will be required to submit records to verify their income, which records may include the previous year's tax returns.

RENTAL HISTORY CRITERIA

Twelve months of verifiable contractual rental history from a current unrelated, third party landlord, or home ownership, is required. Less than twelve months verifiable rental history will require an additional security deposit or acceptable co-signer.
Three or more notices for nonpayment of rent within one year will result in denial of the application.
Three or more dishonored checks within one year will result in denial of the application.
Rental history reflecting any past due and unpaid balances to a landlord will result in denial of the application except for unpaid rent, including rent reflected in judgments or referrals of debt to a collection agency, that accrued on or after April 1, 2020, and before March 1, 2022.
Rental history including three or more noise disturbances or any other material non-compliance with the rental agreement or rules within the past two years will result in denial.

EVICTION HISTORY CRITERIA

Five years of eviction-free history is required except for general eviction judgments entered on claims that arose on or after April 1, 2020, and before March 1, 2022. Eviction actions that were dismissed or resulted in a judgment for the applicant will not be considered.

CREDIT CRITERIA

A minimum credit score of 640 is required.
Negative or adverse debt showing on consumer credit report will require additional security deposits or acceptable co-signers.
Ten or more unpaid collections (not related to medical expenses) will result in denial of the application.
Unpaid collections for utility accounts or property debt will result in denial of the application.

RENT WELL GRADUATES

If applicant fails to meet any criteria related to credit, evictions and/or rental history, and applicant has received a certificate indicating satisfactory completion of a tenant training program such as "Rent Well," Owner/Agent will consider whether the course content, instructor comments and any other information supplied by applicant is sufficient to demonstrate that applicant will successfully live in the complex in compliance with the Rental Agreement. Based on this information, Owner/Agent may waive strict compliance with the credit, eviction and/or rental history screening criteria for this applicant.

FAIR HOUSING LAWS

CRIMINAL CONVICTION CRITERIA

Upon receipt of the Rental Application and screening fee, Owner/Agent will conduct a search of public records to determine whether applicant or any proposed resident or occupant has a "Conviction" (which means: charges pending as of the date of the application; a conviction; a guilty plea; or no contest plea), for any of the following crimes as provided in ORS 90.303(3): drug-related crime; person crime; sex offense; crime involving financial fraud, including identity theft and forgery; 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. Owner/Agent will not consider a previous arrest that did not result in a Conviction, was dismissed, expunged, voided or invalidated, or determined or adjudicated through the juvenile justice system. Owner/Agent will also not consider convictions when Applicant is participating in or has completed a diversion or deferral of judgment program, or for crimes that are no longer illegal in the State of Oregon.

A single Conviction for any of the following, subject to the results of any review process, shall be grounds for denial of the Rental Application.

a) Felonies involving: murder, manslaughter, arson, rape, kidnapping, child or other violent/predatory sex crimes or manufacturing or distribution of a controlled substance.

b) Felonies not listed above involving: drug-related crime; person crime; sex offense; crime involving financial fraud, including identity theft and forgery; 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 the residents, the landlord or the landlord's agent, where the date of disposition has occurred in the last 7 years.

c) Misdemeanors involving: drug related crimes, person crimes, sex offenses, domestic violence, violation of a restraining order, stalking, weapons, criminal impersonation, possession of burglary tools, financial fraud crimes, where the date of disposition has occurred in the last 5 years.

d) Misdemeanors not listed above involving: theft, criminal trespass, criminal mischief, 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 the residents, the landlord or the landlord's agent, where the date of disposition has occurred in the last 3 years.

e) 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.

Criminal Conviction Review Process.

Supporting documentation may include:

Landlord will also perform an individualized assessment if no supplemental information is received as required by any local, state or federal law.

Owner/Agent will:

(b) Notify applicant of the results of Owner/Agent's review within a reasonable time after receipt of all required information.

OREGON CRITERIA FOR CO-SIGNERS

A co-signer does not occupy the unit but is jointly and severally responsible for all financial obligations of the rental agreement. A qualified co-signer must complete a separate Co-Signer Application, pay the screening charge, and meet the following criteria. Approved co-signers must sign a guaranty agreement at lease signing.

GENERAL STATEMENTS

Current, positive, government-issued photo identification that allows Owner/Agent to adequately screen for criminal and or credit history will be required.
Each applicant will be required to qualify individually or as per specific criteria areas.
Inaccurate, incomplete or falsified information will be grounds for denial of the application.

INCOME CRITERIA

Monthly income must be equal to or greater than 4 times the stated rent, and must be from a verifiable, legal source. In the City of Portland, monthly income must be equal to or greater than 3 times the stated rent, and must be from a verifiable, legal source.
Twelve months of verifiable employment will be required if used as a source of income.
Applicants using self-employment income will have their records verified through the state corporation commission, and will be required to submit records to verify their income, which records may include the previous year's tax returns.

RENTAL HISTORY CRITERIA

Twelve months of verifiable contractual rental history from a current unrelated, third party landlord, or home ownership, is required.
Three or more notices for nonpayment of rent within one year will result in denial of the application.
Three or more dishonored checks within one year will result in denial of the application.
Rental history reflecting any past due and unpaid balances to a landlord will result in denial of the application, except for unpaid rent, including rent reflected in judgments or referrals of debt to a collection agency, that accrued on or after April 1, 2020 and before March 1, 2022.

EVICTION HISTORY CRITERIA

CREDIT CRITERIA

A minimum credit score of 700 is required.
Ten or more unpaid collections (not related to medical expenses) will result in denial of the application.

FAIR HOUSING LAWS

CRIMINAL CONVICTION CRITERIA

Upon receipt of this application and the screening fee, Owner/Agent will conduct a search of public records to determine whether applicant has a "Conviction" (which means: charges pending as of the date of the application; a conviction; a guilty plea; or no contest plea), or pending criminal charges that have not yet been adjudicated for any crime involving financial fraud, including identity theft and forgery. Any Conviction or pending criminal charges that have not yet been adjudicated within the last seven years will result in a denial of the application. Co-signers are not screened for other criminal history.

City of Portland Applicant Notices

SB 282 prohibits landlords from considering any court eviction actions that occurred between April 2, 2020 and March 1, 2022 when screening an applicant, regardless of the outcome of the case and regardless of the reason for the eviction

SB 282 also prohibits landlords from considering an applicant’s unpaid rent, including rent reflected in court judgements, or referrals of debt to a collection agency, that accrued on or after April 1, 2020 and before March 1, 2022.

Right to Request a Modification or Accomodation Notice (pdf)

Download

Statement of Applicant Rights and Responsibilities Notice (pdf)

Download

Application and Screening Minimum Income Requirement Notice (pdf)

Download

Pet Policy

Pet policies vary by property and must be approved by owner/management. Please contact us for details on whether pets are allowed at your property. Generally when pets are permitted, we allow:

A maximum of 2 dogs per apartment
A maximum of 3 pets total per apartment
Pets must be at least 1 year of age (no puppies or kittens)

For the safety and comfort of all residents, certain breeds are restricted due to size or behavioral traits commonly associated with aggression and/or weight exceeding 100lbs. The following breeds, or any mixes of these breeds, are not permitted:

Akita Mastiff
Alaskan Malamute Pit Bull
Boxer Staffordshire Terrier
Cane Corso Presa Canario
Chow Chow Rottweiler
Doberman Pinscher Shar Pei
German Pinscher Siberian Husky
Great Dane Wolf-hybrid

Breed, age, weight, and quantity restrictions, and all pet deposits, pet fees, and pet rent, do not apply to service animals or support animals. Assistance animals are not pets and are handled through the reasonable accommodation process under fair housing law.

Frequently Asked Questions

If you can't find an answer to your question below please email info@timberlinepmg.com

How much is the pet rent?

Pet rent varies by property. Any pet rent fees will be clearly outlined in your rental agreement and the pet agreement addendum. Pet rent generally ranges from $20/mo to $75/mo, depending on the property.

How much is the pet deposit/fee?

The pet deposit/fee varies by property. A pet deposit will be refundable while a pet fee typically is non-refundable. Generally the pet deposit, a one-time fee, ranges from $200 to $500 either due upon lease signing or prior to move in.

Do you accept pets other than Cats and/or Dogs?

We are flexible and welcome all types of pets. Unfortunately, pet policies are set by the owner and vary by property. All pets must be approved by owner/management. Please contact your property manager if you are considering adding a new pet to your household or would like details on what types of pets are allowed in your property.

Do you accept Assistance Animals? (ESA, Companion, Comfort, etc.)

Service animals, emotional support animals (ESAs), and companion animals are not considered pets and are addressed separately under Fair Housing guidelines. If you have a service, support, or companion animal, please contact your Property Manager for more information on the documentation and accommodation process.

Notice to Vacate / End of Lease

Thinking of Moving Out?

All residents are required to provide a 30-day Written Notice to Vacate prior to the end of their lease if they plan to move out on time. Please contact us immediately at info@timberlinepmg.com to obtain a 30 Day Notice to Vacate.

As part of the notice, we require the exact date the unit will be vacant so we can accurately advertise availability and coordinate with cleaners, painters, contractors, etc. We require a forwarding address. If you do not vacate on or before the date provided in the notice, additional penalties may apply.

If you need to move out earlier than your lease end date (commonly referred to as breaking your lease), please be aware that certain costs may apply. These costs are designed to cover the owner’s expenses and potential loss while the property is re-rented.

Possible lease-break costs include:

Lost Rent – Rent owed until the property is re-rented.
Utilities – Residents must keep utilities active in their name until a new resident takes occupancy.
Leasing Fee Reimbursement – Equal to 50% of one month’s rent.
Rental Rate Difference – If the property is re-rented at a lower rate, you are responsible for the difference for the remaining term of your lease. Example: If you have 6 months remaining and the unit re-rents at $50/month less, you would owe $300 ($50 × 6).

Moving Out? How to give proper notice

Download our 30 Day Notice to Vacate and Move-Out instructions below. Please email the notice to vacate to info@timberlinepmg.com at least 30 day's prior to your move-out date.

30 Day Notice to Vacate and Move-Out Instructions

Breaking Your Lease Agreement

What's Next?

If you need to end your lease early, you’re responsible for ensuring the property owner doesn’t experience financial loss. Our role is to help minimize your costs by reducing how long the property sits vacant.

The best way to do this is through clear and timely communication. Please let us know as soon as possible so we can begin marketing the property, scheduling & conducting showings and securing a new tenant quickly.

Reminder: This does not change the terms of your lease. Rent is due on the 1st and late fees will apply if not received by the end of the grace period.

Lease Break Fees

To minimize the costs incurred from breaking your lease, please provide us with plenty of notice to vacate and allow a flexible showing schedule. The more tours we conduct, the faster we will be able to rent the unit.

If you need to end your lease early, please review the Fees section on Page 1 and/or the Early Termination of Fixed Term Tenancy section of your rental agreement (Paragraph 4, Page 2). This outlines whether your lease has a predetermined lease break fee or if you're responsible for actual damages.

Actual Damages vs. Early Termination Fee

If your lease specifies a lease break fee: You will be responsible for paying that amount as outlined on Page 1 in your rental agreement.

If your lease does NOT specify a lease break fee: You will be responsible for covering the actual damages incurred by the property owner. Actual damages may include, but are not limited to, the following:

Lost Rent – Rent owed for the time the unit remains vacant.
Utilities – Must stay active in your name until a new resident moves in.
Leasing Costs – Typically 50% of one month’s rent to cover re-leasing expenses.
Concessions/Credits – Repayment of any discounts or move-in incentives received.
Rental Rate Difference – If re-rented at a lower rate, you pay the difference for the remainder of the lease.
Damages – Repair or cleaning charges beyond normal wear and tear.

Copyright © 2026 Timberline Property Management Group LLC - All Rights Reserved. OR license #201262547. We are an equal housing opportunity provider. We do not discriminate on the basis of race, color, sex, sexual orientation, gender identity, age, national origin, religion, disability, marital status, familial status, source of income, immigration or citizenship status, or any other class protected by applicable law. Timberline Property Management Group is dedicated to the principle of equal access for people with disabilities in compliance with the Americans with Disabilities Act (ADA) and HUD guidelines. Please contact us at info@timberlinepmg.com or call (503) 506-8873 should you have any questions, comments or concerns regarding any accessibility issues.

Rental Criteria

Application Process

Application Turnaround Time

Upon Approval – Important Next Steps

Renter's Insurance

Smoking Policy

Security Deposit Limits (City of Portland properties)

Screening Criteria

OREGON RENTAL SCREENING CRITERIA — City of Portland — FINANCIALLY RESPONSIBLE

OREGON RENTAL SCREENING CRITERIA — City of Portland — NON-FINANCIALLY RESPONSIBLE

OREGON RENTAL CRITERIA FOR RESIDENCY (NOT FOR CITY OF PORTLAND)

OREGON CRITERIA FOR CO-SIGNERS

City of Portland Applicant Notices

Pet Policy

Frequently Asked Questions

Notice to Vacate / End of Lease

Thinking of Moving Out?

Moving Out? How to give proper notice

Breaking Your Lease Agreement

What's Next?

Lease Break Fees

Actual Damages vs. Early Termination Fee

Questions?

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