How to reject an applicant for rent?
Investor · Mesa, AZ · Member since 2016 · 50 posts · 7 votes
I have a room for rent and I happen to know that the person who wants to rent it would not be a good tenant because they have had not paid their rent in the past and cause problems for other tenants.
It was not documented as far as I can tell, how else do I go about rejecting this application?
The source telling me this is a close friend who lived with her at one point.
Legally I want to stay out of trouble.
I asked for a list previous landlords, and she did not provide the previous landlord that she had issues.
Thanks BP!
Here's a list of reasons to deny an applicant. I believe I pulled it from a Washington State attorney's website offering it as a free resource. Should be valuable anywhere though. Hope this helps. Always check with local laws as things change all the time. I believe you can not deny based off of criminal history alone now as long as it was not a major crime?? (something I need to brush up on)
1. Unsatisfactory references from landlords, employers and/or personal references. These could include reports of repeated disturbance of their neighbors’ peaceful enjoyment of their homes; reports of gambling, prostitution, drug dealing or drug manufacturing; damage to the property beyond normal wear and tear; reports of violence or threats to landlords or neighbors; allowing people not listed on the lease or rental agreement to live in the property; failure to give proper notice when vacating the property; or a landlord who would not rent to them again.
2. Evictions.
3. Frequent moves.You have to decide what constitutes frequent moves and apply the same criteria to every applicant.
4. Bad credit report.If a report shows they are not current with any bill, have been turned over to a collection agency, have been sued for a debt, or have a judgment for a debt, that is grounds to reject. These do not have to be debts connected in any way with housing.
5. Too short a time on the job.As with frequent moves, you have to decide what too short a time is and apply the same criteria to every applicant.
6. Too new to the area.There is nothing to say you have to rent to people who have just moved to town. Be careful, though, many times these would be excellent tenants and the time and long distance call expense of checking them out could pay big dividends.
7. Smokers.Some newspapers mistakenly believe that smokers are a protected “handicapped” class. They will never be. The tobacco companies would not allow it. Do do so would be to admit that tobacco and nicotine are addicting. Industry lobbyists would be sure to fight that idea tooth and nail. So you can safely discriminate against people who smoke. Newspapers will not accept ads that say “no smokers,” but they will accept ads that say “no smoking.”
8. No verifiable source of income.
9. Too many vehicles.Lots of cars can be a real source of irritation to neighbors and make the entire neighborhood or apartment complex look bad. Chances are, if they have more than one vehicle for every adult they spend a lot of time broken and being fixed. That means they could be in pieces in the front yard or parking lot.
10. Too many people for the property. Be extremely careful with this. Before the familial status protection clause of the Fair Housing Act, you could discriminate on this basis without fear of any problems. Not any more. Now the same criteria must be applied without regard to the age of the inhabitant. Be sure it is applied equally to all applicants. Check your state’s Landlord-Tenant Law.
11. Drug users. They must be current drug users. If they are in a drug treatment program and no longer use drugs, the Federal Government considers them handicapped and protected by the Fair Housing Act.
12. Pets.
13. Any evidence of illegal activity.You must be able to come up with some kind of satisfactory evidence. I don’t know what that would be, every case would be different. Certainly a letter from the police department warning a previous landlord of their illegal activity and threatening to close the property is considered sufficient evidence.
14. History of late rental payments.
15. Insufficient income.You must set up objective criteria applied equally to each applicant. Insufficient income could reasonably be if the scheduled rent exceeded 35% of their gross monthly income.For example, if the rent is $600, their gross monthly income must be at least $1714.29. The formula is: Acceptable income= scheduled rent divided by income ratio. You can require proof of all income. Be careful, though, if you are willing to accept only one member of a married couple to supply the total dollar income, you must be willing to accept the same of unmarried, co-tenants that share the housing. Under Fair Housing law you cannot require that unmarried people meet different income requirements than married people.
16. Too many debts.Even if their gross income is sufficient, they may have so many other debts that they would be hard pressed to make all the payments. A rule of thumb might be that all contracted debts, including rent, cannot exceed 50% of their gross income. Contracted debts would be such things as credit card payments, car payments, loans, etc. Those would not be cable TV, water and garbage, telephone, or other utilities.
17. Conviction of a crime which was a threat to property in the past five years. Included in this could be drunk driving convictions, burglary convictions, robbery convictions, and other such misbehaviors.
18. Conviction for the manufacture or distribution of a controlled substance in the past five years.The best way to proceed is to post a list of the acceptable rental criteria and hand it to each applicant.
Wow, the response to this thread has been phenomenal. Thank you so much to everyone who contributed!
I hand any prospective tenant a list of rules they must pass before I will approve an application. They must sign the list and return it before or with the application. I am very detailed in my rules list and I do not break my own rules.
Isn't it legal to Deny an application to someone on the sexual offenders (PERV)list.
Does that depend only if the property is near a school /daycare etc.?
It's likely there will be other tenants /neighbors with kids .
Are the state rules, the same for SFH,MULTI&APT Complex.?
Just for FYI
You can check MEGAN'S LAW.Com.
Here's the denial letter we use - it was drafted by our Attorney.
DENIAL OF APPLICATION
Your application to rent the home/apartment located at ______________________ was denied for the following reason(s):
____ 1. The home/apartment has been rented to another applicant.
_____2. Your credit score did not meet our minimum standard which is _______. You may receive a free copy of your credit report from any credit reporting agency by supplying them a copy of this letter.
_____3. Your monthly income did not meet our requirements to rent the unit. Our
policy is that your monthly income must be :
___________________________________________________________
___________________________________________________________
_____4. Your stated number of intended occupants is above our occupancy
standard.
_____5. You or someone listed on the application does not have sufficient credit
or work history.
_____6. You or someone listed on the application has not produced identification
sufficient to verify your/their identity, work history, credit history or
criminal history.
_____7. You or someone listed on the application have/has previously been evicted and therefore do not meet our resident standards.
_____8. You or someone listed on the application have/has been convicted of a felony and therefore do not meet our resident standards.
We regret that your application has been denied. If you believe that it was denied in error, please contact the owner/property manager. In the event that you can resolve these issues, we look forward to reviewing a new application in the future.
>>>> She put the pressure on me last night about an hour after she sent over her references saying she had to know right away. Seeing as it is Sunday, I am not inclined to do any research today.
@Justin Wilcox -- I'm sure you got this settled months ago, but the statement above jumped out at me. Anybody who's in a big fat rush to move is red flag, often because they're being thrown out of their current housing. If the move was planned and they're responsible, they'll be looking 2 weeks to 2 months in advance, and not need an answer in an hour. If they're being evicted, they've been in denial for a while and when reality hits, they have to move immediately. Not the folks you want to accept! I'd also be suspicious about those references if you're supposed to screen on a Sunday -- the only eviction I ever had to do was a tenant I accepted who was "self-employed" and in hindsight I think her references were friends posing as former landlords. After the eviction, I discovered she'd been evicted before and knew how to play the system.