Tenant Application & Qualification Policy


Effective Date: September 30, 2025


Purpose

This policy establishes consistent, fair, and lawful standards for reviewing rental applications. It ensures compliance with: 

  • Federal Fair Housing Act (42 U.S.C. §3601 et seq.)
  • Hawaiʻi Fair Housing Laws (HRS Chapter 515)
  • Hawaiʻi Residential Landlord-Tenant Code (HRS Chapter 521)
  • Any applicable county ordinances.


Our goal is to apply these standards uniformly to all applicants to avoid discrimination and ensure fairness.


1. Fair Housing Compliance

  • We do not discriminate against any applicant or tenant based on:
  • Race or color
  • National origin
  • Religion
  • Sex, sexual orientation, gender identity or expression
  • Familial status (including pregnancy, children, or custody arrangements)
  • Disability (physical or mental)
  • Age, marital status, or ancestry
  • HIV infection or other protected medical status
  • Veteran or military status
  • Lawful source of income (including housing vouchers, Section 8, or rental assistance programs)


Reasonable accommodations will be provided for applicants/tenants with disabilities as required by law.


2. Application Process

  • Application Fee: $50 Application Fee + $24 Admin Fee. Fee covers screening, admin processing costs and is non-refundable.
  • Each adult (18+) who will reside in the property must complete a separate application.
  • Applications are processed in the order received. A completed application includes:
  • Signed application form
  • Payment of application fee (if applicable)
  • All required supporting documents
  • Two most recent pay stubs § One most recent bank statement (where the income is deposited)
  • Copy of a government-issued photo ID (non-expired)


3. Qualification Criteria

A. Identification

  • Valid government-issued photo ID is required.


B. Income & Employment

  • House hold minimum gross monthly income (including housing assistance or subsidy covering rent) = 2x monthly rent.
  • Proof of income required (two recent pay stubs / new job acceptance letter / benefit letters, and one most recent bank statement where the income is deposited to).
  • For self-employed applicants: two most recent tax returns and six most recent bank statements.
  • Housing subsidies, Section 8 vouchers, and lawful alternative income sources are accepted.


C. Credit History

  • A credit report will be obtained.
  • Applicants with a history of serious unpaid debts, evictions, or rental collections will be denied.
  • Applicants with three or more late payments within the last 12 months may be denied.
  • Lack of credit history will not automatically disqualify an applicant but may require additional verification or a co-signer.
  • Bankruptcies within the last 10 years will be denied.


D. Rental History

  • Prior rental references will be verified.
  • History of timely payments, lease compliance, and property care are required.
  • Evictions within the past 5 years may be grounds for denial (considering mitigating circumstances).


E. Occupancy Limit

  • The guidelines for the max occupancy limit are based on the number of rooms per property:
  • 0-Bedroom = One Occupant
  • 1-Bedroom = Two Occupants
  • 2-Bedroom = Three Occupants
  • 3-Bedroom = Four Occupants
  • 4-Bedroom = Five Occupants
  • 5-Bedroom = Six Occupants


F. Criminal History

  • Criminal background checks may be conducted in compliance with HUD guidance and Hawaiʻi law.
  • Convictions that pose a demonstrable threat to health, safety, or property may disqualify an applicant.
  • Arrest records without conviction will not be considered.
  • Blanket denials for criminal history are prohibited; each case will be evaluated individually.


4. Co-Signers/Guarantors

  • Allowed for applicants who do not meet income or credit requirements.
  • Must meet the same financial criteria and sign a guaranty agreement.


5. Pets & Assistance Animals

  • Pet policies are property-specific and disclosed in advance.
  • Service animals and emotional support animals are not considered “pets.” They are permitted without additional fees, consistent with the Fair Housing Act.


6. Approval & Denial

  • Applicants will receive written notice of approval or denial.
  • If denied due to credit or background check, applicants will receive an adverse action notice with information on how to obtain a free copy of their report.


7. Equal & Consistent Application

All applicants are evaluated against the same criteria. Exceptions are only made when required by law (e.g., reasonable accommodations for disabilities).