Signs of Professional Tenants

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Franklin Romine
Visalia-Fresno, CA · Member since 2009 · 1k+ posts · 863 votes
11y

Things to question and look out for....

Cashing paying, incomplete rental application, can't connect the dots with where they live and work, can't reach previous landlord, moving to a new town, just started a new job yesterday, need to move in right NOW, only one tenant applying for property but 5 family members showed up to view the property, applicant needs to use the restroom, applicant gets dropped off by a relative or taxi when viewing the property, applicant tells you not to call there previous landlord....


Frank

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  • Franklin Romine
    Visalia-Fresno, CA · Member since 2009 · 1k+ posts · 863 votes
    11y

    Things to question and look out for....

    Cashing paying, incomplete rental application, can't connect the dots with where they live and work, can't reach previous landlord, moving to a new town, just started a new job yesterday, need to move in right NOW, only one tenant applying for property but 5 family members showed up to view the property, applicant needs to use the restroom, applicant gets dropped off by a relative or taxi when viewing the property, applicant tells you not to call there previous landlord....


    Frank

    10Reply
  • Mark Brogan
    Investor · Roanoke, VA · Member since 2012 · 1k+ posts · 374 votes
    11y

    i agree with @Franklin Romine i would also just ask them simple questions and listen to the answer they give they will usually tell you what you need to know by listening to them talk 

    most tenants will disqualify themselves by listening to their reasons for leaving last property

    0Reply
  • David Roberts
    OP
    Brownstown, MI · Member since 2014 · 344 posts · 98 votes
    11y

    thanks guys I'm writing these down.  

    0Reply
  • Ariel O.
    Vendor · NY, NY · Member since 2009 · 175 posts · 52 votes
    11y

    SSN might be similar name but not the same date of birth - usually a relative without a record.

    AKAs pop up on a tenant screening <- you will often find most of the evictions under AKA.

    Address history doesn't make sense, or a lot of moving around, or doesn't match what you can find in the screening.

    1Reply
  • Joel OwensBusiness Member
    Moderator
    Real Estate Broker · Canton, GA · Member since 2010 · 15k+ posts · 11k+ votes
    11y

    When you ask them questions and look at them straight in they eyes and their eyes dart left, right, up or down, they look away or put their head down, rub their head, etc. and answer.

    You know at that point they are generally dishonest and their brain is thinking about an answer to scam you. It's not 100% foolproof but an indicator of things to come.

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    2Reply
  • David Roberts
    OP
    Brownstown, MI · Member since 2014 · 344 posts · 98 votes
    11y

    Yeah body language is a dead giveaway, unless they're a sociopath lol.

    1Reply
  • Jason A.Pro Member
    Investor · Hopkinton, MA · Member since 2015 · 53 posts · 28 votes
    11y

    This is a hard one, because if they are true professional tenants, they will be very good at not only covering their tracks but also maintaining a completely innocuous outward appearance.

    One fundamental thing you must do before anything else is to positively establish the identity of your applicant. A professional will know how to pose as someone else. Do this first.

    Another thing most professional tenants have in common is experience in and knowledge of "the system". There will typically be a record of multiple court appearances and filings, records of affiliation with tenant advocacy entities (including Legal Aid), records of multiple frivolous Board of Health complaints, etc. This information is sometimes difficult and time-consuming to uncover.

    As someone recently pointed out in another note, the online services that are supposed to flag tenants who have been evicted often do not because if a tenant has been through mediation (now required before a court appearance in many states) and came to an agreement, that disposition will not appear on the record as an eviction. Often, you will need to dig deeper to get at the facts.

    I used to do my screening the "old fashioned" way. For example, I would make a personal appearance at the local courthouse (local to wherever the tenant is currently residing or resided in the past). I found all the information I needed there regarding cases filed, disposition of those cases, the attorney being used, etc. Given the fact that it appears this information is still obscure (I wonder if PACER even reports housing court information), it probably still makes sense to take this step.

    It's an arduous procedure (there are a lot of other things as well), but think of the value of the asset(s) you are trying to protect. One bad tenant can literally bankrupt you, especially if you are a small-time operator with only a few units.

    4Reply
  • Steve Babiak
    Real Estate Investor · Audubon, PA · Member since 2009 · 13k+ posts · 8k+ votes
    11y

    The professional tenant will give you contacts for reference checking employment and landlords, but those contacts will put you in touch with the tenant's friends and relatives. 

    That is just adding to things pointed out by @Franklin Romine   

    0Reply
  • Hannah Robie
    Kansas City, MO · Member since 2014 · 33 posts · 9 votes
    11y

    I agree with a lot of what is above. I manage properties and I have probably done thousands of showings. One thing that always stood out to me is if they were at the appointment on time, or called 5 mins before to tell me they would be 15 mins late. Sometimes they would call to let me know they were running just a few minutes late or call just to confirm our appointment. Sometimes they would miss their appointment and call me later in the day to reschedule.  I think it is just an example of their character and how responsible and considerate that are. As hard as it is sometimes following my gut instinct has been the best. It seems when I have gone against my instincts it has come back to bite me.

    1Reply
  • Roy N.Pro Member
    Rental Property Investor · Fredericton, New Brunswick · Member since 2013 · 7k+ posts · 4k+ votes
    11y
    Originally posted by @Steve Babiak:

    The professional tenant will give you contacts for reference checking employment and landlords, but those contacts will put you in touch with the tenant's friends and relatives. 

    That is just adding to things pointed out by @Franklin Romine   

     Even unprofessional tenants are pulling that stunt these days.

    We had an applicant a few month ago list his place of employment and supervisor, along with a mobile phone number and sign the consent for us to perform a reference check. Rather than call the number provided, I called the main office line for the company ... there is no employee with the name provided by the applicant as his supervisor.  I tell them why I am calling and mention the applicants name.  I am then patched through to the HR person who informs me my applicant no longer works there as was dismissed two months earlier.

    Bringing my story back to relevance in this thread:

    When applicants provide you with telephone numbers for employers or past landlords, lookup the company or individual yourself in 411.  If the numbers differ, call the one you found.

    7Reply
  • Steve Babiak
    Real Estate Investor · Audubon, PA · Member since 2009 · 13k+ posts · 8k+ votes
    11y

    Here's a good link:

    http://www.thelpa.com/lpa/what/tricks.html

    5Reply
  • Steve Babiak
    Real Estate Investor · Audubon, PA · Member since 2009 · 13k+ posts · 8k+ votes
    11y

    Here's another way they falsify references:

    http://www.careerexcuse.com/

    7Reply
  • Roy N.Pro Member
    Rental Property Investor · Fredericton, New Brunswick · Member since 2013 · 7k+ posts · 4k+ votes
    11y
    Originally posted by @Steve Babiak:

    Here's another way they falsify references:

    http://www.careerexcuse.com/

     Wow, legalized (??) misrepresentation ... or worse ... a paid conspiracy to fake references and employment history.

    1Reply
  • Steve Babiak
    Real Estate Investor · Audubon, PA · Member since 2009 · 13k+ posts · 8k+ votes
    11y

    How about the ones who tell you they already have a copy of their credit report so you don't have to get your own (and don't want to tell that they have possibly altered that report to read more in their favor)? Yes, I am aware that there are local laws in some places that allow the tenant to have a copy of the credit report and that the prospective landlord must accept it. 

    3Reply
  • Jonathan Key
    Real Estate Investor · Longview, TX · Member since 2015 · 122 posts · 62 votes
    11y

    @SteveBabiak

    Thanks for the great links!

    *bookmarked

    0Reply
  • Richard C.
    Bedford, NH · Member since 2012 · 2k+ posts · 1k+ votes
    11y

    I look on those false reference check companies as the tenant-side equivalent of online proof of funds letters.

    1Reply
  • Ariel O.
    Vendor · NY, NY · Member since 2009 · 175 posts · 52 votes
    11y

    Don't forget that it's really easy to forge a w-2 and a bank statement too.

    Only ways to really guarantee those is transcripts via the IRS-4506T or real time bank verification

    1Reply
  • Joshua D.Pro Member
    BiggerPockets Founder · HI · Member since 2008 · 16k+ posts · 5k+ votes
    11y

    Here are a few posts on the topic of Professional Tenants:

    Professional Tenants: 8 Tips For Screening For These Nightmare Renters

    The Professional Tenant – Just How Painful Can Evicting One Tenant Be?

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    3Reply
  • Franklin Romine
    Visalia-Fresno, CA · Member since 2009 · 1k+ posts · 863 votes
    11y

    Also look at how the applicants kids act.  If the kids are running around busting off your sprinklers and peeing on the side of the house you should probably run them off....

    Frank

    0Reply
  • Michaela G.
    Investor · Atlanta, GA · Member since 2013 · 3k+ posts · 3k+ votes
    11y

    Unfortunately, it's really easy these days to buy pay stubs and other  falsified records . Craigslist is full of companies offering that 

    http://atlanta.craigslist.org/atl/fns/4881204455.html

    1Reply
  • Dawn AnastasiPro Member
    Rental Property Investor · Milwaukee, WI · Member since 2013 · 6k+ posts · 4k+ votes
    11y
    Originally posted by @Franklin Romine:

    Things to question and look out for....

    Cashing paying, incomplete rental application, can't connect the dots with where they live and work, can't reach previous landlord, moving to a new town, just started a new job yesterday, need to move in right NOW, only one tenant applying for property but 5 family members showed up to view the property, applicant needs to use the restroom, applicant gets dropped off by a relative or taxi when viewing the property, applicant tells you not to call there previous landlord....


    Frank

     I get all these other than "applicant needs to use the restroom". Sometimes, people just have to go.  What's the deal about this one?

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    0Reply
  • Timothy Reeves
    Tucson, AZ · Member since 2014 · 5 posts · 3 votes
    11y

    I have seen most of what @David Roberts mentioned, that is a really good list of things to look for.

    I started using a PI to investigate all of the applicants. Looking over the application and getting the report from the PI it's really easy to know if this person is worthy to rent to. People think their sneaky but they're really not. Slow down, take your time reviewing the application, ask questions and don't be afraid to probe. If they can't give a straight answer red flags should start going off. When you ask "who's going to be living here?" and the three of them look at one another trying to figure out how to answer, you know something is up. 

    0Reply
  • Franklin Romine
    Visalia-Fresno, CA · Member since 2009 · 1k+ posts · 863 votes
    11y
    Originally posted by @Dawn Anastasi:
    Originally posted by @Franklin Romine:

    Things to question and look out for....

    Cashing paying, incomplete rental application, can't connect the dots with where they live and work, can't reach previous landlord, moving to a new town, just started a new job yesterday, need to move in right NOW, only one tenant applying for property but 5 family members showed up to view the property, applicant needs to use the restroom, applicant gets dropped off by a relative or taxi when viewing the property, applicant tells you not to call there previous landlord....


    Frank

     I get all these other than "applicant needs to use the restroom". Sometimes, people just have to go.  What's the deal about this one?

    If the people viewing your unit don't ask and start using the restroom and then forget to flush.  I guess if they asked and flushed that would be ok.

    Frank

    1Reply
  • Steve Babiak
    Real Estate Investor · Audubon, PA · Member since 2009 · 13k+ posts · 8k+ votes
    11y
    1Reply
  • Franklin Romine
    Visalia-Fresno, CA · Member since 2009 · 1k+ posts · 863 votes
    11y

    Sorry about that I was having flash backs of bad applicant experiences...

    Frank

    0Reply
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