Finding/Screening Quality Tenants for SFH in East Oakland

[Willie Mincey]

Hello BP! I own a home in deep east Oakland, and for the past three years it has been used as my primary resident. I am moving out, but want to convert this home into a rental property. I have heard numerous horror stories about problem tenants, and I want to do my due diligence and limit that risk. Can you please share your experience on finding/screening tenants? What are your thoughts on section 8?

Thank you in advance!

[Brian Garlington]

Willie,

Wrong. Your first step is to go to the Oakland Housing Authority Website and see what the requirements are as far as the shape the property needs to be in. You will also get an idea as to how much they will pay you.

Then advertise on GoSection8 for free.

Some of the things I do to mitigate a lot of the nonsense.

No smoking AT ALL. I don't care if you have a "green" card. You are not smoking anything in my rental.

No evictions or felonies in the last 7 years. Period.

Have the voucher match the property. You have a 3 bedroom place for rent and the tenant says they have a FOUR bedroom voucher is a recipe for disaster. Ask kow hamny people will live at the unit with them. If you have a 3 bedroom rental and she says "Me and my two sons",....you should be fine., but always ask.

No dangerous breed animals or pets, period.

Do they have any animals or pets? If the answer is no then I actually prefer that to someone who does have them. If they say they have a "dog" your antennas need to go up. Usually someone will say they have a yorkie or a chihuaha or labrador. If they say a "dog" ask what kind. Pit Bulls, Staffordshires, Bulldogs, Bullys, Dobermans, Rottweilers or any dangerous breed is a no-no. If they say they don't know what kind of dog it is because it is a "rescue", then ask for a picture of the dog.  If all is well, make sure to tell them to bring the dog with them when they come see the property. If they show up without the dog (Rocky the dog doesn't like strangers......or whatever excuse) then that is part of the screening process and if you end up finding a "better qualified" tenant then that is their loss.

I actually don't care what their credit score is or income is because I know the housing authority is covering 70-100% of their rent. I also don't care about the employment history either because if they get lose their job or get their hours cut they simply send an email to me and the Housing Authority and the housing authority starts covering 100% of their rent until they get another job. 

I also require them to pay one fill month's deposit before they move in. No exceptions.

If your rental is in Oakland or anywhere in Alameda County then check out a program called Abode Services. They are like Section 8 on Steroids in a good way.