Archive: Oct 2022

  1. HUD Continuum of Care Housing

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    To find out if you live in a Continuum of Care housing program, you may look up your rental property or program.

    Some HUD Continuum of Care subsidies are administered by the Philadelphia Housing Authority (PHA). If your property is on the PHA project-based list, you can find information about your subsidy in PHA Project-Based Housing.

    For Continuum of Care Rapid Rehousing (RRH) go to Rapid Rehousing.

    Recertifications

    • Regular Recertification. HUD Continuum of Care Housing tenants recertify their household information and income every year. They usually submit information and documents in person at the management or program office. 
    • Interim Recertification. If there are changes in household size or income between recertifications, HUD Continuum of Care tenants must request an interim recertification within 30 days to add/remove a household member or increase/decrease the rent. 
    • Rent Calculation. HUD Continuum of Care tenant rent is calculated as approximately 30% of their monthly income minus a utility allowance. All tenants who pay for utilities have a utility allowance included in their rent calculation. 
    • For more information about recertifications and rent calculation in HUD Continuum of Care Housing, go to the HUD Handbook 4350.3 Chapter 7, Sections 1 and 2. 

    Transfers / Moves

    Transferring

    • Requesting transfer. Tenants who want to move from their HUD Continuum of Care housing unit may submit a transfer request to their property manager or program manager.  
    • For Project-Based Continuum of Care Housing, the property manager may facilitate transfer to a different unit within the same development or another development owned by the same owner. For transfers to a different development, tenants or their case managers may request that the Office of Homeless Services (OHS) facilitate a transfer. 
    • For Tenant-Based Continuum of Care Housing, the case manager or program manager may facilitate transfer to a different unit at the end of the lease term. Tenants may also terminate the lease early and transfer for good cause, such as a reasonable accommodation for disability. 
    • Domestic Violence Transfers. If a tenant needs to move for reasons related to violence in the home from an intimate partner or family member, the Violence Against Women Act (VAWA) requires the owner, property manager or program manager to assist with a transfer. The Office of Homeless Services may also assist with such transfers. 

    Moving out

    • For Project-Based HUD Continuum of Care housing, if a tenant is evicted or moves out of their unit voluntarily, they lose their housing subsidy. 
    • For Tenant-Based HUD Continuum of Care housing, if a tenant is evicted or moves out of their HUD Continuum of Care unit voluntarily, they may try to transfer their subsidy to a new unit. However, the program may move to terminate the tenant from the program for reasons relating to the eviction or move out. See subsidy termination below. 
    • For more information about transfers and moves in HUD Continuum of Care Housing, see the HUD Handbook 4350.3 Chapter 7 Section 3.

    Repairs

    • Requesting repairs. HUD Continuum of Care tenants may request repairs by phone or by mailing a letter to the property manager or owner. Case managers may also assist with requesting and advocating for repairs. 
    • Inspections. The Office of Homeless Services may inspect the property, issue violations and stop subsidy payments to the owner, if the property does not meet Housing Quality Standards. 
    • Complaint Line. Tenants may submit complaints regarding repairs or other administrative issues by contacting the Office of Homeless Service at 215-686-4700 or ohs-generalinfo@phila.gov. 
    • For more information about a tenant’s legal rights to address repair issues, go to Repairs.

    Eviction

    • Good Cause Protection (Project-Based Continuum of Care Housing only). The HUD Continuum of Care owner or property manager must renew leases at the end of a lease term and can only terminate a lease for non-payment of rent or breach of a condition of the lease. 
    • For additional information about the eviction process, go to Evictions.

    Subsidy Termination

    • Grounds.  A HUD Continuum of Care owner or program may terminate a tenant’s subsidy for failing to follow program rules. Common reasons for termination include: failure to recertify, failure to comply with house rules or behavioral contracts, failure to comply with a payment agreement, failure to maintain utilities, or other breach of the lease agreement. 
    • Hearing Process. In terminating assistance to a program participant, the owner or program must provide a formal process that includes providing written notice of termination, a review of the decision in which the program participant is given the opportunity to present written or oral objections, and prompt written notice of the final decision. 
    • Hard to House Population Protection. The owner or program providing permanent supportive housing for hard-to-house populations of homeless persons must exercise judgment and examine all extenuating circumstances in determining when violations are serious enough to warrant termination so that a program participant’s assistance is terminated only in the most severe cases. 
    • For more details about Termination, see the Continuum of Care Interim Rule Section 578.91 or HUD Handbook 4350.3 Chapter 8 or get legal help.

    Rules and Regulations 

  2. PHA Project-Based Housing

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    To find out if you live in project-based housing with the subsidy administered by the PHA Project-Based Department, you may look up your rental property or find your property on this PHA Project-Based Department list. 

    NOTE: Some project-based housing developments administer their own subsidies. If you live in project-based housing and PHA is not involved, please see HUD Project-Based Housing (Section 8, Section 202, Section 811).

    Recertification

    • Regular Recertification. PHA Project-Based tenants recertify their household information and income every two years. They can submit information and documents online, by mail or in person at 2013 Ridge Ave. Important note: Some PHA Project-Based tenants will also have to recertify annually with their property manager for compliance with the Low-Income Housing Tax Credit (LIHTC) program. 
    • Interim Recertification. If there are changes in household size or income between recertifications, the tenant may request an interim recertification to add/remove a household member or reduce the rent. PHA Project-Based tenants do not need to report increases in income between recertifications unless they told PHA they had zero income at their last recertification. 
    • Rent Calculation. PHA Project-Based tenant rent is calculated as approximately 26-28% of their monthly income minus a utility allowance. All tenants who pay for utilities have a utility allowance included in their rent calculation. 
    • For more information about recertifications in PHA Project-Based housing, go to Chapters 8, 9, 10 and 16 of the PHA Administrative Plan. 

    Transfer/Moves 

    • Requesting transfer. Tenants who want to move from their PHA Project-Based unit may submit a transfer request to their property manager. The property manager may facilitate transfer to a different unit within the same development or another development owned by the same owner. 
    • Domestic Violence Transfers. If a tenant needs to move for reasons related to violence in the home from an intimate partner or family member, the Violence Against Women Act (VAWA) requires the PHA Project-Based development owner to assist with transfer if they own other project-based developments. If the owner does not have an available unit, then PHA is required to facilitate transfer to a different PHA Project-Based unit or in certain circumstances issue a Section 8 Housing Choice Voucher. 
    • Repair Transfers. For transfers due to failed inspection, PHA is required to facilitate transfers to a different PHA Project-Based unit or in certain circumstances issue a Section 8 Housing Choice Voucher 
    • Moving Out. If a tenant is evicted or moves out of a PHA Project-Based unit voluntarily, they lose their housing subsidy. 
    • For more information about transfers in PHA Project-Based housing, see Chapters 17 and 23 of the PHA Administrative Plan. 

    Repairs

    • Requesting repairs. PHA Project-Based tenants may request repairs by phone or by mailing a letter to the management office or owner. 
    • Inspections. PHA inspects PHA Project-Based units every two years. Tenants may request a PHA inspection by phone 215-684-2285 or by email hcvinspections@pha.phila.gov. PHA is required to stop payments to the landlord after two consecutive failed inspections. 
    • For more information about a tenant’s legal rights to address repair issues, go to Repairs.

    Eviction

    • Good Cause Protection. PHA Project-Based owners must renew leases at the end of a lease term and can only terminate a lease for non-payment of rent or breach of a condition of the lease. 
    • For additional information about the eviction process, go to Evictions.

    Rules & Regulations

    • The PHA Administrative Plan outlines the rules for project-based housing administered by the PHA Project-Based department.  
    • Many of the housing developments administered by the PHA Project-Based department are also Low Income Housing Tax Credit (LIHTC) housing, so tenants may also be asked to comply with LIHTC regulations as established by the Pennsylvania Housing Finance Agency (PHFA).

     

  3. HUD Project-Based Housing (Section 8, Section 202, Section 811)

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    To find out if you live in HUD Project-Based Housing with the subsidy administered by the owner, look up your rental property.

    Some Section 8 Project-Based housing subsidies are administered by the Philadelphia Housing Authority (PHA). If your property is on the PHA project-based property list, you can find information about your subsidy in our PHA Project-Based article.

    Recertification

    • Regular Recertification. HUD Project-Based Housing tenants recertify their household information and income every year. They can submit information and documents by mail or in person at the management office. 
    • Interim Recertification. If there are changes in household size or income between recertifications, HUD Project-Based tenants must request an interim recertification within 30 days to add/remove a household member or increase/decrease the rent. 
    • Rent Calculation. HUD Project-Based Housing tenant rent is calculated as approximately 30% a tenant’s monthly income minus a utility allowance. All tenants who pay for utilities have a utility allowance included in their rent calculation. 
    • For more information about recertifications in HUD Project-Based Housing, go to Chapter 7 Sections 1 and 2 of HUD Handbook 4350.3

    Transfers / Moves

    • Requesting transfer. Tenants who want to move from their HUD Project-Based Housing unit must submit a transfer request to their property manager. Tenants can only be transferred to another unit within the same development or another HUD Project-Based development managed by the same owner. 
    • Domestic Violence Transfers. If a tenant needs to move for reasons related to violence in the home from an intimate partner or family member, the Violence Against Women Act (VAWA) requires owner to assist with transfer if they have other project-based housing developments. 
    • Moving Out. If a tenant is evicted or moves out of a HUD Project-Based housing unit voluntarily, they lose their housing subsidy. 
    • For more information about transfers in HUD Project-Based Housing, Chapter 7, Section 3 of HUD Handbook 4350.3. 

    Repairs

    • Requesting repairs. HUD Project-Based tenants may request repairs by phone or by mailing a letter to the management office or owner. 
    • Complaint Line. Tenants may submit complaints regarding repairs or other administrative issues by visiting Multifamily Asset Managers or calling (877) 253-7709. 
    • For more information about a tenant’s legal rights to address repair issues, go to Repairs.

    Eviction 

    • Good Cause Protection. HUD Project-Based owners must renew HUD project-based leases at the end of a lease term and can only terminate a lease for non-payment of rent or breach of a condition of the lease. 
    • For additional information about the eviction process, go to: Evictions.

    Rules

  4. Eviction Diversion Program: Mediation Pathway

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    I received a message to contact the Save Your Home Philly hotline to be scheduled with a housing counselor. What do I do next?

    • If you were assigned the Mediation Pathway, contact the Save Your Home Philly Hotline to be scheduled with a housing counselor Monday-Friday from 9am to 4pm 215-334-4663 #3.
    • If you were assigned the Direct Negotiation Pathway, review our article about the Eviction Diversion Program: Direct Negotiation Pathway.

    Why should I participate in the program?

    The Eviction Diversion Program can be good for tenants because attending eviction court is often stressful and can end with you being evicted AND getting a judgment on your record. Many landlords also want to participate in the program to avoid paying costly attorney and filing fees, attending hearings and evicting tenants. In addition, some tenants may be eligible for Targeted Financial Assistance (TFA).

    What should I do to prepare for mediation?

    1. Meet with your free housing counselor to review your finances, discuss your goals and prepare a proposal. Your housing counselor will attend mediation to support you in reaching an agreement.
    2. Collect any documentation you have such as your lease, proof of rent payments or texts, emails or letters relating to your rental property.
    3. Explore any additional resources offered by your housing counselor to help resolve the dispute.

    What happens at mediation?

    Mediation is a telephone call.  Landlords and tenants receive automated notices with the date and time of mediation as well as the call in code.  On the call, a trained mediator helps guide the conversation.  The landlord says what the landlord wants.  The tenant and housing counselor share the tenant’s goals and available resources.

    If the landlord and tenant reach an agreement, the mediation coordinator writes down the agreement and provides a copy to both parties.  It’s important all issues are addressed to help prevent an eviction filing in court.  Both parties review the agreement and follow the agreed steps.  These steps may include regular payments from the tenant and other issues the parties want to resolve such as repairs, utility bills and access to the property.

    Mediation is not a courtroom and there is no judge to decide who is right or wrong.  Instead, mediation is a first option to prevent eviction court filings whenever possible.

    For help with legal issues, attend a TURN tenants’ rights workshop or contact the Philly Tenant Hotline 267-443-2500. For more details about good faith participation in the program and other resources, visit https://eviction-diversion.phila.gov/#/About

  5. What is the Philadelphia Eviction Diversion Program?

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    What is the Eviction Diversion Program?

    The City of Philadelphia’s Eviction Diversion Program (EDP) helps landlords and tenants resolve issues before the legal process of eviction.

    As of January 2022, all landlords must apply and be approved for the Eviction Diversion Program and participate in good faith for at least 30 days before filing an eviction in court. This is an opportunity for tenants to work out agreements to avoid the legal process of eviction and related court records. For the law, see Philadelphia Code 9-811 “Eviction Diversion Program”. 

    Why should I participate in the program?

    The Eviction Diversion Program can be good for tenants because attending eviction court is often stressful and may end with you being evicted AND getting a judgment on your record. Many landlords also want to participate in the program to avoid paying costly attorney and filing fees, attending hearings and evicting tenants. In addition, some tenants may be eligible for Targeted Financial Assistance (TFA).

    I got a Notice of Diversion Rights from my landlord.  What’s my next step?

    The Notice of Diversion Rights should look like this:

    Your next steps are:

    1. Start negotiating. Contact your landlord right away and use our negotiating materials to make a proposal.  You do not need to wait for program approval to reach an agreement.
    2. Check the program status. Ask your landlord if the application to the Eviction Diversion Program was approved and ask for the identifying number starting with “EVP-“ to check the status https://eviction-diversion.phila.gov/#/Status
    3. Call the hotline. After 7 days, if you do not receive an update from the landlord or a text/email message from the program, you may contact the Eviction Diversion Program Tenant Hotline for an update Monday-Friday from 9am to 4pm at 215-523-9501.

    I received an email or text message to negotiate directly with my landlord.  What do I do?

    You have 30 days to negotiate directly with your landlord before they can file in court. Learn more about Direct Negotiation and what you can do to make the most of this opportunity.

    I received an email or text message to contact the Save Your Home Philly hotline to be scheduled with a housing counselor.  What does that mean?

    Some tenants with lower amounts owed or other factors may be assigned a free housing counselor and a mediation session for additional support to help reach an agreement and prevent the case from going to court.

    If you are selected for mediation, contact the Eviction Diversion Program Tenant Hotline to be scheduled with a housing counselor Monday-Friday from 9am to 4pm 215-523-9501.

    Learn more about Mediation and what you can do to make the most of this opportunity.

    Can I get a housing counselor?

    Unfortunately, not all tenants are provided with housing counselors and mediation. If you believe all tenants should have additional resources like a free housing counselor, contact your City Council member and tell them you believe all tenants need housing counseling and mediation before their landlord files in court.

    For more details about good faith participation in the program and other resources, visit the City of Philadelphia’s Eviction Diversion Program site.

    What is the status of my landlord’s EDP application?

    Landlords must successfully submit an application for EDP and participate in good faith for a least 30 days before attempting to evict through court. You can check the status at any time here: https://eviction-diversion.phila.gov/#/Status

    For more information on how to check the status of your landlord’s application and what the status outcomes mean, check here: https://phillytenant.org/what-is-the-status-of-my-landlords-edp-application/

  6. Alternatively Managed Entities (AME) Public Housing

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    To find out if you live in AME Public Housing, look up your rental property or development.

    Recertification

    • Regular Recertification. Most AME Public Housing tenants recertify their household information and income every year. They can submit information and documents by mail or in person at the management office. 
    • Interim Recertification. If there are changes in household size or income between recertifications, AME Public Housing tenants must request an interim recertification within 30 days to add/remove a household member or increase/decrease the rent. 
    • Rent Calculation. AME Public Housing tenant rent is calculated as approximately 30% of their monthly income minus a utility allowance. All tenants who pay for utilities have a utility allowance included in their rent calculation. 
    • For more information go to Public Housing Occupancy Guidebook: Reexaminations

    Transfers / Moves

    • Requesting transfer. Tenants who want to move from their AME public housing unit must submit a transfer request to their property manager. Tenants can only be transferred to another unit within the same development or another AME Public Housing development managed by the same owner. 
    • Moving Out. If a tenant is evicted or moves out of an AME public housing unit voluntarily, they lose their housing subsidy. 
    • For more information go to Public Housing Occupancy Guidebook: Transfers

    Repairs

    • Requesting repairs. AME Public Housing tenants may request repairs by phone or by mailing a letter to the management office. 
    • Grievance Hearing Request. AME Public Housing tenants may request an informal grievance hearing to address repair issues. 
    • For more information about a tenant’s legal rights to address repair issues, go to Repairs.

    Eviction

    • Right to Grievance Hearing. Prior to any court process, AME Public Housing tenants have a right to request a Grievance Hearing after receiving a Lease Termination Notice. So long as the tenant submits a grievance hearing request on time, the AME Public Housing owner may not proceed with the eviction process until the Grievance Hearing Request is resolved. 
    • Good Cause Protection. AME Public Housing owners must renew public housing leases at the end of a lease term and can only terminate a lease for non-payment of rent or breach of a condition of the lease. 
    • For additional information about the eviction process, go to Evictions.

    Rules & Regulations

    • The HUD Public Housing Occupancy Guidebook outlines the rules for AME Public Housing and tenants in these public housing developments. 
    • Many AME Public Housing developments are also Low Income Housing Tax Credit (LIHTC) housing, so tenants may also be asked to comply with LIHTC regulations as established by the Pennsylvania Housing Finance Agency (PHFA). 

  7. Philadelphia Asset & Management Company (PAPMC) Public Housing

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    To find out if you live in PAPMC Public Housing, look up your rental property.

    Recertification

    • Regular Recertification. PAPMC Public Housing tenants recertify their household information and income every year. They can submit information and documents by mail or in person at the management office. 
    • Interim Recertification. If there are changes in household size or income between recertifications, PAPMC Public Housing tenants must request an interim recertification within 30 days to add/remove a household member or increase/decrease the rent. 
    • Rent Calculation. PAPMC Public Housing tenant rent is calculated as approximately 30% of a household’s monthly income minus a utility allowance. All tenants who pay for utilities have a utility allowance included in their rent calculation. 
    • For more information see Reexaminations in the Public Housing Occupancy Guidebook.

    Transfer/Moves

    • Requesting transfer. Tenants who want to move from their PAPMC public housing unit must submit a transfer request to their property manager. 
    • Waitlists. PAPMC maintains waitlists for transfers based on levels of urgency.
    • Moving Out. If a tenant is evicted or moves out of a PAPMC public housing unit voluntarily, they lose their housing subsidy. 
    • For more information about transfers in PAPMC public housing, go Transfers in the Public Housing Occupancy Guidebook.

    Repairs

    • Requesting repairs. PAPMC Public Housing tenants may request repairs by phone or by mailing a letter to the management office. 
    • Grievance Hearing Request. PAPMC uses the PHA Grievance Hearing process to handle grievances. If PAPMC does not address the repair issue, tenants may submit a Grievance Hearing Request Form to bring attention to the issue. The Grievance Hearing process is the most effective way to get repairs completed. PAPMC Public Housing tenants should exercise caution when withholding rent.
    • For more information on the Grievance Process visit How can I request a grievance hearing with PHA?
    • For more information your legal rights to address repair issues go to Repairs.

    Eviction

    • Right to Grievance Hearing. Prior to any court process, PAPMC Public Housing tenants have a right to request a Grievance Hearing after receiving a Lease Termination Notice. So long as the tenant submits a Grievance Hearing request on time, PAPMC may not proceed with the eviction process until the Grievance Hearing Request is resolved. 
    • Good Cause Protection. PAPMC must renew public housing leases at the end of a lease term and can only terminate a lease for non-payment of rent or breach of a condition of the lease. 
    • For additional information about the eviction process, go to Evictions.

    Rules and Regulations

  8. PHA Conventional & Scattered Site Public Housing

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    To find out if you live in PHA Public Housing, look up your rental property or development.

    Recertification

    • Regular Recertification. Most PHA Public Housing tenants recertify their household information and income every two years. They can submit information and documents online, by mail or in person at the management office. 
    • Interim Recertification. If there are changes in household size or income between recertifications, PHA Public Housing tenants may request an interim recertification to add/remove a household member or reduce the rent. PHA Public Housing tenants do not need to report increases in income between recertifications unless they told PHA they had zero income at their last recertification. 
    • Rent Calculation. PHA Public Housing tenant rent is calculated as approximately 26-28% of the household’s monthly income minus any utility allowance. All tenants who pay for utilities have a utility allowance included in their rent calculation.
    • For more information about recertifications in PHA Public Housing, go to the Admissions and Continued Occupancy Policy (ACOP), Chapter 12.

    Transfer / Moves

    • Requesting transfer. Tenants who want to move from their PHA public housing unit must submit a transfer request to their property manager.  
    • Waitlists. PHA generally prioritizes public housing transfers as follows (highest to lowest):
      1. Emergency Maintenance/Public Safety 
      2. Domestic Violence from an intimate partner or family member 
      3. Accessibility and Reasonable Accommodation for people with a disability
      4. Displacement due to redevelopment 
      5. Underhoused (too many household members in one unit) and over-housed (too few household members in one unit) 
    • Moving Out. If a tenant is evicted or moves out of a public housing unit voluntarily, they lose their housing subsidy. 
    • For more information about transfers in PHA Public Housing, go to the Admissions and Continued Occupancy Policy (ACOP), Chapter 15.

    Repairs

    • Requesting repairs. PHA Public Housing tenants may request repairs online, by phone or by mailing a letter to the management office. 
    • Grievance Hearing Request. If PHA does not address the repair issue, tenants may submit a Grievance Hearing Request Form to bring attention to the issue. The PHA Grievance Hearing process is an effective way to get attention to repair issues. PHA Public Housing tenants should exercise caution before withholding rent.
    • For more information about the Grievance Hearing Process, go to Can I request a grievance hearing with PHA?
    • For more information about a tenant’s legal rights to address repair issues, go to Repairs. 

    Eviction

    • Right to Grievance Hearing. Prior to any court process, PHA Public Housing tenants have a right to request a Grievance Hearing after receiving a Lease Termination Notice. So long as a tenant submits a Grievance Hearing request on time, PHA may not proceed with the eviction process until the Grievance Hearing Request is resolved. 
    • Payment Agreement. Prior to any court process, PHA Public Housing tenants have a right to request a payment agreement. 
    • Good Cause Protection. PHA must renew public housing leases at the end of a lease term and can only terminate a lease for non-payment of rent or breach of a condition of the lease. 
    • For additional information about the eviction process, go to Evictions. 

    Rules & Regulations

    The Admissions and Continued Occupancy Policy (ACOP) establishes rules for PHA and tenants in these developments. 

  10. How do I find a rental property?

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    Where do I start looking for housing? 

    On the private rental market, you can use the following resources to find available units: 

    • Websites: Look for housing on Zillow, Craigslist, AffordableHousing.com, Apartments.com, or Roommates.com. 
    • Word of mouth: Ask for ideas from friends and family or, if you have a good relationship with your landlord, ask about recommendations or other properties they have. 
    • On foot: Walk around your desired neighborhoods and look for “For Rent” signs. 

    How should I narrow down my housing search? 

    Things to consider during your search: 

    • Rent: Many private landlords require your income to be 3 times your monthly rent. Narrow your search to apartments where the rent is close to one third of your monthly income. 
    • Size: Consider the number of people in your household and the number of bedrooms they need. You can think about sharing rooms or looking for a roommate to save on rent. You can use Facebook or Roommates.com to look for a roommate.  
    • Neighborhood: Begin your housing search in a neighborhood close to family, friends, work, or other locations you frequent. Looking for housing near family and friends also allows you to get recommendations and ideas from people you know. 
    • Pets: Some units will allow pets, others will not. Many require an additional fee (flat or monthly) for pets. If you have a service or support animal, you can request that the landlord allow your animal as a reasonable accommodation to their policy. Please see the Reasonable Accommodations article for more information. 
    • In-Person Showing: Submitting applications can be expensive and time-consuming. If you find a unit that you are interested in, consider scheduling a showing with the landlord or property manager. This also gives you an opportunity to meet them and present your strengths as a tenant in person.  
    • Accessibility: If you have a disability and specific accessibility needs, it is important to have a list prepared to review with prospective landlords. Accessibility features may include: accessible parking, flat / no-step entry, ramps, wide doorways, lower light switches or counter tops, a walk-in / roll-in shower, or a T-Turn radius kitchen or bathroom. Many housing search engines provide the option of filtering results by accessibility needs. You can also find a list of vacant accessible housing units through the Housing and Disability Technical Assistance Program Home Finder tool.  

    What challenges will I encounter during my housing search and what can I do about them? 

    Landlords often have a list of things to check about a tenant when reviewing applications.  

    However, landlords may have different requirements, so it’s important to understand your potential landlord’s screening criteria. Some landlords may be more flexible than others, so you should be prepared to advocate for yourself by presenting your strengths as a tenant and explaining things that may be flagged on your application. Local landlords who own a few properties are often more flexible than corporate landlords. 

    Landlords are required to follow the Renters’ Access Act, which limits what they can and can’t consider during the application process.

    Income: Many landlords require applicants to demonstrate income that is at least 3 times the monthly rent. They may ask for proof of income, including pay stubs or benefits statements. 

    • If your income does not meet your landlord’s requirements, you can ask a family member or friend to act as a cosigner who will guarantee your rent payments.  

    Credit: Landlords will often run a credit check. However, under the Renters Access Act, they cannot use your credit score as the only reason to deny your application. Many landlords use credit checks to see whether you have a history of on-time rental payments.  

    • If you know your credit score is low, but you have paid rent on time, communicate that to your landlord and be ready to provide proof of on-time rent payments.  
    • If you are not sure why your credit score is low, reach out to Clarifi for a free credit consultation. They can tell you why your score is low and provide advice on how to raise it. Once you know why your score is low, you can better explain to landlords why it is not relevant to your ability to pay rent on time.  

    Eviction History: If you have an eviction on your record, landlords cannot deny your application under certain circumstances under the Renters Access Act. You should be prepared to explain the circumstances of your eviction. Survivors of domestic violence have additional rights surrounding evictions. Please see our article on domestic violence and evictions for more information. 

    Criminal History: Landlords can check your criminal history and use criminal charges as a reason to deny your application. You should be prepared to explain the circumstances of your charges. See our Renting with a Criminal Record Article for more information.  

    Negative Landlord References: Landlords will often ask for a past landlord’s contact information as a rental reference.  

    • If you are trying to move out of a property and have a tense relationship with your current landlord, you should ask them to give you a neutral reference so that you can move out quicker. 

    Security Deposits: Most landlords will ask for the first and last month of rent up front, along with a security deposit, so your initial payment will be about three times your monthly rent. Some landlords are open to negotiation about security deposits. You can also see our Rental Assistance Article for a list of organizations that can help you meet your deposit.  

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