How to Find and Apply for Rental Housing
in Sonoma County

Whether this is your first time looking for a rental unit or your tenth time, you may be facing a difficult housing search. During the past two years in Sonoma County there has been a very low apartment turnover rate and an increase in the need for housing that has resulted in some apartment managers reporting receiving up to 50 phone calls in one day for an apartment for rent! For that reason, it's extremely important you to be as prepared as possible as you begin your housing search.

This webpage is designed to provide you with the information you need as you begin your housing search. We hope that you will find the information on the following topics useful and we wish you good luck in finding and obtaining a rental unit you will be happy with!

Where to Find Rental Housing
What a Landlord Wants
Beginning Your Housing Search
The Rental Application
The Apartment's Yours!
About Discrimination
The Rental Application Worksheet

Where to Find Rental Housing

There are many different types of housing units available to match your individual needs. Deciding what type of housing you need will help you to decide where to search. Here is our suggestion list:

Looking for a roommate/share rental?
- The Press Democrat classifieds contain many listings of people searching for roommates. You might also place your own add.
- Roommate Finders– 527-6488 lists share rental properties. There is a $25 charge to register share rental. No charge to people seeking share rental housing.
- Search listings on bulletins boards and the Santa Rosa Junior College, Sonoma State University, or other community bulletin boards. You might also put up your own notice stating your housing needs.
- "Craig's List" web site on the InterNet
Do you need low-income housing? Lists of government assisted low income housing can be obtained from:
- Sonoma County Housing Authority 565-7500
- Santa Rosa Housing Authority 543-3300
- Burbank Housing 526-9733
Apartments and Homes
- Check The Press Democrat and other local newspapers housing listings.
- The Yellow Pages lists many Real Estate Rental Services with listings of rental housing.
- Word of Mouth–Ask family and friends if they know of any available housing.
Do you need Emergency Housing?
- The Family Support Center 542-5426
- COTS 765-9209
- InterFaith Shelter Network 546-7907
- CAPSC Women’s Shelter 544-6911
- YWCA Domestic Violence Shelter 546-1234

What a Landlord Wants

Understanding what a landlord is looking for from a renter will help you in all stages of the application process and in your future tenancy. By law a landlord can and most often will require the following: good rental history, proof of sufficient income, and good credit history.

Good Rental History

The landlord will be looking for positive landlord references. This includes a record of paying rent on time and not causing disturbances or violating rental rules. It is legal for a landlord to deny a person with an eviction on his/her record or with bad or no rental history.

Tips:

First time renters are often rejected because of their lack of rental history. When seeking your first place, you should state your situation and inquire if a co-signer or rent guarantor is acceptable. You may have more luck initially in a share rental.

If you lived in a residence without paying rent, provide a letter of reference from the head of the residence stating your responsibilities/capabilities in being a good tenant. For example, "Tom lived with me for two years. During this time, he consistently kept his room and common areas in an orderly manner and complied with all of the house rules," etc.

Renters without good rental history may find it easier to find a landlord willing to rent to them privately as opposed to going through a rental agency or apartment complex. It may be helpful to offer a higher security deposit or to inquire about having a co-signer. If there are extenuating circumstances that explain your lack of a positive reference, you may choose to explain that to the housing provider.

Inquire as to the policy regarding accepting applications from persons with poor rental history before you spend time and money on the application process. If applicants with poor rental history are never accepted, don't waste your money on credit check and application fees!

Income Sufficient to Manage the Rent

Many landlords choose to set income standards. FHOSC has noted that the general income standard used by Sonoma County landlords requires that a tenant make three times the monthly rent in income so that a unit renting for $1000 per month would require an applicant to have $3000 per month in income. Landlords will verify employment to insure that the source of income is steady and secure. You will usually be asked to list any source of income not coming from employment, such as monies from SSI or child support.

Tips:
If you do not make the income requirement, but come close and know that you will not have difficulty paying rent, you may want to offer to pay a higher security deposit or inquire about having a co-signer in place of meeting the exact income requirement.

If you participate in a Section 8 voucher or similar program, you only need to meet the income requirement for your portion of the rent.

Credit Check

Most landlords will run a credit check on applicants to determine if there is good credit history; no history of late or non-payment of debts. Bad credit history or a lack of credit history can be a legal reason for denying an applicant. Your credit history includes credit cards, bank accounts and loans. There are three major credit bureaus, Equifax, Experian, and Trans Union. The landlord may run a credit check through any or all of these agencies. Any liens, evictions, wage garnishments, etc will show up on your credit report. Keep in mind that the maximum a landlord can charge per person for credit check and application fees is $30.00.

Tips:

If you do not have any credit history, start some! Open a checking or savings account. Inquire at your bank about opening a secure credit card account. This type of card has a low maximum credit. It is secure because you place a security on it equal to the amount of your credit line.

If you have had credit problems, start fixing them! Phone Consumer Credit Counseling Service at 1-800-777-7526 to find out what you can do.

If you are turned down for bad credit and it is a surprise to you, request a copy of your credit report. California state law entitles applicants to a copy of the credit report obtained by a landlord. The landlord should provide you with the information from the credit agency so that you can obtain a free copy of your report.

A social security number is generally necessary to run a credit check. Lack of a social security number resulting in an inability to run a credit check could be a legitimate reason for denial.

Beginning Your Housing Search

Phone Contact with the Landlord

So you've found a few rental possibilities in the newspaper and now it's time to make the initial phone call. Even in that first phone contact, renters face a variety of possible scenarios. You may reach a real person, an answering machine, a receptionist, or a recorded message giving you the address and instructing you to drive by. Here are Fair Housing's suggestions:

A Real Person
Remember this could be your future landlord. You want to make a good impression. Ask appropriate questions about rental costs, unit size and when it is available. Try to schedule an individual appointment to see the unit. Thank the landlord for his or her time in speaking with you and state you look forward to meeting them and seeing the unit. If the unit has already been rented, you may want to ask about any future availabilities coming up.

An Answering Machine
Be sure and leave a message stating your interest in the unit and leave your name, phone number, best time to reach you. DO NOT WAIT for him or her to call back. If you haven't heard anything by the end of the day, try again that evening or the next day. It is a tight rental market and landlords don't always have the time to return their phone messages.

A Receptionist
You may need to leave your name, phone number and best time to reach you with a receptionist. Again, if you haven't heard back, try again!

A Recorded Message
Many real estate rental agencies have rental hotlines with a recorded message listing available properties. Listen carefully and follow the instructions. They may want you to drive by the unit to determine if you would be interested before phoning the office directly to schedule an appointment. Be sure and do not disturb the current tenants when you do so!

Appointment Tips

Be on time for appointments!

Bring your rental application worksheet! This will contain all the information you need to fill out your rental application.

Bring sure and bring your checkbook so that you will be prepared to pay for a credit check/application fee and to put a deposit on the apartment if you like it. Remember there are no non-refundable deposits.

Dress neatly! Treat your meeting with the landlord of manager like you are going to a job interview.

Ask Appropriate Questions:
- How much is the monthly rent?
- How much is the security deposit?
- What utilities are included?
- Is this a month-to-month rental agreement or a lease?
- How much is the application and credit check fee?
- When is the unit available to move in?

Inspect the rental unit carefully!
- Are there any outside doors or windows that do not open and shut properly or do not have locks?
- Is there evidence of water damage from leaking roof or pipes?
- Is the electrical system in good working order?
- Are there any other concerns you have about the safety of the unit?
If your answer to any of these questions is yes, be careful!!! You could be moving into a unit that does not meet state codes for habitability. If the landlord promises to make the repairs before you move in, or offers you the opportunity to fix it yourself for a lowered rent, you may be headed for problems. If you choose to agree to any such arrangement, make sure to have the agreement in writing!!!

The Rental Application

Be prepared by collecting all of the information a landlord is likely to ask for in written form and take it with you when you go to fill out a rental application for a prospective landlord. While different landlords may use application forms that look different, the most frequently asked for information will be the same. You can save yourself time and frustration by preparing the answers to the questions most likely to be asked ahead of time, having it in a written form, and taking it with each time you fill out a rental application. To help you have all of the rental and employment information, credit history and references prepared, you can click here to go to The Rental Application Worksheet section of this webpage, or call Fair Housing of Sonoma County at 707-579-5033 and we will be happy to mail or fax you a sample rental application that you can fill out and take with you.

The Apartment's Yours!

So you've been accepted and decided this is the place you would like to rent. There are a few more details to keep in mind as you prepare to move into the unit.

The Rental Agreement

You and the landlord will need to establish a rental agreement. This can be either a month to month rental agreement or a lease; but whatever you select, keep in mind the following:

Put it in writing!
While verbal written rental agreements are valid in the state of California, they are not a good idea. Any future dispute between you and the landlord as to the provisions of the rental agreement will be next to impossible to prove. Get a written rental agreement. In addition, it is a good idea to follow up in writing to any verbal conversation with your landlord about requesting repairs or making any type of change in your rental agreement. Keep a copy of your rental agreement and ALL your communications with your landlord in case a problem should arise at a future date.

Read before you Sign!
Read your rental agreement, rules and policies before you sign them. You need to know what you are signing. If you sign a rental agreement with a no pets policy and you have a dog, you will most likely have a problem. If you don't think you can comply with the rules, look for something more suitable for you.

The Walk-Thru Inspection
It is a good idea to inspect the unit carefully before you move yourself or any of your belongings into the rental unit. Many landlords have a pre and post rental inspection form that they use to inspect the unit before and after the tenant has moved out. We recommend that you make this inspection with the landlord. If the landlord is unwilling to do a walk-thru inspection with you, or does not have that form, you can contact FHOSC for a sample walk-thru inspection form to do it yourself. You may also want to take pictures of the unit and of any damage before you move in. You will want to do the same thing when you move out. This will help to avoid any future dispute about money withheld from the security deposit for damage to the unit.

Discrimination

While a landlord can legally reject an applicant because of insufficient income or poor rental or credit history, federal and state laws prohibit a landlord from rejecting an applicant because of his or her membership in a protected class. It is illegal to discriminate against a person because of race, color, religion, national origin, gender, marital status, familial status (children), physical or mental disability, sexual orientation, source of income, age, or other arbitrary form.

Clues of Possible Discrimination

The sign says "vacancy" and the manager says, "It's rented," or the newspaper ad continues to appear. The story you are told in person is different from the information given on the phone.

You are told, "You wouldn't like it here," or "There's no place for children to play."

The manager takes your application, says you will be called after references are checked, but you are not contacted.

You are told that you cannot install a wheelchair ramp or other accessibility modifications.

You are told, "That's too many people for this unit."

The manager says the unit is on an upper level or near the pool and would not be safe for children.

If you feel you were denied the opportunity to rent for discriminatory reasons, please contact us. Fair Housing of Sonoma County 707-579-5033

The Rental Application Worksheet

This section is designed to help you to have all your rental and employment information, credit history and references written in a clear manner so that you can bring it with you on rental appointments to aid you in filling out your application completely and quickly.

Rental History

It is common for Landlords to request anywhere from 2-5 years of rental history. You will want to be prepared to explain any gap in your rental history. Have this information completed for every adult planning to live with you.

Present Address

Date in:

Date out:

Monthly Rent: $

Landlord/Agent:

Landlord/Agent's Phone:

Reason for moving:

Previous Address

Date in:

Date out:

Monthly Rent: $

Landlord/Agent:

Landlord/Agent's Phone:

Reason for moving:

Previous Address

Date in:

Date out:

Monthly Rent: $

Landlord/Agent:

Landlord/Agent's Phone:

Reason for moving:

Explain any gap in rental history:

If your answer to any of the following is yes, be prepared to explain any mitigating circumstances.

Have you ever been party to an eviction?
Have you filed bankruptcy within the past seven years?
Have you been convicted of a crime other than a traffic violation?

Explanation:

Employment History

Landlords want to verify that you will have sufficient and steady income to be able to pay your monthly rent. If your income comes from a different source, for example, SSI or child support, be sure to include it on your application.

Employer:

Employer's Phone:

Supervisor's Name:

Dates Employed:

Position:

Monthly Income: $

Previous Employer:

Employer's Phone:

Supervisor's Name:

Dates Employed:

Position:

Monthly Income: $

If you are self-employed
The legal name of your business:

Your business license number:

Additional Income
Source:

Amount: $

Recipient:

Credit History

Landlords use credit checks as another means of determining your ability to be a good renter and to pay your rent on time. If you have proof that you have fixed some credit problems, but it hasn't been cleared yet on your credit reports, you may want to hand in a copy of your proof with your rental application.

Automobile 1
Make, Model, & Year:

License Number/State:

Name of Lender:

Automobile 2
Make, Model, & Year:

License Number/State:

Name of Lender:

Bank:

Branch:

Checking Account Number:

Savings Account Number:

Bank:

Branch:

Checking Account Number:

Savings Account Number:

Credit Reference 1
Name & Address:

Account Number:

Balance Due: $

Phone:

Credit Reference 2
Name & Address:

Account Number:

Balance Due: $

Phone:

Additional Application Information

In addition to the information you've completed, a landlord will want information about you and the other intended occupants. Here's what you may need to provide:

Your complete name:

Date of birth:

Any other names used:

Social Security Number:

Drivers License/I.D. Number & State:

Names and dates of birth of any additional occupant(s):

Any pets?
Any water furniture?
Do you have renter's insurance?

Personal References
Name, Address & Phone:

Name, Address & Phone:

Nearest Relative (emergency contact):
Name, Address & Phone:

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