(503) 292-8125

Application Process & Criteria

Application Process and Rental Agreement Fees

Thank you for applying for a rental home with Jim McNeeley Real Estate. We would like to go over some of our policies and procedures so you know what to expect from your potential future landlord.

Viewing the Property

What is Required
The following is required for each adult (18 or older) in order to consider an application complete.

Please read below for our specific screening criteria. We process completed applications on a first come, first serve basis. Your application, screening fee, photo ID, verification of income, and all additional documents must be completely submitted in order to be considered complete. We will refund your screening fee if a previous applicant has been approved or if you were not screened for any reason.

Application Steps
Applications online can be filled out by visiting our list of RENTAL PROPERTIES.

Processing the Application

The processing of your application will result in 4 possible outcomes:

Your application, screening fee, photo ID, verification of income, and all additional documents must be completely submitted in order to be considered. If the application is approved, applicants will have 24 hours from the time of notification to confirm acceptance of property.

Applicants will have 48 hours from the time of notification to either execute a rental agreement and make all deposits required there under or make a deposit to hold the unit and execute a reservation deposit agreement which will provide for the forfeiture of the deposit if applicants fail to occupy the unit. If applicants fail to timely take the steps required above, they will be deemed to have refused the unit and the next application for the unit will be processed.

If a co-signer is required, a completed co-signer application, screening fee, ID, verification of income, and all additional documents must be completely submitted in order to be considered.

Security Deposits

It is the tenant’s responsibility to put the utilities into their name for which they are responsible before their move in date. Further instructions will be provided for you once you are approved for the property.

 

Rental Agreement & Fees

REMOVING OR TAMPERING - It is a violation of law to remove or tamper with a properly functioning smoke detector or alarm, including removing working batteries or non-payment of electrical service which renders the device inoperative. Should the tenant or someone under their control cause the smoke detector to be inoperative the landlord may assess a penalty of $250.00 and/or terminate the rental agreement.

KEYS AND CARBON MONOXIDE DETECTORS - If all keys, garage door openers and Carbon Monoxide Detectors or their User Manual(s) initially given to tenant(s) are not returned upon move out, $15 per key, $75 per garage door opener and $70 per Carbon Monoxide Detectors will be withheld from the security deposit. Typically JMRE does not have copies of mail keys for security purposes. If no mail key is given tenant is responsible for obtaining a key from the post office that services their address. Frequently the post office will charge a fee of approx. $25-$50

A $50 fee will be imposed for the following rental agreement violations:

Again thank you for considering Jim McNeeley Real Estate as your landlord. We look forward to working with you and offering you exceptional customer service!


Rental Criteria for Residency
At Jim McNeeley Real Estate and Property Management, Inc., we are committed to selecting tenants in a fair and equitable manner regardless of race, color, national origin, religion, gender, familial status, disability, marital status, source of income, sexual orientation including gender identity, honorably discharged veterans / military status, and domestic violence victims.

Occupancy Policy

General Statements

Income Criteria

Employment Criteria

Rental Criteria

Credit Criteria

Screening Reports
Screening reports obtained through our company during the screening process can be used within 30 days of the screening date if applicant(s) wishes to transfer application(s) to a different property than originally applied to be re-considered for a different property that is available. Applicants who wish to transfer their applications to a different property after 30 days of a screening report being ran will need to re-apply and be re-screened per the original application process.

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 reside 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.

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 or expunged records.

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.

  1. Felonies involving: murder, manslaughter, arson, rape, kidnapping, child sex crimes, or manufacturing or distribution of a controlled substance.
  2. 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.
  3. 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.
  4. 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.
  5. 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:
    1. Letter from parole or probation office;
    2. Letter from caseworker, therapist, counselor, etc.;
    3. Certifications of treatments/rehab programs;
    4. Letter from employer, teacher, etc.
    5. Certification of trainings completed;
    6. Proof of employment; and
    7. Statement of the applicant.

Owner/Agent will:

  1. 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.
  2. Notify applicant of the results of Owner/Agent’s review within a reasonable time after receipt of all required information.
  3. 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.

Pending charges or outstanding warrants for any of the above will result in the suspension of the application process until the issues are resolved. No unit will be held waiting resolution of the pending charges.

Smoking/Pets/ Marijuana

Disabled Accessibility
Jim McNeeley Real Estate allows existing premises to be modified at the full expense of the disabled person. We may ask that the disabled person agrees to restore the premises to the original condition at their expense. We require:

Cosigner Requirements

Application check list:

To fill out an online application:

Jim McNeeley Real Estate and Property Management, Inc.

1519 SW Marlow Avenue
Portland, OR 97225

Ph: (503) 292-8125
Fax: (503) 292-4597
Toll Free: 888-626-3353
info@mcneeley.com

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