Holding Deposit
Required within 48 hours of approval by cashier's check or money order. Applications continue to be processed until deposit is received.
Katzakian Property Management, Ltd.
Rental Application Requirements
Thank you for your interest in one of our homes. The following requirements outline the evaluation process through which your application will be reviewed. It is the policy of Katzakian Property Management, Ltd. to comply with all applicable federal, state, and local fair housing laws and not to discriminate against any person based on race, color, national origin, sex, familial status, religion, handicap, disability, sexual orientation, gender identity, marital status, age, source of income, military status, or any other basis prohibited by law.
Requests for reasonable accommodations or modifications will be considered when necessary to provide a person with a disability an equal opportunity to use and enjoy their home. Contact our office at 209-957-6061 for questions.
Terms
Fees
Gov't Assistance
Occupancy
Income
Rental History
Credit
Criminal & Civil
Guarantors
Animal & Pet Policy
Conduct
Approved
Denied
Insurance
Application Terms
Acceptance and processing of a rental application and the associated fee do not constitute a guarantee of acceptance for housing. All applicants must meet the criteria listed below to be considered for tenancy.
- All documentation must clearly show the applicant's name.
- Images and screenshots that appear to be altered will not be accepted.
- All documentation must be submitted immediately upon request.
- Failure to supply clear and legible documentation will result in denial.
An applicant's intentional misrepresentation or omission of any information on the application is sufficient reason for denial. Additional documentation may be required if discrepancies arise.
Application Fees
The application fee is $55.00 per online application submitted through our website. Fees are non-refundable and cover the costs of tenant screening, credit reporting, and staff time. Fees are deposited on the same business day.
Credit & Eviction
$20
ID Verification
$8
Staff Time
$22
Transaction Fee
$5
Total minimum cost to process an application: $55.00
Government Rental Assistance Participants
This section applies to participants of programs such as HACSJ, CVLIHC, VASH, and similar.
Proof of Assistance
Documentation related to Government Housing Assistance must be included with your application. If you work with HACSJ, a valid voucher is required before any processing begins. Applications without valid documentation will be placed on hold until it is provided.
Income Requirements
All households receiving government rental assistance must have a legal and verifiable gross income of at least three (3) times 30% of the monthly rent. Acceptable proof of income includes two (2) current and consecutive pay stubs, social security or retirement income, disability/SSI, worker's compensation, and trust accounts.
Self-employed applicants must provide two (2) years of recent tax returns and six (6) months of recent bank statements.
Third-party Employment Verifications (The Work Number, U-Confirm, Truework, etc.) are the full responsibility of the applicant. Failure to provide them results in an incomplete application that will not be processed.
Alternative Screening Method (SB 267)
Under California law SB 267, applicants with a government rent subsidy may, at their discretion, provide alternative evidence of their ability to pay their portion of the rent. To opt in:
- Correctly answer the subsidy-related questions in the application.
- Provide a minimum of three (3) separate forms of housing-related documentation, each reflecting 24 months of regular, timely monthly payments. Accounts must be paid in full and in good standing.
Documentation must be the original ledger
from the service provider — screenshots, applicant-created documents, unauthorized receipts, and monthly bill statements will not be accepted. Falsified or altered documents are subject to immediate denial.
Regardless of the screening method selected, a background check, employment verification, rental history verification, and identity confirmation are required of all applicants.
Occupancy Guidelines
Household composition must be appropriate for the dwelling size applied for. In accordance with Fair Housing laws, occupancy is based on a standard of two (2) persons per bedroom plus one.
If a household exceeds maximum occupancy during tenancy, additional adult occupants must first obtain management approval to avoid a lease violation.
Income
Gross income minimum
3×
Monthly rent — gross income
Net income minimum
2.5×
Monthly rent — net income
Acceptable proof of income includes two (2) current and consecutive pay stubs, social security or retirement income, disability/SSI, worker's compensation, and trust accounts. All documentation must be in PDF format — no screenshots or images.
Self-Employed Applicants
- Two (2) years of most recent tax returns
- Three (3) months of most recent bank statements
Tax returns will be used to calculate qualifying income. Applications without this documentation are considered incomplete and will not be processed.
Cash income is subject to verification and may be accepted or denied based on documentation provided. Third-party Employment Verifications are the full responsibility of the applicant.
Rental History
All households must have a minimum of 24 months of positive and verifiable rental or mortgage payment history. Friends and/or family members will not be considered as rental references.
KPM will confirm and verify all previous addresses provided on the application and/or credit reports.
An increased security deposit or Guarantor/Co-Signer may be requested for applicants who do not meet minimum requirements based on AB 12 exemption status.
Credit
| Credit Score | Status |
|---|---|
| 650 and above | Meets minimum requirement |
| 600 – 649 | May be considered with increased deposit or co-signer |
| Below 600 | Subject to immediate denial |
Important:
An application with any accounts In Collections, Charged-Off, or Past Due totaling $500 or more is subject to immediate denial, regardless of credit score.
An increased Security Deposit or Guarantor/Co-Signer may be requested for applicants who do not meet minimum requirements based on AB 12 exemption status.
Bankruptcy Policy
A discharged bankruptcy will not be held against an applicant. Once discharged, the matter is considered resolved, and the applicant will be evaluated under standard rental qualifications.
Verification: The credit report must reflect the discharge and discharge date. The credit report is the only document accepted for this purpose; court documents, attorney letters, and other alternative records will not be considered, even if the report has not yet updated.
Requirements:
- Bankruptcy-related accounts must be properly reflected on the credit report.
- Credit score must show an upward trend following the discharge date.
- All other accounts on the credit report must independently meet standard qualification requirements.
Criminal & Civil Records
A criminal and civil background check will be conducted for all persons 18 years of age or older through the San Joaquin County Court website. Applications may be rejected for the following offenses:
- Eviction, fraud, theft, drugs, arson, sexual assault
- Any violent crime
- Convictions involving dishonesty or risk to others
Any felonies in the last ten (10) years are grounds for immediate denial.
Guarantors / Co-Signers
Guarantors/Co-Signers will be considered for applicants who do not meet income or rental history requirements. They will not be considered in lieu of minimum requirements for credit, bankruptcy, negative rental history, landlord-tenant court records, unpaid landlord collections, or criminal history.
Requirements
- Credit score of 700 with no accounts Past Due, In Collections, or Charged Off
- Net income of four (4) times the monthly rent — legal and verifiable
- Must reside within a 50-mile radius of San Joaquin County
- Must meet all other qualifying criteria in the Application Requirements
Guarantors/Co-Signers will be asked to sign a Guaranty Agreement; notarization may be required. Acceptance of a Guarantor/Co-Signer is at the discretion of the individual homeowner and may not be considered for all properties.
Animal & Pet Policy
Household Pets
Pet acceptance varies by property. Applications must include a clear, recent photo of the pet(s). The maximum number of pets and permissible weight are subject to change per property.
Breed restriction:
Rottweilers, Dobermans, and Pit Bulls are strictly prohibited.
Emotional Support Animals (ESA) and Service Animals
Per AB 468, a healthcare provider must have established a client-provider relationship with the individual for at least 30 days prior to providing ESA or service animal documentation, following an in-person evaluation. A letter confirming this is required for an ESA or service animal to be accepted.
ESAs and service animals must be verified through OurPetPolicy. Please use the link below to complete your verification:
ESA / Service Animal Verification:
https://scan.ourpetpolicy.com/lease-packet/DSNC1G
https://scan.ourpetpolicy.com/lease-packet/DSNC1G
All pets, ESAs, and service animals require a current vaccination record to be provided immediately. Applications without this documentation may be placed on hold.
Conduct
Applicants may be rejected for any conduct displayed during the showing, tour, or application process that violates lease policies. Applicants must demonstrate a willingness to comply with all lease policies.
Approved Applications
All approvals are the decision of the individual homeowner, not Katzakian Property Management.
Move-In Date
Must be scheduled within 10 days of approval.
First Month's Rent
Paid in full by cashier's check or money order on the scheduled move-in day. Covers the first 30 days in the property.
Second Month's Rent
Will be prorated when applicable.
If a completed application that meets minimum requirements is not chosen, it may be transferred to another available property with no additional application fee.
Denied Applications
Denied applicants will be notified by email or mail. KPM will not discuss the nature of the denial — denied applicants are instructed to refer to the Adverse Action Notice sent to them. Applications may be denied for not meeting the minimum rental qualifications stated above.
Renters Insurance
Katzakian Property Management, Ltd. requires personal liability insurance. Approved households must carry a Personal Liability Insurance Policy with a coverage limit of no less than $100,000.00 per household.
You may obtain coverage through the property program or through the insurance company of your choice. Proof of renters insurance is required.
