Important: Homzora is a housing research publisher, not a law firm, and nothing on this page is legal advice. This article is general information about the law as published by government and court sources at the time of writing, and it may not reflect later changes or the facts of your situation. Reading it does not create an attorney and client relationship. For advice about your situation, contact a licensed attorney or a legal aid organization in your state.
About 61.8 percent of occupied homes in the city of San Francisco are rented, since the Census Bureau puts the owner occupied housing rate at 38.2% for 2020 to 2024, and the median gross rent is $2,476 a month (U.S. Census Bureau QuickFacts, San Francisco). Every one of those households went through an application, and the rules on fees and screening decide what you pay up front and how a landlord can judge you.
This guide explains application fees and tenant screening in San Francisco under California law and any local rules: what a landlord can charge, what it must tell you, how criminal history, credit, eviction records, and vouchers can be used, and what to do if you are denied.
Quick answers
- Fee cap: a $30 base amount adjusted each year for inflation, and no more than actual costs (Cal. Civ. Code § 1950.6).
- Receipt: must itemize the landlord’s out of pocket costs and time (Cal. Civ. Code § 1950.6).
- Vouchers: source of income, including Section 8 vouchers, is protected (Cal. Gov. Code § 12955).
- Reusable reports: landlords may choose to accept them, and then cannot charge a fee (Cal. Civ. Code § 1950.1).
Income requirements at local rents
Income requirements are one of the most common screening criteria. As an illustration only, a landlord requiring income of three times the rent would expect about $7,428 a month, or $89,136 a year, at the median gross rent of $2,476. Requirements vary by landlord and some laws limit them, so ask for the exact standard in writing.
Application fees
California caps application screening fees at a base of $30 per applicant, adjusted annually for inflation, and the fee cannot exceed the landlord’s actual out of pocket costs for screening. The receipt must itemize those costs and the time spent, and any part not used for screening must be returned. A landlord may not charge a fee when it knows or should know no unit is available (Cal. Civ. Code § 1950.6). Landlords must either consider applications in the order received or refund the entire fee to applicants who are not selected (Cal. Civ. Code § 1950.6). The inflation adjusted maximum changes each year, so ask the landlord how it calculated the fee.
Reusable screening reports
A landlord may choose to accept a reusable tenant screening report prepared at your expense within the previous 30 days. If it accepts one, it cannot charge you a fee to access the report or an application screening fee (Cal. Civ. Code § 1950.1).
Income, credit, and vouchers
California fair housing law protects source of income, including Section 8 and other federal housing vouchers. A landlord may not apply an income standard that is not based on the portion of rent the tenant pays, and if it uses credit history, it must let you offer lawful, verifiable alternative evidence of your ability to pay (Cal. Gov. Code § 12955).
Criminal history and eviction records
California fair housing regulations bar blanket bans on people with records and limit what landlords may consider, according to a 2026 legal aid resource (Legal Services for Prisoners with Children, 2026 Housing Resource). In a January 2026 settlement, the state Civil Rights Department said housing providers cannot automatically decline to rent to people with a criminal history (California Civil Rights Department, screening settlement (January 2026)). Eviction court records are generally masked from the public unless the landlord wins a judgment within the time the law sets (Cal. Code Civ. Proc. § 1161.2).
San Francisco affordable housing rules
In affordable housing, San Francisco’s Fair Chance Ordinance bars questions about criminal history on the application, allows a check only after you qualify on all other criteria, bars convictions older than seven years, and gives you the report and 14 days to respond before a denial (City of San Francisco, Affordable housing protections for people with criminal history).
Your federal rights if you are denied
Under the federal Fair Credit Reporting Act, a landlord that denies you, requires a cosigner, or charges a larger deposit or higher rent based even partly on a consumer report must give you an adverse action notice. It must name the screening company, say that the company did not make the decision, and explain your right to dispute the report and to get a free copy if you ask within 60 days (FTC, Using Consumer Reports: What Landlords Need to Know). The CFPB adds that a screening company generally has 30 days to investigate a dispute, and sometimes 45 (CFPB, If your rental application is denied because of a screening report).
At the federal level, HUD withdrew its 2016 guidance on how the Fair Housing Act applies to the use of criminal records, effective September 25, 2025 (Federal Register, HUD withdrawal of 2016 criminal records guidance (July 17, 2026)). State and local rules described in this guide still apply where they exist.
Where to get help in San Francisco
Every California superior court has a self help center (California Courts Self Help Guide, Eviction). For other assistance, call 211 (211.org).
Fair housing
The federal Fair Housing Act prohibits discrimination in rental terms because of race, color, religion, sex, familial status, national origin, or disability (42 U.S.C. § 3604). HUD accepts complaints (HUD, File a Complaint).
Before you pay an application fee
- Ask for the landlord’s screening criteria in writing.
- Ask exactly what the fee covers and whether any part is refundable.
- Ask how many applications are already pending for the unit.
- Ask how long a decision will take and how you will be notified.
- Ask whether the landlord accepts a reusable screening report you already have.
Documents to have ready
- Photo identification for every adult applicant.
- Recent pay stubs or an offer letter, and benefit award letters.
- Bank statements if you are self employed or have irregular income.
- Contact information for current and past landlords.
- Voucher paperwork if you use housing assistance.
- A guarantor’s information and documents if one is needed.
Check your own records first
Before applying, review your credit reports from each of the three national credit bureaus and look for errors, old debts you have paid, or accounts you do not recognize. If you have had an eviction case or a criminal record, find out whether it was sealed or dismissed, since many places limit what landlords can use. Fixing errors before you apply is far easier than disputing them after a denial.
If you have limited or poor credit
- Offer a larger share of rent from savings or proof of steady income.
- Ask whether a cosigner or guarantor is accepted.
- Provide references from past landlords showing on time payments.
- Write a short letter explaining a past problem and how it was resolved.
- Ask whether the landlord will consider alternative evidence of ability to pay.
Red flags during the application
Be cautious if someone asks for a fee before you can see the unit, asks you to pay by wire transfer, gift card, or cryptocurrency, refuses to give screening criteria, or pressures you to decide immediately. Legitimate landlords usually explain their criteria, accept traceable payment methods, and let you tour the home or a verified video tour before you pay.
If you are denied
- Ask for the reasons in writing if you did not receive them.
- Request the free copy of any screening report used.
- Dispute any errors with the screening company in writing.
- Keep copies of every letter, email, and receipt.
- Contact a fair housing organization or legal aid office if you believe the denial was discriminatory.
Frequently asked questions
What is the maximum application fee in California?
A $30 base adjusted annually for inflation, and never more than actual costs (Cal. Civ. Code § 1950.6).
Can a California landlord refuse my voucher?
No. Source of income, including vouchers, is protected (Cal. Gov. Code § 12955).
Do I get a receipt?
Yes, itemizing the landlord’s costs (Cal. Civ. Code § 1950.6).
What must a denial notice include?
If a consumer report was used, the name of the screening company, a statement that it did not make the decision, and your rights to dispute and to a free copy within 60 days (FTC, Using Consumer Reports: What Landlords Need to Know).
Legal notice
Homzora is not a law firm and does not provide legal advice. Laws, court rules, and local programs change, and how they apply depends on your facts. Before you act on anything in this article, confirm the current rules with the court, a licensed attorney, or a legal aid organization.
Sources
- U.S. Census Bureau QuickFacts, San Francisco
- Cal. Civ. Code § 1950.6
- Cal. Gov. Code § 12955
- Cal. Civ. Code § 1950.1
- Legal Services for Prisoners with Children, 2026 Housing Resource
- California Civil Rights Department, screening settlement (January 2026)
- Cal. Code Civ. Proc. § 1161.2
- City of San Francisco, Affordable housing protections for people with criminal history
- FTC, Using Consumer Reports: What Landlords Need to Know
- CFPB, If your rental application is denied because of a screening report
- Federal Register, HUD withdrawal of 2016 criminal records guidance (July 17, 2026)
- California Courts Self Help Guide, Eviction
- 211.org
- 42 U.S.C. § 3604
- HUD, File a Complaint