Security Deposit Alternative?

Question

Have you used Rhino or a similar service in lieu of collecting the full security deposit at start of lease?

Quoting from https://www.nbcnews.com/news/u...
With Rhino, the platform replaces the traditional security deposit to a landlord and instead provides renters with a monthly low-rate insurance policy, simultaneously providing protection to property owners. It frees up money for the renter and provides the coverage that landlords require. For renters, this means paying a monthly rate for insurance that's scaled to their rent. For property owners or landlords, Rhino covers excessive damages or the loss of rent.

Greg M. · Answer

I don't use it, but it is likely going to become a required offering in my area soon enough. Personally, I find your ability to save enough money for a security deposit to be a criteria for renting to you. If I were forced to offer it, my rental criteria would just now include a minimum amount of reserves in your bank account. Sadly, these services appear aimed at younger people, telling them don't save for the future, instead spend that money on take-out, Netflix, and Starbucks. I'd be much more willing to use a service like this if I could set a higher than security deposit limit. I'll always take a $2K deposit from a tenant over a $2K promise from an insurance company. However, if I could have a $5K or $10K promise from an insurance company, that'd be enticing.

Adam Martin · Answer

I don’t but just north of me in Cincinnati you have to offer 2 of the following 4 options.1 full deposit1/2 depositStretch deposit over 6 monthsRhino or similar serviceNo surprise rhino was helping fund the push and I can see both sides of the argument. For the tenant though they are paying money they will never see and if they stay long term it can add up. Supposedly the claim process is easy but would love to hear of any first hand experience.Personally for me the deposit is a key part of screening. You know you are looking and should have known for a while and budgeting for a deposit. If you did not and have no savings I don’t think you will be a good match. Before you submit an application I let you know deposit and first month rent is due in 48 hours and if that is not doable please don’t waste your money on the application.

JD Martin · Answer

That's exactly my problem with the service. Now as the landlord I have to jump through the hoops to hope to get paid for tenant damage and uncleanliness rather than the tenant. If I had to choose my poison, I like the above idea of collecting an additional 10% every month in lieu of a deposit, which improves your profitability in instances where tenants did little/no damage. What I would probably do if I stopped collecting a deposit would be a hybrid of the two approaches - rent that was say 5-10% higher and the deposit insurance. Then you make the profit on the front end and have a hedge in case of damages or if the insurance company refused to pay.

Anthony Angotti · Answer

Personally I like to see that someone can pay a deposit and first months rent at one time. If you can't afford that then it generally means your finances aren't in the best shape, and therefore would not make the best tenant. If someone moves in mid month we usually make them pay prorated plus a full month plus deposit. If someone can't afford it then I view it as a sort of screening tool. I'd rather have a vacancy for 6 mo. or more (especially in today's Tenant Friendly Environment) than put a bad potentially nonpaying tenant in a building. It's not worth the headache, frustration, and cost. And the more nondiscriminatory screening and filtering tools you have the better.

AJ Leman · Answer

Hey @Susan H.,We do not use Rhino, however, we are beginning to offer all residents the option of paying a security deposit or paying an extra 10% per month in rent. So, if rent is $700, the tenant could pay a $700 deposit or a non-refundable 10% monthly fee of $70. Essentially, rent would be $770/month. Many of our tenants like this for several reasons. 1) They feel they have had their deposit unfairly deducted from in the past, and 2) They would rather keep that large chunk of money now and pay a bit more rather than shell it all out.It's usually beneficial for us as well because we make more in the long run. Risks associated with it include the possibility of tenants leaving early and not paying rent on the last month, etc. However, this is offset by increased cash flow. I was made aware of this idea by some property managers here in Iowa.

Susan H. · Answer

I don't charge a fee for the application, but my qualification and application criteria note similar "due" dates/times. Paying the security deposit in full is (to me, anyway, in my competitive market) a demonstration of financial responsibility. There are very few SFHs on the rental market right now in my regional area and despite increased rents, they seem to come on and off the market within a few days. ~Susan

Anthony Angotti · Answer

If they have it it means they know how to save money. That's why I like finding people with no problem with both. It means they are financially responsible. I'm not their friend. I'm not their family. I'm not trying to help them get their footing when their finances aren't great. I'm their landlord. Looking to ensure I get paid for services rendered. If I have tenants living totally paycheck to paycheck then that reduces my chances of a paying tenant when things go south with any individual aspect of their financial lives (car breaks, job loss, reduction in hours, etc.)I own over 100 units and because of this mindset we only had one tenant with problems paying during COVID and because we look for qualified tenants we were able to be flexible with them to get caught up because the rest of the portfolio was supporting the bills. It sounds harsh, but there's a lot that I do charity wise to help people get back on their feet, however I can be charitable and treat my business like a business at the same time.

Zachary Elliott · Answer

@AJ Leman I know it might feel a bit riskier upfront for a landlord but I love this idea. You can always just set the extra 10% aside until it matches a security deposit with the added bonus that you get to keep it at the end.

Account Closed · Answer

@Susan H. Here in Pittsburgh, we started using SayRhino for all of our properties when they opened up from Multifamily Dwellings to include SFR's. Since then, we have leased all of our properties with this practice in place. We've even filed claims with SayRhino when a tenant has been unable to pay due to the pandemic and had to break their lease. We generally try to get the tenant to pay the lump sum of the rhino policy upfront so that there is minimal risk, but we also have given our tenants that score high enough on our screening process the opportunity to pay a traditional security deposit. So far so good!

AJ Leman · Answer

@Zachary Elliott Yep, that is the plan. And if we don't use it, then it is just 10% extra cash flow. Honestly, we are quite lenient with our deposits (probably ought to be more strict), but this stratergy seems like a win-win in many cases.