Tenant screening?

Question

If you could only ask a tenant 5 questions before committing to rent to them what would the questions be?

Tom Ott · Answer

Hello Nicholas,

Only 5! That seems so difficult! I am the type of person who likes to ask as many questions as possible. I think it is important to gather as much information as you can.

I'll give 5 a shot:

1. Do you have any kind of criminal background? (felony, misdemeanor, etc.)

2. Where are you currently employed? (also get the income info)

3. Where do you currently live? (for rental verification)

4. What is your DOB and SS#? (for verification of all information)

5. Do you currently have any account in collections/past due?

I normally like to gather a lot more than this. Also with the information given by the 5 questions I asked, you should be able to begin doing a detailed background report (both criminal and credit.)

It is important to know as much information about the applicant as you can. After all they will be living in your unit!

Dana Dunford · Answer

@Nicholas Miller - Assuming they answer truthfully and only keeping to 5:

• Do you have a clear background check (incl. eviction)?
• Have you ever been late on a rent payment / how many times?
• What is your credit score?
• What's your monthly income / are you in good standing with your company?

• What would your past landlord(s) say about you? (honest answer)

Dawn Anastasi · Answer

Ah, technology. But I also play FreeCell on the laptop while waiting between visitors.  Next you'll be telling me I can do that on a smartphone too.  :)

Nicholas Miller · Answer

Thanks for the input everyone.  I agree that more than 5 questions are needed to properly screen a tenant and I certainly ask more than 5 questions in my rental application however my goal is to gage what the top 5 questions are.  If for some reason you were limited to 5 questions what would they be and why.

Richard Brand · Answer

Hi Dawn,

How do you verify the information?  I am new becoming a Land Lord.  I am going to put together my application now and would like to know how I go about pulling credit and verifying information on applications.  Also, if you find any inconsistencies between the verification process and what the applicant put on the application should that automatically disqualify the applicant?

Dawn Anastasi · Answer

I generally ask more than 5 questions in my application:

1. Name and any prior name if married

2. Social security number

3. Birth date

4. Driver's license ID

5. Phone number

6. Email address

7. Names and birth dates of other occupants (those 18 and over have to fill out a separate application)

8. Car info

9. Pet info (a lot of my rentals don't allow pets)

10. If they are a smoker

11. Current address and landlord info

12. Prior address and landlord info

13. If they've ever had an eviction filed against them.

14. Employer(s) info

15. Other income

16. If they've ever filed for bankruptcy

17. If they have any outstanding judgments against them

18. Bank accounts

19. Any outstanding debts such as school loans, auto loans, or credit cards

20. References / emergency contacts

21. How they make their rental payments

22. If they are on Section 8 (Rental Assistance)

23. Why do they want to rent this place

24. What would make them a good tenant

I don't think I could limit myself to just 5 questions. Also, I don't trust anyone, I verify information independently.

I know of other people who ask additional questions for lower income tenants:

- Do you own furniture?

- Do you own a vacuum cleaner?

Jeff B. · Answer

Your application should provide the data (or contact info to get it) and not be relying upon oral representations.

• verify income from W2, pay stubs, SSI
• verify past rental behavior from prior landlords
• pull your own credit reports and don't just look at the FICO, it doesn't tell the story, instead look and the 30,60,90 day lates and the collections (when was the last one created?)
• require DOB and SSN to enable the CR reports; anyone not willing to disclose is immediately disqualified - - yeah you loose one or two, but in 18yrs, I've lost less than a handfull.

Joe Splitrock · Answer

Too funny! Yes, Candy Crush, Fruit Ninja, Angry Birds and even FreeCell can be played on your smartphone. Have a great weekend!

Joe Splitrock · Answer

@Dawn Anastasi you mentioned you bring a laptop and scanner to showings. One tip that may save you a little trouble is to use a smart phone instead. I just bring my iPhone and I have a scanner app on my phone. It takes three high resolution photos of the document and merges the three into a high quality scan. It was better and faster than my home scanner, so I actually got rid of my scanner to free space on my desk.

Another tip - When I ask for pay stubs for income verification instead of having them bring it to me, I just tell them to e-mail a photo to me. Photos on today's smart phones are good enough to read all the detail.

I also take photos of their drivers license. I have even taken a photo of the person getting out of their car and sent it to my wife. I did that one time when the person sounded creepy on the phone. That is probably a good idea for anyone worried about safety.

Sorry to get off topic. Everyone covered the questions pretty well.

Tenant screening?

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