In order for a residency application to be processed, it must be returned complete. An application that is incomplete will not be processed and the applicant will not be considered for tenancy until the application is complete. If an incomplete application is received, the applicant will be informed in writing a list of items necessary to complete the application. A completed application must include:

1. All requested information must be provided.
2. All names, birth-dates and social security numbers of the applicant, co-applicant, and all others seeking occupancy under this application.
3. A mailing address, a current physical address and (if available) a contact phone number for the applicant.
4. Photo or legal identification for each adult member of the household and copies of social security cards for all members of household.
5. At least three (3) verifiable personal references.
6. At least three (3) verifiable previous landlord references in lieu of a mortgage or references accounting for 5 consecutive years of occupancy. In the absence of required landlord references, a co-signer may be accepted upon management discretion. The appointed person in charge of making this decision is the property manager.
7. A current accounting of all sources of income, as detailed in the application.
8. A signed Authorization for Release of Information form for each adult in the household.
9. The signature of the applicant and any other adult members of the household and the date they signed the application.

1. Applications will be accepted from anyone who wishes to apply for residency. Based on the information submitted on the application and verified by the Management Agent, the applicant will be notified that they appear eligible and will be placed on the waiting list OR that the application is incomplete or missing information OR that they are not eligible with the reasons for the rejection of the application and information concerning the procedures for appeal of this decision. Applicants will be selected for residency on a first come, first serve basis, as modified by a preference system established for renting to families that qualify under federal guidelines regarding income levels as well as for a preference system for particular units, including units designed to accommodate disabled individuals or individuals that would benefit from a modified unit. An applicant will be offered an available unit or rejected before the unit is offered to the next applicant on the waiting list. If an applicant turns down an available apartment, for a non-medical reason, more than (1) time, their name will be withdrawn from the waiting list and they will be required to reapply for residency. An applicant who rejects a unit for medical reasons, may only turn down an available apartment three times before their name is removed from the waiting list. If an applicant is removed from the waiting list, such notification will be made in writing and mailed to the applicant. A copy of such proof will be kept in the central office of Grand Management Services Inc.
2. This complex is financed through the U.S. Department of Agriculture Rural Development Multifamily housing program or The Department of Housing and Urban Development. Under regulations, eligibility is restricted to households whose gross annual income or adjusted gross annual income falls below the median income limits for the area. A copy of the income limits are available, upon request, by contacting Grand Management Services.
3. The household must meet the occupancy guidelines for the project. As a general rule, minimum occupancy is 1 person per bedroom and maximum occupancy is 2 persons per bedroom plus 2 additional persons per apartment. In projects with no studio or 1-bedroom units, a 1-person household may be approved for occupancy in a 2-bedroom unit provided there are no 2 person households on the waiting list. Exceptions may be made to the occupancy policy to accommodate persons with disabilities. If a household is allowed to move into a unit larger than what they qualify for simply because there are no other eligible qualified applicants, the household could reside in the unit only until an eligible household applies and is approved for the unit; in this instance, the non-qualifying household will be required to move to a smaller size unit when such a unit becomes available.
4. Potential tenants must indicate a purposeful intention to report information in a true and complete manner. Potential tenants who provide inaccurate or false information will be deemed ineligible for occupancy. Using false names or social security numbers are examples of dishonesty in reporting.
5. Each potential tenant is required to provide at least five years of rental history or three previous landlord references, or a past mortgage of three or more years. These landlord references may not include landlords related to the potential tenant by blood, marriage, or other close ties. In the absence of these three landlord references a co-signer may be needed. In regard to landlord references, potential tenants or members may be rejected according to: A history of unjustified and chronic nonpayment of rent and financial obligations. A history of violence and harassment of neighbors. A history of disturbing the quiet enjoyment of property. A history of violations of the terms of previous rental agreements such as the destruction of a unit or failure to maintain a unit in a sanitary condition. A FED eviction within the last 5 years or a negative landlord reference. As Oregon law requires (ORS 90.303), we do not consider an eviction case that was dismissed or ended in a judgment for the applicant, a judgment entered 5 or more years before the application, or a judgment on claims that arose from April 1, 2020, through February 28, 2022.
6. Each potential tenant is required to list at least three personal or credit references. These reference individuals must not be related to the applicant by blood, marriage, or other close ties and should not list a previous landlord if already used as a “landlord reference”. The applicant shall not have a national credit risk rating of more than 3 non-medical delinquent credit accounts or collection accounts to qualify. Potential tenants may be rejected according to: A history of unjustified and chronic nonpayment of rent and financial obligations. A history of violence and harassment of other individuals. Negative Credit. Negative credit is defined as: a) Bankruptcy reported within 1 year of date of application. b) Bankruptcy reported prior to 1 year from the date of application and negative information or no credit information reported following the bankruptcy c) Involuntary repossession or voluntary repossession within the last 10 years. d) More than 3 non-medical collection accounts. e) only negative accounts, medical or non-medical, with no positive credit reported. Applicants must show at least 2 credit or revolving accounts rated “positive or paid as agreed”. Negative landlord reference. Negative personal reference. As Oregon law requires (ORS 90.303), unpaid rent that came due from April 1, 2020, through February 28, 2022, is not considered, including rent in a judgment or referred to a collection agency.
7. No applicant that currently uses, possesses, manufactures, sells or distributes illegal controlled substances (as defined by local, state or federal law) shall be eligible for tenancy, and an applicant who has been convicted, within the last five years, of using, attempting to use, possessing, manufacturing, selling or distributing illegal controlled substances (as defined by local, state or federal law) may be denied tenancy. Any applicant currently using illegal drugs or possessing illegal drugs shall be denied occupancy, and an applicant reporting a conviction by any court of competent jurisdiction for the illegal manufacture, possession or distribution of a controlled substance may be denied occupancy. If our review of this application indicates that the applicant may constitute a direct threat to the health and safety of our residents or management staff or whose tenancy would adversely affect the physical condition and reputation of the complex, then the applicant will be denied tenancy. Any applicant that has been convicted of murder, rape, arson, child molestation, felony assault, or manufacturing and delivery of controlled drugs, within the last ten years may be denied occupancy. These crimes are examples and our residency standards are not limited to this negative history, but may also include other examples which will be considered in the analysis as to whether an applicant will pose a health or safety concern at this project. As Oregon law requires (ORS 90.303), we consider an arrest only if it led to a conviction, or to a charge that is still pending while the applicant is not in a diversion, conditional discharge or deferral of judgment program; and we consider convictions and pending charges only for conduct that is illegal in Oregon today and is a drug-related crime (not a conviction based only on marijuana use or possession), a person crime, a sex offense, a crime of financial fraud such as identity theft or forgery, or another crime whose conduct would harm the property of the landlord or a tenant, or the health, safety or peaceful enjoyment of the premises of residents, the landlord or management staff. Before we deny an application on the basis of criminal history, the applicant may give us supplemental evidence to explain, justify or negate the relevance of the information, and we assess the application individually, considering the nature and severity of the incidents, their number and type, the time since they occurred, and the applicant’s age at the time (ORS 90.304). Federal rules require us to deny admission if a household member is currently engaging in illegal drug use, is subject to a lifetime sex offender registration requirement in any state, or was evicted from federally assisted housing for drug-related criminal activity within the last three years, unless an exception in those rules applies (24 CFR 5.854 and 5.856).

That an applicant is or has been a victim of domestic violence, dating violence, sexual assault, or stalking is not an appropriate basis for denial of program assistance or for denial of admission, if the applicant otherwise qualifies for admission.

In determining eligibility for housing in cases where the Agent, acting on behalf of the Project Owners, has become aware that the household includes a victim of domestic violence, dating violence, sexual assault, or stalking, and when screening reveals negative and potentially disqualifying information, such as poor credit history, previous damage to an apartment, or a prior arrest, inquiries will be made regarding the circumstances contributing to this negative history, to ascertain whether these past events were the consequence of domestic violence, dating violence, sexual assault, or stalking against a member of the applicant household.

All denial of housing letters will notify applicants of VAWA’s protections and that they may seek an informal review if they believe that the denial of assistance was related to acts of domestic violence, dating violence, sexual assault, or stalking committed against the applicant.

If because of safety concerns a victim of domestic violence, dating violence, sexual assault, or stalking is unwilling or unable to provide information or identification ordinarily required to confirm eligibility, efforts will be made to otherwise establish eligibility and alternative sources and methods of verification will be accepted.

If you would like more information about your rights under the Violence Against Women act, please see the attachment to the Resident Selection Criteria.

When an apartment becomes available, the selection criteria will be verified again and updated. The tenant/applicant will be required to:

1. Complete a recertification packet and sign a Tenant Certification.
2. Sign a Written lease and all attachments.
3. Sign the project occupancy rules.
4. Pay, at move-in, a Security Deposit (the balance of which will not be carried over 90 days)
5. Pay the first month’s rent.
6. Have utilities immediately placed in your name and provide the Management Agent with verification that this action has been completed.
7. Complete and sign a move-in inspection form, verifying the condition of the apartment upon move-in.

Your application will be withdrawn if:

• Our notice to you is returned and our attempts to reach you by telephone are unsuccessful
• We offer you a unit more than 1 time and you refuse to accept it for non-medical reasons. For medical reasons, you are allowed 3 times to pass on a unit and to remain on the waiting list.
• You are deceased or become incarcerated
• If the tenant fails to respond to our request for more information, to sign a tenant certification, to verify eligibility, to sign a lease agreement, or to complete other necessary paperwork within a reasonable time frame. If tenant fails to respond to a notice for more information, we will send you a notice of intent to withdraw your application.
• If offered a unit and you accept, you will be withdrawn if you fail to respond to more information after 5 days.

Any notice of adverse action will be delivered to you by certified or first-class mail. We will give you a specific reason for the rejection of your application or for a determination of ineligibility. We are advising you that you have the right to respond to these notices within 10 calendar days after receipt of the notice. You shall personally present to the management designee, either orally or in writing, any grievance or response. The Management designee is Kristin Benson, c/o Grand Management Services, 375 Park Avenue, Suite 1, Coos Bay, Oregon 97420. The phone number is 541-269-5561. The fax number is 541-269-2481. The TTY number is 711. If requested, Ms. Benson or another management designee shall meet with you within 5 working days of the request in an attempt to resolve the grievance. If the grievance is not resolved to your satisfaction, the management designee shall prepare a summary of the problem within 10 calendar days. You shall receive two copies, and additional copies will be provided to the Owner of this housing complex as well as the supervising governmental agency. If you desire a hearing, a written request for a hearing must be submitted to the management designee at the address detailed above, within 10 calendar days after receipt of the summary. The written request must specify the reasons for the grievance or contest of the management’s proposed action and the action or relief sought. The management agent will provide you with a detailed copy of the grievance procedure upon request.