Application Requirements

• Each adult (18+) must complete a separate application.
•  Applications are reviewed only after a tour (in-person or virtual) has been completed.
•  All supporting documents must be submitted within three business days.
•  Positive references from all verified past landlords are required. A single negative reference may result in denial, regardless of other qualifications.
• When multiple qualified applicants are being considered for the same unit, preference may be given to the applicant whose requested move-in date most closely aligns with the unit’s advertised availability. This ensures a smooth transition between the residents and allows the lease to begin when the unit is ready for occupancy. 

Identification

All applicants must provide a valid government-issued photo ID:

•  Driver’s license
• State-issued ID
• Passport
• For international applicants: valid passport and entry visa, plus any relevant documentation (e.g., I-20, DS-2019, H-1B).

Credit Requirement

Minimum credit score: 720

Applicants without a U.S. credit score may still qualify if:
– There are no derogatory marks (e.g., evictions, charge-offs, unpaid collections)
– Financial reliability is supported by other documentation

Applications will be denied if:
– Bankruptcy occurred within the last 3 years
– Unpaid tax liens or unresolved non-medical collections are present

Applicants Without U.S. Credit or Income History

Applicants who do not have a traditional U.S. credit profile, including international renters, students, and recent graduates, may still qualify by submitting a combination of:

• Enrollment or acceptance letter
• Employment offer letter
• Bank statements (U.S. or foreign)
• Scholarship or financial aid award letters
• A qualified guarantor (see below)
• Documentation of liquidity equivalent to 3x annual rent

Applicants may also use services like Nova Credit (available through Intellirent) to provide an international credit report.

Guarantor Policy

A guarantor may be considered when an applicant has limited credit or income history. A guarantor is not accepted in cases involving poor credit, unresolved debt, or negative housing history.

Guarantor qualifications:

• Must reside in the U.S. (California preferred)
• Minimum credit score: 750
• Must show either:
– Income ≥ 3x their own housing + applicant’s rent share
– OR liquid assets ≥ 3x combined annual rent
• Must complete a separate screening process and provide supporting documentation

Rental History

Applicants should provide up to four years of rental history. Landlord references must be positive. A single negative reference may result in denial.

If no rental history exists, alternative documentation may be accepted at the owner’s discretion.

Income Requirement

All applicants must demonstrate sufficient financial capacity to meet rent obligations.

• Minimum income: Combined gross monthly income must be at least 3 times the monthly rent, or

• Debt-to-income (DTI) ratio: No higher than 40%, based on verified income and recurring monthly debt obligations.

Verification may include pay stubs, W-2s, tax returns, or other reliable documentation of lawful earnings.
Applicants using housing subsidies will have the subsidy amount counted toward the income requirement. 

 

Source of Income

We welcome all lawful sources of income, including wages, self-employment earnings, housing subsidies (e.g., Section 8), financial aid, family support, disability benefits, and student stipends.

Voucher holders will be given a reasonable time to provide the required documentation.

When calculating rent-to-income ratios, verified housing subsidies are treated as part of the applicant’s income contribution.

We do not discriminate based on source of income, in accordance with California and local fair housing laws.

Examples of acceptable income documentation include:
Pay stubs, W-2s, 1099s, recent tax returns, bank statements, Social Security or disability award letters, housing subsidy documentation (e.g., Section 8 vouchers or payment standards), and financial aid or scholarship award letters.

Lease Offer and Finalization

Approved applicants will receive a lease offer and have 48 hours to accept it.

If not accepted within that time, the unit may be offered to another qualified applicant.

Leases not signed within 24 hours may be subject to cancellation

After signing the lease, applicants will receive an invitation to join the Resident Portal.

The security deposit must be paid within 24 hours of receiving the invitation; otherwise, the lease may be cancelled.

Application Reuse

If a qualified applicant is not selected for a specific unit, their application may be reused to apply for another available Shaw Properties unit within 90 days, provided that all documentation remains current.