Edgewater Real Estate is committed to treating everyone equally. We fully comply with the Federal Fair Housing Act (FFHA) and with all state and local fair housing laws. It is our policy not to discriminate against any person because of that person’s race, color, creed or religion, sex, sexual orientation, national origin, age, marital status, military status, handicap, disability, or any other protected status.


Application Approval Criteria

  • Anyone who is 18 or older MUST submit an application and pay nonrefundable application fee
  • Pets are a case by case basis and should be approved before applying. Refer to Pet Policy. No dangerous breeds.
  • Must submit copies of most recent months payroll stubs, if self-employed must submit 2 years tax returns
  • Must provide all landlord contact info for past 3-5 years of residency
  • Combined gross monthly income must be at least three times the amount of rent
  • No evictions filed in the past 5 years
  • No balance owed to landlords
  • Negative landlord references or consistent late rent payments will be grounds for denial
  • Inaccurate or falsified information will be grounds for denial
  • Criminal records and convictions may be grounds for denial.  Felonies are denied.
  • Credit score of 640+. Credit score below 540 will be grounds for denial
  • Bankruptcy MUST be dismissed or discharged for at least 6 months
  • All Cosigners must have a credit score of 640 or above and meet all other application requirements

  • Income
    • Monthly income requirement is 3x rent amount, as a combined household or per single adult applicant.
    • All income sources including Social Security, child support, spousal support, DSHS income, retirement income, grants/loans if you are attending college, and housing vouchers, must be verified with check stubs, monthly statements or award letter.
    • If employment is to begin shortly, applicant must provide an offer letter on company letterhead or employment contract.
    • Self-employed applicants – must submit previous year’s filed tax return for income verification. If needed, 2 years tax returns may be required.
    • If overtime pay is needed to meet the income requirements you will need to provide the previous years tax return to verify.
  • Credit Score – Credit scores are approved per applicant.
    • 640 – 850 – Standard approval*
    • 639 and below – Conditional approval* Cosigner or Double Deposit or Both Needed **NO EXCEPTIONS
      • Co-signer may be added to the lease but must have a 640 or above . Co-signer will be required to meet all application requirements and income to rent ratio will be based on the co-signer’s current rent/mortgage + rent of the property for which they are co-signing.
  • Background Check
    • Must not have any Eviction, Foreclosure, Bankruptcy, or Serious Criminal History
  • Previous Residence and/or Rental History
    • Must have positive Landlord References, Verifiable Rent History for at least 2 years is required.
      • No broken leases, evictions, or eviction filings will be accepted.

** The application is not first come first serve. The most qualified applicant will be chosen. **

Who must apply:

  • All occupants 18 years of age or older, not considered a dependent, who will live in the property but will not be responsible for the rent, must be included in the application, pay the non-refundable application fee of $20 and are required to be listed on the lease as occupants.
  • An occupant is considered a dependent if the individual is your child and they are a full-time college student and they do not provide more than half of their own support.
  • Occupants who are younger than 18 years of age at the time that you complete the application do not need to pay the application fee, but are required to be listed on the lease as occupants.
  • All applicants who will be financially responsible must be listed as a lessee on the lease and pay the non-refundable application fee of $20.

WHEDA Section 42 Low Income Requirements

Before you take the time to apply for the Low Income Program please make sure you meet the requirements for the program. *Gross Income & Student Status


We average income by taking “Gross” income amounts from each check. Add them all up. Divided by the amount of weeks from your paychecks. *Example: One check paid bi weekly equals two weeks. This will give you your average expected gross income per week. Lastly, we multiply that total by 52 weeks in the year. This total gives you your expected yearly Gross income for the coming year. Your yearly expected gross income has to be between the limits listed below.

Income limits are listed below.

1BR/ 1x Tenant = Income has to be at least $29,268 no more than $35,460.

1BR/ 2x Tenants = Income has to be at least $35,136 no more than $40,560.

2BR/ 1x Tenant = Income has to be at least $35,136 no more than $35,460.

2BR/ 2x Tenants = Income has to be at least $35,136 no more than $40,560.


The program allows for college students to apply but only under certain conditions.

** One applicant that’s in college will NOT qualify.

** Two applicants only ONE can be a student.