Stating your tenant criteria up front?

Rental Property Investor · Russellville, AR · Member since 2014 · 684 posts · 509 votes

Do you place your tenant screening criteria on the application or advertisement? I have the income requirement on the application now, but I'm curious if other PMs list things such as minimum credit score, eviction-free period, and criminal check history requirements.

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Patti RobertsonBusiness Member

Property Manager · Virginia Beach, VA · Member since 2016 · 2k+ posts · 2k+ votes

I do. Below is what my company publishes for criteria. We also publish that our application fee is not refundable. Of course if someone just gets beat to the finish line on a property we just accepted another applicant on, we will refund an app fee, but if someone applies and they don't meet the published criteria, we do not refund the fee. We tell them we specifically publish our criteria because we do not want people who don't meet it to apply.

QUALIFIED APPLICANTS WILL

- Have at least 3 times the rent in gross income and 2.5 times the rent in net income in verifiable, reliable income (exception Military with BAH or HUD voucher)
- Have no more than 2 occupants/bedroom
- Not owe any money to a previous landlord
- Not have any recent evictions
- Have no aggressive breed animal
- Not have any unpaid utilities or car payments reported on the credit report or court records
- Not have been convicted of any crimes against people or property
- Not have been convicted of any drug manufacturing or distribution charges

757-472-2547

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Eliott Elias
Investor · Austin, TX · Member since 2021 · 9k+ posts · 5k+ votes
4y
It's not uncommon to pre screen tenants, wether it be on the website or on a call. Saves a lot of time
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John Teachout
Rental Property Investor · Concord, GA · Member since 2015 · 3k+ posts · 3k+ votes
4y
Our first step upon contact is to send the interested potential tenant a profile listing all our criteria. Most self screen themselves out of the running.
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Malkia Ra
Rental Property Investor · Prince George's County, MD · Member since 2022 · 177 posts · 187 votes
4y
I've been successful stating the basic requirements in my ads... credit score minimums and credit deal-breakers, background/rental checks, deposit requirements, etc... this way interested parties are immediately aware of the bare minimum they'd need to meet in order to qualify.
It's during an initial phone call or email where I conduct another layer of pre-screening before proceeding with scheduling a showing/inviting them to complete the application.
1 Reply
Bill Crow
Investor · Lewisville, TX · Member since 2012 · 106 posts · 103 votes
4y
@Billy Daniel
Yes, the basic requirements are in my ads. It should save some time in initial pre-screening, but people will still look for you to make exceptions. At least if it’s in writing, they can’t say they weren’t told or that you made it up to exclude them specifically.
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Jeff CopelandBusiness Member
Real Estate Broker · Tampa Bay/St Petersburg, FL · Member since 2015 · 1k+ posts · 2k+ votes
4y
From a Fair Housing perspective, it is definitely a best practice to publish your criteria, and even more important that you adhere to them and treat every applicant exactly the same.
If your requirements aren't published, applicants can claim you are churning application fees or playing favorites based on a protected class (race, color, religion, national origin, sex, age, familial status, etc.) rather than based on published criteria. And it's hard to prove otherwise if your requirements are kept secret.
The one caveat here is be careful how you state your requirements when it comes to criminal records. There have been dozens of lawsuits against landlords and PMs from felons based on HUD's disparate impact guidance (we go so far as to reference and link to the HUD guidance in our published screening criteria), and you cannot make blanket statements such as "No Felonies".
Copeland Morgan LLC4.770 Reviews
Website View Page
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Scott Spanier
Member since 2022 · 12 posts · 1 vote
4y
People don't read descriptions... Using software is the best way to pre-screen every time without wasting anyone's time
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Cliff H.Pro Member
Rental Property Investor · Nashua, NH · Member since 2014 · 587 posts · 477 votes
4y
@Billy Daniel I think this just depends on when you want to screen your prospectives: up front or in-app. @Scott Spanier's not wrong that people rarely read descriptions, but you can/should absolutely force prospects through your prescreening questions before opening the door for them to come down and look at a space.
For example, search the forums here for a tiny glimpse on how many newer PMs/landlords complain about driving out to meet a prospect... only to be no showed or stood up by someone who had no intention or capacity to follow through from the beginning.
Prescreening prospects to separate the window shoppers from those who meet and match your pre-determined, in-writing rental standards is critical to ensure you're not wasting anyone's time: theirs or yours.
Hope this helps and feel free to connect or reach out with further questions. 20 years in the business and there's definitely good and bad ways to go about tenant screening.
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- Dave Mays
  Investor · Madison, WI · Member since 2012 · 22 posts · 3 votes
  1y
  Quote from @Cliff H.:
  
  @Billy Daniel I think this just depends on when you want to screen your prospectives: up front or in-app. @Scott Spanier's not wrong that people rarely read descriptions, but you can/should absolutely force prospects through your prescreening questions before opening the door for them to come down and look at a space.
  For example, search the forums here for a tiny glimpse on how many newer PMs/landlords complain about driving out to meet a prospect... only to be no showed or stood up by someone who had no intention or capacity to follow through from the beginning.
  Prescreening prospects to separate the window shoppers from those who meet and match your pre-determined, in-writing rental standards is critical to ensure you're not wasting anyone's time: theirs or yours.
  Hope this helps and feel free to connect or reach out with further questions. 20 years in the business and there's definitely good and bad ways to go about tenant screening.
  
  I realize this post is 2 years old. I like your comment about prescreening prospects in app. I've seen some software that provides you a website (so you're not responding to the default form reponses on Zillow, etc) and some allow you to ask the prospects to click on the pre screening questionare which they have to answer and qualify for before they can request a viewing of the property or an application. Which software do you like and use?
  0 Reply
Scott Spanier
Member since 2022 · 12 posts · 1 vote
4y
@Cliff H. brings up a good point that without pre-screening, you're very likely going to waste your time with window shoppers and no shows.

Software is often being used to mitigate this when companies see the value of their own time.

Some examples would be LetHub, ShowMojo, and Tenant Turner when considering single family scheduling/pre-screening.
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Ron H.
Investor · Melbourne, FL · Member since 2017 · 159 posts · 116 votes
4y
My ads list the basic requirements: 3x income, no evictions, pet restrictions, etc. and say that criminal and credit checks will be performed. I also require a short pre qualification form to be filled out before viewing property. Even with requirements stated clearly in ad, easily 90% of people filling out form do not meet the requirements as stated.
1 Reply
Patti RobertsonBusiness Member
Property Manager · Virginia Beach, VA · Member since 2016 · 2k+ posts · 2k+ votes
4y
I do. Below is what my company publishes for criteria. We also publish that our application fee is not refundable. Of course if someone just gets beat to the finish line on a property we just accepted another applicant on, we will refund an app fee, but if someone applies and they don't meet the published criteria, we do not refund the fee. We tell them we specifically publish our criteria because we do not want people who don't meet it to apply.
QUALIFIED APPLICANTS WILL
- Have at least 3 times the rent in gross income and 2.5 times the rent in net income in verifiable, reliable income (exception Military with BAH or HUD voucher)
- Have no more than 2 occupants/bedroom
- Not owe any money to a previous landlord
- Not have any recent evictions
- Have no aggressive breed animal
- Not have any unpaid utilities or car payments reported on the credit report or court records
- Not have been convicted of any crimes against people or property
- Not have been convicted of any drug manufacturing or distribution charges

757-472-2547
3 Reply
Doug Spence
Investor · San Diego, CA · Member since 2016 · 1k+ posts · 975 votes
4y
@Billy Daniel Absolutely! That way prospective tenants that do not meet your requirements will (in theory) not apply, which saves you time and saves them time. Just make sure you're following federal guidelines and you're not discriminating! For example, even if you want a military tenant (or don't want one) you can't specify that in your advertisement. You CAN outline how close your property is to nearby bases though, which might attract military tenants to apply.
Good luck and keep us updated on your journey!
2 Reply
Dave Mays
Investor · Madison, WI · Member since 2012 · 22 posts · 3 votes
4y
Quote from @John Teachout: John, could you send me a profile listing of your criteria? Curious as to how it looks and what you have on it. Thanks.

Our first step upon contact is to send the interested potential tenant a profile listing all our criteria. Most self screen themselves out of the running.

0 Reply
Dave Mays
Investor · Madison, WI · Member since 2012 · 22 posts · 3 votes
4y
Quote from @Scott Spanier: You are exactly right, they absolutely don't read descriptions. It's so frustrating that most people simply hit the standard button asking for a tour or to fill out an application when the ad clearly states, no tours or applications until pre screening. What software do you like?

0 Reply
John Teachout
Rental Property Investor · Concord, GA · Member since 2015 · 3k+ posts · 3k+ votes
4y
Quote from @Dave Mays:

Quote from @John Teachout: John, could you send me a profile listing of your criteria? Curious as to how it looks and what you have on it. Thanks.

Our first step upon contact is to send the interested potential tenant a profile listing all our criteria. Most self screen themselves out of the running.

The tenant profile for xxx Trice Rd. Lamar, GA 30xxx is as follows:

No smoking/vaping on property (inside or out) We do not rent to smokers (of anything)

Credit score 600+.

Minimum verifiable monthly household income of $2500.00 ($30,000 yearly)

Non related adult occupants must each qualify for the property. (ie, income can’t be combined)

Some animals allowed with $200 non-refundable fee and $20 per animal pet rent. breed restrictions apply. Dogs require specific approval. (any "ESA" dogs require documentation and are subject to breed restrictions) No cats allowed under any circumstances.

All occupants age 18 or more must complete an application and background check. There is no fee to complete an application but the background check cost is about $35 per person. The background check is comprehensive and includes credit, evictions, judgments, address history, sex offender, criminal background, etc. It is paid directly to the screening company. (price may vary)

References and rental history required and will be checked.

Employment will be verified. Income that can’t be verified will not be considered.

Rent is $840 per month, $850 security deposit. The first month's rent, last month’s rent and security deposit is required to be paid in cash. Subsequent rent will be directly deposited into our xxxx Bank account. Animal fees (if any) required before move in. One year lease.

Our method of rent payment is depositing funds into our xxxxxxx Bank account. This can be via cash, check, or transfer. You don't need to have an account at the bank to make payments.

Tenant arranges and pays all utilities. Confirmation of utilities required prior to move in.

If this profile fits you, please contact us to arrange a tour of the property.

Thanks for your interest in our properties

xxxxxxxxx Properties

email.....
phone number...

1 Reply
Dave Mays
Investor · Madison, WI · Member since 2012 · 22 posts · 3 votes
4y
Thank you. This is great. I'm glad I asked. I picked up 1 important thing: No related adults must qualify on their own. Very good point. I also like Confirmation of utilities in tenants name prior to move it. Very smart. Lastly I like No cats under any circumstances. I starting not allowing cats last year and I don't care if that shrinks my tenant pool. Not worth it. Thanks again, John!
0 Reply
John Teachout
Rental Property Investor · Concord, GA · Member since 2015 · 3k+ posts · 3k+ votes
4y
Quote from @Dave Mays:

Thank you. This is great. I'm glad I asked. I picked up 1 important thing: No related adults must qualify on their own. Very good point. I also like Confirmation of utilities in tenants name prior to move it. Very smart. Lastly I like No cats under any circumstances. I starting not allowing cats last year and I don't care if that shrinks my tenant pool. Not worth it. Thanks again, John!

Many/most of our criteria come from previous experiences. I'm allergic to cats and we do our own maintenance and repairs which is why we have a strict "no cat" policy. We let our potential tenants know that even an ESA cat will not be allowed. In almost every case, if someone applies and isn't offered a contract it's because they don't meet the tenant profile requirements.
0 Reply
Cliff H.Pro Member
Rental Property Investor · Nashua, NH · Member since 2014 · 587 posts · 477 votes
1y
@Dave Mays I don’t like any of the ones on the market because I needed an end to end system that was completely automated with the flexibility to work even down to C class neighborhood. So I built my own and can rent, sell, or show an any home from anywhere in the world. Someday it will be a system others can use, but for now it’s homegrown.
0 Reply
David Mays
WI · Member since 2019 · 1 post · 0 votes
1y
Thanks.
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