No one will fill out screening form prior to showings… ideas why?

[Malachi P.]

I have recently listed my first rental unit (a LEGAL/permitted ADU in Utah.. many basement/in-law rentals here are definitely not legal/permitted) and am trying to pre-screen inquiries BEFORE scheduling showings with them. I tried to show first for a few weeks and it was simply a massive waste of time, between the no shows and unqualified applicants. But now I am unable to get any submissions after sending prospects my screening link which I created with google forms.

I know there are a lot of similar posts but I can’t get over some of the replies I’ve received after sending the form which asks (seemingly) standard/basic questions. I would greatly appreciate your feedback
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“I see that (my google form…) is from a third party company - can you tell me more about it?”

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”I went to fill the application but it seems a bit out of order in the steps of inquiring for an apartment (for me). I'd prefer to see if the place interests me first and have a genuine conversation. I also believe initial trust is best built and seen in person and then followed up/backed with the serious details of credit etc. to be sure someone is being authentic.“

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”As a tenant - I would like to go and look at the property before filling out all of that information. I understand it helps deter people who aren’t serious, but for me, it isn’t worth the hassle when I found other places that were in the same price range that were willing to show me and have a conversation after, if we mesh well.”

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My screening form questions are listed below. Would you say the form is doing its job and removing these people from the serious inquiries? Or am I missing out on potentially great renters by giving them a 2 minute “hassle” of a google form (in order to save myself hours of hassle)?

-Name/ Phone Number

-Desired Move in Date?
-Desired lease term? (6/12mo)

-Are you willing to undergo a credit and background check?

-Is there anything that may come up on these reports that we should be aware of?

-What is your estimated credit score (we have a minimum credit score limit of 620)

-Total number of occupants that will be moving in (including any children)?

-Annual Household Income (we have a minimum income limit of 3x rent)?

-Will you be able to provide proof of income for the last 2 years? (W-2,

-Have you filed for bankruptcy in the last 7 years?

-Does anyone in the household smoke? (This property does not allow smoking).

-Number of Pets (we allow a maximum of 2 pets)?

-Any additional information you'd like us to know or take into consideration about you.

[Dan H.]

My experience is pre-screening questionnaires work where most LL require them and do not work where very few LL require them.  We do not require a pre-screen questionnaire because they are rate in our market.

We do not do individual showings.  We have an open house.  We send a reminder to each interested party about the open house an hour or two before the open house.  The open house creates a perceived frenzy that encourages immediate applications.  We virtually always get a qualified application in our first open house.  I will say that we are in a very low vacancy market where there are more tenants than available housing.  

During Covid we had to do individual showings.  

Our open house gets nearly everyone stating they will submit an application, but if they do not submit it immediately, I would estimate it is maybe 1 of 5 applicants get submitted.  Fortunately, about 25% submit applications immediately.  Our open houses are usually scheduled for 1.5 hours but we usually end up staying 2 hours.  We virtually always get a qualified applicant from the first open house.  Note to get a qualified applicant often requires more than applicant.  Even with charging for applying, we still have around 50% of applicants not meet out qualification standards.  Fortunately, we typically end up with 2 to 5 applications at the open house.

During the 1 on 1 showings during Covid, nearly everyone that showed up for their scheduled showing stated they would fill out an application.  About 1 in 10 filled out the application immediately.  Of those that did not submit application immediately, there was maybe 1 in 10 submitted an application later.  We confirmed with each potential applicant an hour or two before the showing and still had a high rate of no-show (maybe 30%).  It is incredible how many of the people who missed their appointment still desired to be re-scheduled for a showing.  We do not re-schedule as someone that does not make their appointment is not someone that we desire as a tenant.  I would estimate that we had 30 thirty minute scheduled showings (about 20 actual showings) to get a single qualified applicant (~50% of applicants qualify).  This amounts to 30 showings (20 who show up), 15 hours of scheduled showings (10 hours with tenant showing up), 2 applications received, one qualified application.  It is very inefficient compared to having an open house.  Without the perceived frenzy, we have a significantly lower rate of applications received.

It is critical to charge for application.  This reduces unqualified applicants.  It also reduces bogus ESA applicants if combined with an ESA policy.  Applicants do not want to spend $35 to find out that their application is rejected because they do not have a legitimate ESA.

Good luck