Who MUST Be on the Application?

Question

I've searched the forums but I can't really seem to find anything on this. I'm the property manager for my parents' mobile home park - it's a small park (9 lots total) and they live on the property as well.

We want to know exactly who is living on the property. The area they live in has a good share of folks with criminal backgrounds.

Who can we require to be on the application? And who does it make sense to require on the application? For example, if we have a family with a teenage son with a felony record, we would want to know that. Should we require a background check on every occupant over a certain age?

Thoughts and advice are definitely welcome.

In Florida, by the way.

Dan Hatch · Answer

I usually have any person 18 and older have an application, even if it's a son or daughter.  On the lease I list all occupants by name and no body 18 or over can move in or stay more than 7 consecutive days. Minors are excluded

Lucas Hall · Answer

Hi @Lane Register

It's a best practice to collect applications and screen EVERY adult who will be living in the property or co-signing. In most states, that's 18 years old. Every person has their own credit and background record, so you need to screen them separately.

Minors should be listed on the application by name, but they don't need to fill out a separate form. After all, if they were convicted of a felony as a minor, they were still a minor.  Many times, those records won't even show up because many counties don't publicize records of minors.

Tom Ott · Answer

Great job, Lane! It sounds like you got it all figured out. I wish you the best in your investing!

Lane Register · Answer

Thank you all for the prompt replies! I'm making it a requirement to have everyone over 18 provide a background and credit check. Additionally, I'm making it a requirement for the background check on anyone staying more than one week.

Again! Thank you all!!!

Michael Noto · Answer

Anyone over the age of 18 that will be living in the unit gets a background check which includes credit, criminal and eviction checks.  That's the way we do it.

Phillip Smith · Answer

@Lane RegisterLots of great advice from everyone on this post and looks like your question is mostly answered.

I would add that whatever you decide to do on your qualifications, present the same qualifications for everyone. If anyone gets upset because you don't accept their application for one reason or another, you can prove that you have certain criteria. You probably want to have a list printed off of these items that you hand out to everyone who is interested in renting your properties. I will PM you a recommended list so you can tweak to your liking.

Happy renting!

Tom Ott · Answer

Hi Lane,

This is a great question! It seems it has already been pointed out, but I wanted to say it again. Every adult in the home should be on the lease. Regardless of state law, the last thing you want is an adult living in the home who does not have to adhere to the lease.

Think about it, they would be able to do anything they really want without any sort of legal recourse. You always want to make sure anyone over 18 is on the lease and must follow the same rules, no exceptions.

In terms of applications, we like to have a section where the adults can list their children in the home. Just names and birth dates. Depending on your state/city it might be required to disclose how many people live in the rental unit (regardless of age.) Most of the cities surrounding Cleveland require everyone in the home be listed on the occupancy permit application.

In terms of running background reports for teenagers. That is up to you. Sometimes there is a difference among state laws, and I an unsure of Florida.

Please let me know if you have any questions!

Russell Brazil · Answer

I have all "adults" go through my screening process...meaning I do not bother screening say college kids who live with their parents.  I do have all individuals that live there, whether adult or children be listed as occupants in a section of my lease, but only the adults are screened.

Kyle J. · Answer

I also have everyone 18 years old and older who will be living at the property fill out an application and go through a background check.

Joe Splitrock · Answer

I require paid application and background check on each person over 18. I require them to list all occupants on the lease, so i am aware of anyone living in the property. I am not sure you can do background checks on minors due to privacy issues. There is nothing stopping you from doing a Google search and Facebook search on each occupant. You can also check registered sex offender lists.

Also as @Dan Hatch mentioned, put something in your lease defining the length of time visitors can stay. I would also have a crime free statement in your lease that gives you the right to ask them to leave if they commit a crime in the property. You will need to check what is allowable in your area.

Who MUST Be on the Application?

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