Criteria for Approval

FAIR HOUSING
Wagner Management Corporation (WMC) affirms its legal and ethical commitment to fair housing. WMC does not discriminate on the basis of race, color, creed, ancestry, national origin, sex, gender identity or expression, sexual orientation, disability, religion, age, marital status, parental status, familial status, military veteran status, use of a Section 8 certificate, political ideology, use of a service animal, or retaliation. Within the City of Seattle, WMC abides by Seattle’s Fair Chance Housing ordinance. WMC does not accept comprehensive reusable tenant screening reports as defined by and pursuant to RCW 59.18.257.

ADDITIONAL TIME
If you need additional time to complete the application for any reason, please call 206-409-3380 or email david@wagnermanagement.com to request extra time.

REQUIRED DOCUMENTS
An initial completed application includes receipt of all the following from you and all co-applicants:

  • Completed application from you and all co-applicants
  • Evidence of income, which may be from pay stubs, bank statements, or other documents which reflect income
  • If applicable, a signed, dated letter or other documentation from a licensed medical professional denoting that the applicant has a disability which necessitates the medical need for a trained dog guide or service animal
  • A copy of the applicant’s valid (unexpired) government-issued photo identification, which may be a passport, driver license, state identification card, or Permanent Resident card
  • Payment of the application fee from you and every co-applicant

INFORMATION SOURCES
WMC may require, obtain and/or request information from the following types of sources:

  • Employment and income verification
  • Pay stubs from applicant’s employer(s) from up to three (3) months preceding the date of application
  • Credit history, court records
  • State and national criminal background records (except in the City of Seattle)
  • Bank statements from up to the last three (3) months preceding the date of application
  • Previous two (2) years of federal tax returns
  • Public records from government sources and publicly available information
  • Rental history, including landlord references and written lease agreements

CRITERIA FOR APPROVAL
The following criteria may result in the denial of your application:

  • After rent, estimated utilities, and estimated debt service coverage have been paid, less than $1000 per per person (adult or child) remains to cover other living expenses
  • Income is temporary
  • Upon approval, failure to reserve the unit by the Reservation Fee within the specified timeframe (48 hours in Seattle)
  • Absence of government-issued photo ID (passport, driver’s license, Permanent Resident Card, etc.)
  • Absence of a Social Security Number (SSN) or SSN and name do not match
  • Rental history is less than three years and/or unverifiable
  • Number of occupants is more than two people per bedroom, regardless of age
  • Credit report reflects no credit history (i.e. no history of borrowing)
  • Credit history reflects one or more payments made 60 or more days late and/or a foreclosure
  • Applicant does not have a FICO score or FICO score is less than 650
  • Applicant has one or more delinquent financial obligations and/or has filed for bankruptcy
  • Applicant has a financial judgment from a court record for any amount for any reason
  • Number of vehicles exceed the number of available parking spaces allocated to the dwelling unit
  • Money is owed to a current or previous landlord, regardless of the amount or if on a payment plan
  • Previous eviction, legal action against a landlord, or landlord took legal action against applicant
  • Criminal record reveals one or more criminal charge or conviction (except in Seattle)
  • Applicant is, or has been, in default on child support and/or spousal payments
  • Landlord references report one or more untimely payments, damage, uncleanliness, and/or rule violations
  • Absence of documentation of a disability from a licensed medical professional denoting the need for a service animal
  • Presence of one or more pets, regardless of size or species
  • Any evidence of smoking or “vaping”
  • Absence of a checking account
  • Reservation Fee is returned for nonsufficient funds or credit card charge is reversed or declined
  • Untruthful, misleading, false, fraudulent, or incomplete information or statements on application

SCREENING REPORT
If your application is denied or other adverse action is taken, you have the right to obtain a free copy of the report obtained to check your background and to dispute the accuracy of the information in the report. Consumer reporting agency: AppFolio, Incorporated; 50 Castilian Drive; Santa Barbara; CA 93117; telephone: 866.648.1536.

ACCEPTING THE APARTMENT
If your application is approved, you must either execute a lease agreement or pay the Reservation Fee within the timeframe specified in the offer; in the city limits of Seattle, you have 48 hours to accept the apartment. After that time, WMC may screen other applicants. Any notice we give you or your co-applicant is considered notice to all co-applicants; and any notice from you or your co-applicant is considered notice from all co-applicants.

RESERVATION AGREEMENT
If approved, you will be required to pay a nonrefundable Reservation Fee to hold the unit. The Reservation Fee holds the dwelling unit, but does not establish tenancy. Pursuant to RCW 59.18.253(3)(a), it is agreed that that the Reservation Fee shall apply in full toward the Security Deposit. If, for any reason, you cancel your intention to lease the dwelling unit and do not execute a lease agreement within the specified timeframe, the entire Reservation Fee shall be retained as liquidated damages. In the event the residence held is not available by the proposed proposed commencement date, the Reservation Fee will be refunded and neither the Owner nor Agent shall be under further obligation.