Rental Property Investor · Austin, TX · Member since 2019 · 19 posts · 4 votes
Hello!
I am looking to help a friend find a place after a recent eviction. (I know, not the usual question for this forum). I am new to the rental game, so I know more about the processes than she does, not as much as you all. What advice would you give to someone with a recent eviction and overall poor rental history in searching for a new place?
(For context, she’s a single mom with 3 kids and currently staying in an Airbnb, so I’m just trying to help her however I can. I will likely offer to pay first/last/deposit to get her in).
Again, I know this isn’t typically the kind of advice you all would give, but I thought if anyone would have some ideas, it would be the BP forums!
I think sometimes people don't realize just how difficult an eviction will make life. What does 'poor rental history' mean exactly? Were there previous evictions in addition to the recent eviction? landlord judgements for excess damage?
As an investor, if someone has poor eviction history, I would want them to pay more money up front for their rent. If she has 3-4 months rent up front, I would personally accept her into my rental property. I do not speak for the BP community, this is just what I would do.
First she should pay off any debt to the previous landlord. Eviction plus leaving the landlord holding the debt means that even those who will let one eviction slide will not likely rent to her. I don't let an eviction slide so she needn't apply for one of my rentals.
Maybe narrow this list by price then by neighborhood and start calling around.
Explain the situation and ask if it's worth it to put in application (if not just move on until you find one or two or three) then go visit them after dark and see if they are the kind of places she and her kids would be comfortable living in.
Being able to show that the previous landlord did get paid would be huge. Even making regular payments on it would help a lot, especially if she can also show other things she's done to prevent the situation from repeating.
Everybody's screening process and criteria are different.
I wonder if being in a state like TX (which I'm guessing is probably more landlord friendly) might also make it easier to find someone who will take the risk? For example, I would rent to a far riskier tenant in IN than I would in NJ...
I think sometimes people don't realize just how difficult an eviction will make life. What does 'poor rental history' mean exactly? Were there previous evictions in addition to the recent eviction? landlord judgements for excess damage?
This is a tough situation for her. There are consequences to actions and this is one that will follow her for a long time. To landlords, this is similar to having a felony record. Based on what little I know from the post, we would not take an application from her. If she had a holdover situation where she was actually "forced" out of a unit, then I doubt someone would rent to her even if she paid rent 6 months or a year in advance. If you had a property available, would you rent to her? If so, is that a possibility? ie, you buy a house and rent it to her. No easy answers for this problem.
As a multi-family property owner, I have rented to tenants with evictions. Typically here in Chicago, often times when tenants are dealing with a management company versus directly with an owner, they do not have great success in acquiring an apartment with an eviction on record. When I do with accept a tenant with an eviction, I like to get verified and detailed information, i.e. the reason for the eviction, often times it can be job related . . . lay off's or some other financial hardship. Is the tenant in a payment arrangement to pay off the previous landlord, I would need verification from the landlord. Other than the current eviction, has she been a good tenant, I would obtain a landlord verification for the previous landlord as well. Obviously, the more money she is willing pay toward a security deposit would be of benefit. She has really got to sell herself, as she is viewed as a risk. Tell her to get all her ducks in a row and be prepared to answer the question "why should I rent from you, when you have an eviction" with your help and support, I'm confident someone will give her a chance.
It’s going to be tough for her. I just denied a lawyer and nurse couple. They make more than enough money, well dressed and spoken, but both have mid 500’s credit scores and items in collections. No evictions, just poor bill payers I guess.
@Ben SmithAs people upset tough one. Her best chance is to find an independent landlord with a soft spot and be very upfront about any conditions that caused her to do this if there are any redeeming circumstances whatsoever including bad boyfriend kid being sick what have you. Not saying anyone will or should do it.
The other one is if you really want to help her cosign for you will be on the hook for all of the rent and she will know that what’s your faith in her ability to pay?
If they have an eviction I’d avoid them like they had the plague . You don’t want anything to do with such folks in any way . There’s a reason and If they did it once they’ll do it again ! Ask me how I know !
Thanks so much for your responses! I am certainly aware it will be an uphill battle, and recognize why most of you had said you would not rent to her (as I also would not rent to prospective tenants with an eviction).
My spouse is her employer, and is willing to write a recommendation letter, so I know she can demonstrate stable employment. We are also willing to help her out with deposits, upfront rent, etc. Unfortunately, for the same reasons that most of you would not rent to her, we are very hesitant to tie our personal credit to her by co-signing (and of course there are further complications with the employment connections).
Could anyone provide some insight into how evictions or past judgments show in a persons record, and how one would go about demonstrating that a previous landlord has been paid?
Being able to show that the previous landlord did get paid would be huge. Even making regular payments on it would help a lot, especially if she can also show other things she's done to prevent the situation from repeating.
Hey Russ, could you provide some insight on how one might be able to demonstrate that a previous landlord had been paid?
@Ben Smith I applaud your efforts in trying to help your spouse's employee. She has gotten herself into a real problem. It is like trying to find a home for a dog that has bitten people. I think her only hope is a neglected building run by a tired LL who self manages and won't check her out too thoroughly. She will not make it past a PM or a thorough LL. The letter coming from her employer will help a lot and having first, last, plus security deposit in hand will go a long way. I hope she does not let you down!
Here in Pa we have a state website that shows any/all court issues. Traffic, landlord/tenant etc. It also shows judgment amounts. I’d say if her state has something like that, or if she has a paper from the court with the judgment amount, and she pays the landlord, get a statement from the landlord that they are paid in full.
Offering to pay a large sum up front may help as well.
That wouldn’t move the needle for me, because when that lump sum is used up, you may have difficulty collecting.
I imagine that most professional companies would automatically disqualify her for that. We will work with tenants if they have had a previous balance with landlord, but can prove that they have paid it off. Recent evictions are automatic disqualification.
What exactly does "poor rental history" mean? Has she left other places owing them money for non-payment of rent? Has she left places with damage? Did she break prior leases? What was she evicted for? Non-payment of rent, neighbor complaints, or running a meth factory?
Unless she is moving into a slum, someone is going to have to cosign for her.
I think she needs to be upfront with the landlords when looking at units. Find a mom & pop landlord that is willing to work with you and her on something creative.
How about cosigning the lease and drawing up a contract with her that you pay the landlord every month directly from her paycheck? As long as you believe she will remain employed by your spouse, there would be no risk of default. This slightly reduces your risk as a cosigner as you're sure the landlord is getting paid on time. As a landlord I would feel more secure about this. Add in a very healthy security deposit and I bet you can find people willing to take this risk.
@Matt M. Smh! I will never understand applicants who make like plus 100k a year and have **** credit! With that income your credit should be like 700 or up!!!
I had one guy, great job and history and his credit score had one ding for not paying someone some crap amount. I don’t know why but it made me respect him more. Anytime you can say F U to a bs claim again you cause ur credit scores already so high, that’s what’s up.
Anyways at OP
Good luck and there is no magic trick. You need to just find the landlord that will be ok with that and it won’t be easy. More $ down is better obv. Regardless why not just rent a room and start a better rental history. I know in this world everyone’s entitled to a 2br apartment lol but the smart financial decision for someone is to save money and live with friends or roommates to save $$
Btw, this is how/why people become homeless. Since she has kids I really hope she gets a place
which reminds me : Catholic charities is also a good place to go for help/ information
eta: we have no idea what the situation was. For all we know she could of been the name on all the financial “things” and her spouse took advantage and blew them up. She also could be from an abusive situation. Point being, you dont know ! So, she needs to give the LL the facts around her situation and show how she is past that now etc
vouchers usually have years long waiting lists so that may not be useful right now, but she could get on that list help her find the womens programs and they will have abundant info/help etc
Maybe you could take her in Mary , since your so benevolent and all ! I’ve got special units for tenants with evictions they can even get half off rent rates too . But Its in a tent in the backyard !