Application Process

Complete Applications are processed and considered in the order in which they are received. All persons 18 years of age or older who intend to occupy a property and/or whose qualifications would like to be considered must complete an application. Hedgerow Property Management will obtain a credit report for each applicant. Incomplete or falsified applications will be denied.

Each applicant is required to pay a $45.00 application fee. Application fees are refundable only under specific circumstances in compliance with California Civil Code 1950.6*1 .

Refund Policy: Application fees will be refunded within 7 days if no rental unit is available, or if the Applicant’s application is not considered due to unit availability or application order.

QUALIFICATION REQUIREMENTS:

All information supplied either by Applicant or concerning an application will be verified, which can include contacting third parties, reviewing publicly-available information, and/or requesting further supporting information from Applicant.

Applicants must be able to demonstrate verifiable household gross monthly income of at least 3 times applicable rent (or tenant’s share thereof where rent is to be paid by a third party payor).

If Applicant does not meet income qualification requirements, they may qualify based on liquid assets (including savings or other assets readily convertible to cash). Liquid assets/savings must equal a minimum of 80 times the rent. Only verifiable sources of savings/liquid assets will be considered.

Total Debt to Income Ratio (including monthly debt service requirements) Must Not Exceed 42%. Hedgerow’s credit score standard requires a minimum Credit Score of 650, with no derogatory credit remarks, late payments, accounts sent to collections, and/or charge/write-offs within the preceding 3 years. Applicant must agree to have creditworthiness checked by verification with national Credit Reporting Agencies. Where debt to income ratio exceeds this standard or credit conditions dictate, Hedgerow may, but need not consider alternative evidence of creditworthiness and/or request a guarantor or co-signer.

Applicant must be able to show active, continuous employment during the previous 2 years if relying on income derived from employment. If there are breaks of employment, Hedgerow may consider Applicant’s extenuating circumstances.

Applicant must have positive local landlord reference for all tenancies within previous three years, or if relocating from out of the area, a verifiable landlord reference from the area from where Applicant is relocating. Applicant must be able to show active tenancy for twelve months in the last 18 months, or show extenuating circumstances why Applicant cannot show consistent tenancy. All prior landlord or housing provider information for the prior three years must be supplied. Applicants who are seeking tenancy after sale of Applicant’s owned primary residence prior to submission of application are exempt from this requirement, but Hedgerow may request verification of such sale.

REQUIRED DOCUMENTATION FOR EACH APPLICANT*2 :

Applicant must provide paystub(s) for current pay period and 3 months of the immediately preceding periods for all hourly or salaried employment. Applicants starting a new job must provide a copy of an offer letter issued within 30 days of the rental application, signed by an authorized company official on employer’s letterhead and by Applicant, stating start date, title, salary and/or compensation terms, and employer’s official phone number and/or contact information. 

Self-employed Applicants must submitted complete tax returns, W-2/K-1/1099 forms, Profit and Loss Statements and Balance Sheets for the business supporting Applicant’s self-employment claim for the previous three years.

Applicant must provide three months of the most recent personal bank statements.*3

Evidence of Additional Sources of Income including court orders, award letters for child support or spousal support, copies of the earnings statements for SSI, disability, pension or retirement. 

In compliance with Cal. Gov. Code § 12955 (SB 267), applicants with Housing Vouchers are required to demonstrate their ability to pay their portion of rent approved by the Housing Authority. Acceptable proof may include pay stubs, bank statements, and/or other lawful evidence of financial capacity, including positive rental history. Housing Voucher from Housing Authority stating breakdown of Applicant’s rental rate responsibility must be supplied. Three most recent monthly bank statements must clearly state sources of deposit and income.

Applicants must state their earliest lease start date. Leases must commence no later than two weeks after the application is approved unless otherwise noted.

If Applicant does not meet the minimum income qualification requirements, some property owners may permit a guarantor. If a property owner would consider a guarantor, the guarantor must qualify according to all standards above, plus demonstrate income of 5 times the monthly rent and a total debt to income ratio including the rent amount being guaranteed of no more than 42%.

OFFER LETTERS, SECURITY DEPOSITS, AND RENTAL AGREEMENTS:

If an Applicant meets the qualification requirements, an Offer Letter will be sent within one business day after Applicant views the unit, except where business conditions or external factors cause delays beyond Hedgerow’s control. Offers of tenancy are strictly conditioned on Hedgerow’s receipt within one business day of the applicable security deposit of the offer letter being sent and Applicant signing the rental agreement. Should Applicant not timely deliver the security deposit and signed rental agreement, the offer contained within the letter will be deemed revoked. Hedgerow will continue to market the unit/dwelling and accept applications until the Security Deposit and the signed rental agreement is received.

*1.  Hedgerow reserves the right to review and/or adjust the application fee on an annual basis pursuant to CPI and other applicable law.

*2. Screenshots or pictures of documents are not accepted as valid documentation.

*3. Additionally, Self-Employed Applicants must provide six months of most recent business bank statements.