Acceptiing rental applications online vs in person?

Question

I started using this online form to collect rental applications:

https://www.elbowspace.com/FRHformexample158

Is there any legal ramifications by doing this rather

than having them fill out a paper form and sign in person?

Kimberly H. · Answer

@Rick S. Good point.  However, for full screening you don't need to run large numbers of reports a year.  I have had a site inspection, all they needed to see was that I processed applications in an office with a door and had a locked file cabinet and the cost of the inspection was maybe $100 if that.

Rick S. · Answer

@Isabelle Schofield you may need some additional legal info in the signature section, for example here is what we have in our application:

Applicant authorizes the landlord/property manager to contact current and former landlord(s) or property manager(s), employers, creditors, credit bureaus, neighbors and any other sources deemed necessary to investigate applicant. All information above is true, accurate, and complete to the best of applicant’s knowledge. The landlord/property manager reserves the right to disqualify tenant if information is not represented.

Signing my full name in the following field qualifies as my legally binding signature per the Uniform Electronic Transactions Act (UETA).

Frankie Felix · Answer

https://www.docdroid.net/rqJLX2M/71197038408156.pd...

That's the questions I ask, in my online application.

I suggest applicants to use a mobile phone or tablet because they can sign using their finger.

It's required for them to meet me in person first before applying on line. But there are some that perder paper and I will provide a paper application

Rick S. · Answer

Thanks @Kimberly H. for the info!  I thought there were services that allowed the landlord to enter the SSN without a site inspection, however a full credit report wouldn't be returned but instead just a "credit decision" as I know there have been a lot of changes with accessing reports in the past few years to address identify theft.  Thanks again for the info!

Rick S. · Answer

Hi @Kimberly H. and @Bettina F. if you are using an online screening service like TransUnion SmartMove the applicant will enter his or her SSN online and verify his or her identify through verification questions so you as the landlord wouldn't need the SSN to run the credit report with a service like this.  The verification is handled through online questions by the service so you wouldn't need an ID before you requested the background report from them.

This is different than if you have a full screening account with a bureau where the landlord enters the SSN.  Those types of accounts typically require a site inspection and are intended for someone that is running a larger number of reports per year.

Isabelle Schofield · Answer

Thanks for the info from all. I'll go ahead and remove SSN, add some more legal jargon.

Bettina F. · Answer

The company I use for credit checks was adamant:  The LL is responsible for verifying the identity of the applicant.  They recommend 2 pieces of government issued photo ID be compared to the applicant IN PERSON.  ID theft and "ID borrowing" is rampant in our society.  I have never figured out how LLs with an entire on-line process verify ID.  Your applicant may come back with great credit and no evictions -- but how do know it really IS the applicant if you do not verify ID?

Kimberly H. · Answer

@Isabelle Schofield a disagree with the above, you need SSNs to pull credit report.

I did notice a bunch of weird stuff you are asking for, instead of getting into all of that I suggest you find some other online applications and see what they ask for.

The things that jumped out at me as weird asking for credit card #s and balances, bank account #s and balances, you want start dates and end dates for addresses and jobs (month and year), and lumping in pets with other occupants.

Rick S. · Answer

Sorry, removed duplicate post.

Rick S. · Answer

@Isabelle Schofield I don't know of any legal ramifications, however some applicants may be hesitant to provide some of the information you are requesting.  For example, I wouldn't provide my bank account number when applying to a property and I probably wouldn't provide my SSN until signing a lease.  Most background checks don't require that you have the SSN as you could get the SSN at the time you sign the lease.

Acceptiing rental applications online vs in person?

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