Mistakes in Eviction Report?

Question

I just got an eviction report back from the tenant screening company I use (CreditLink), and it lists 2 successful evictions and 3 eviction proceedings initiated on this prospective tenant.  I could not believe it because everything else checks out very well--makes good money, 2 stellar landlord references (and I make sure it's really the landlord and not a friend), decent credit, etc.

These evictions came from just 2 different landlords (1 has 1 of the successful evictions, and the other has one successful and 3 initiated evictions that were otherwise resolved) that were not listed on the application--they're older addresses.  So I called them and they wanted to see the tenant's authorization to release along with a verification form for me to fill out--I sent all that.  Both called me back--1 said that they cannot find this tenant's info on their files because they only just took over management of the complex.  The other landlord said she has no record of anyone with tenant's last name ever having rented from them, let alone having been evicted.

The prospective tenant said that he was only a roommate in one place for just 2 months--was never on the lease.  He said he never lived at the other address.

I don't lease to anyone with evictions.  But I just don't know what to believe.  The info on the report just doesn't jive fully with me, and even the reporting company said sometimes there are errors on eviction reports; but I don't just willy nilly believe whatever tenants tell me either.  This isn't my first picnic, y'know.

Has anyone else ever had problems with eviction histories from reporting agencies?  I'm considering running this guy through another company to get a 'second opinion' on his rental history.  Got any suggestions?

Steve Babiak · Answer

I received similar types of reports.  I'll give some details.

On one, eviction was showing in a larger complex; contacting them was nearly worthless because the files were no longer active for the year in question.  Hard to confirm that one way or the other.

Another eviction showed up and when I contacted the management for that place, they had no record of person by that name being there ever.  Again worthless info.

Another might be most interesting to you.  Out of state applicant.  Eviction showed in the state from which they were relocating.  Eviction was confirmed with the landlord in that other state - but it turns out that it was only a match in the tenants' names only.  The applicant I was evaluating was not the same person who had the eviction (lots of back and forth to that landlord to be certain about this).

I ended up accepting all of the above applicants, and had no troubles with evictions (although one did occasionally pay late but also paid late fee when that happened).

Sometimes you rely on things other than the reports when making such decisions...

Account Closed · Answer

If the applicant is from my area, I get my eviction reports by going down to the county seat and checking if his name has been involved in any cases of any sort.

One thing that is obvious when you do that is that some names are very common and the county might have cases against 4-5 different persons with the same name.

I am careful to match middle names (or initial) and birth dates whenever I find someone in the system.

With the case number, I can request the case file and read what is in it. Sometimes that makes a difference.

Michael Rossi · Answer

No?  You're not going to last long renting in the hood if you can't think a little more logically than this!

Think this through!!!  Your eviction report shows that this guy was evicted at a certain address.  He admits that he lived at this address for 2 months, but was never on the lease.  What does that tell you???  C'mon now, this isn't that hard!

Terri Pour-Rastegar · Answer

MikeOH, no, I'm not gullable in the least bit.  You've gotta read the whole thread--there's more to it than this.  All of the landlords, owners, property managers at these places said he was never a tenant at these places.  The one place where he lived for just 2 months was a temporary roommate situation.

Michael Rossi · Answer

So, let me get this straight!  This guy has FIVE evictions on his record and you're considering renting to him!  I can't believe that ANY landlord could be that gullible!!!

He has confirmed that he lived at one of the places where he was evicted!  Four other evictions had to be filed on this deadbeat to get him to either pay or leave!

Wake up!

Terri Pour-Rastegar · Answer

You all touched on exactly how I've been feeling about this.  This guy's landlord references are excellent--the landlords raved about him.  His credit is good--I don't expect excellent.  He makes plenty of money.  When I met him, he was clean-cut, and his car appeared well maintained and clean.  You can learn alot about a tenant in the first few minutes of meeting them.

But I do a very thorough application process--and it's exactly the same for every single tenant, no matter what.  In fact, in advance, I warn them that I will immediately reject an application for any one of the following:  missing or deceptive information, excessive problems on credit reports, bad landlord references, or even one single eviction or filing.  And I collect an application fee every time.  That eliminates a lot of people right up front.

I've liked this guy from the first meeting, through a few phone calls, and throughout all of his screening . . . until the eviction report.  When I got it, it just didn't sit right with me--it completely contradicts everything else I'd learned.  This had to be a mistake.

At the end of the day--this day, to be exact--I decided to follow my insticts and take a chance and sign him up.  To play it safe, I went with a month-to-month lease (which I've been leaning towards anyway).  That way, if he doesn't work out, I can end it pretty simply.

Thanks for reminding me that it's OK to go with your gut once in awhile.  Now let's hope he turns out to be the good tenant his landlords said he is . . .

Thanks again!!!

Steve Babiak · Answer

Prior residence addresses are often found in the full credit report, so you can cross-check there (assuming you get those types of credit reports - they are worth it IMO).

Jon Holdman · Answer

I use Tenant Alert (been using this since before Josh got his service up and running) and they give both an eviction report and a previous address report.  The eviction ones seem to be based only on name.  I ask for prior residences on my application.  Usually the list they give and the previous address report are pretty close.  That lets me check the supposed evictions.  There are very often eviction reports that are pretty clearly someone else, since they're at the same time I've been able to confirm an applicant is living somewhere else.

Tracey B. · Answer

Teri,
another thing i was thinking is, how is is rental history in general outside of this? does he move every few months. If he passes all of your requirements and has been working at his job for a long time and seems stable, i may consider it; its good you used credit report to compare addresses cuz thats where i usually find out whos lying. how do you feel about this guy in general though?

Terri Pour-Rastegar · Answer

And when questioning the tenant about both addresses, I said, "tell me about 123 Main Street" and waited for his response.  The tenant said he was a roommate for about 2 months at the first place, but never even got mail there, and moved out of his own accord (the property manager at this property said they never had a lease with anyone by that name, so they can't legally answer any questions).  As for the second address, he said he never lived there (and the property manager here says there's never been anyone with his name who rented from them).  Neither address shows up on his credit report, although I realize that's no so unusual.

Mistakes in Eviction Report?

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