1 Tenant Staying, 1 Moving

Tenant Screening
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1 Tenant Staying, 1 Moving

John Friendas
Member since 2024 · 46 posts · 28 votes

So currently I have two tenants. 1 good, 1 bad who share a single family home. I may be replacing the bad tenant at the request of the good one. The bad tenant has dogs who have been damaging the property.

The good tenant wants two roomates. 1 of the roomates who filled out an application only makes 1.5 rent with a sub 600 credit score. 40% on time payment and pays child support.

I have not gotten the other's application but they do not seem responsive as they were suppose to apply a few months ago. However, if their application does turn out good that would not be bad.

It's a large house so I am wondering the best course of action. My number 1 concern is property damage so I need to get the 1 tenant out, however I do not want to replace them with a future headache. Maybe I could convince the good tenant to find better roomate(s)? The good tenant makes plenty and is decent about paying on time, but I know there could still be risks. Also, property damage can come with people who don't take their finances seriously as it shows a lack of care.

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Ming Yi
Investor · San Francisco · Member since 2026 · 44 posts · 21 votes
6d

The good tenant does not get to pick the replacement. You do. A 1.5x income ratio, sub-600 credit, and 40% on-time payments is an easy no by any normal standard, and accepting them just restarts this same cycle in six months.

Two clean paths. First, ask whether the good tenant can qualify for the place alone. If so, release the bad tenant at lease end or through an early termination agreement, and sign a fresh lease with just the good one. Second, if not, list the room and screen replacements like any new applicant: 3x income, 650+ credit, verified payment history.

Check your lease language on who is on the hook and what it takes to remove one person without ending the tenancy. And do not let a move-out deadline pressure you into accepting an applicant you would reject in January. The bad tenant's dogs are already costing you money. A bad replacement costs you more.

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  • Richard F.
    Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes
    6d

    Who screened and approved the two original tenants? Are they on one agreement, or separate agreements? What are your screening criteria?

    Assuming each person is renting one bedroom and sharing common areas, each should be completely separate, identifying the address and Room number, which the bedroom door should be identified with. A clear set of House rules including specific quiet hours, along with additional labeled storage spaces in each common area and parking space is needed, along with specific assignments or strategy for who is responsible for routine cleaning duties in each common area. If you do not want pets, you need a stated policy. If you allow pets, then you need a written policy with restrictions.

    Your number one concern should be to attract, screen, and sign responsible tenants that have a history of paying all of their expenses timely; respect rules and authority in general, and also will respect other residents rights.

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    • JD MartinBusiness Member
      Moderator
      Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
      5d
      Quote from @Richard F.:

      Who screened and approved the two original tenants? Are they on one agreement, or separate agreements? What are your screening criteria?

      Assuming each person is renting one bedroom and sharing common areas, each should be completely separate, identifying the address and Room number, which the bedroom door should be identified with. A clear set of House rules including specific quiet hours, along with additional labeled storage spaces in each common area and parking space is needed, along with specific assignments or strategy for who is responsible for routine cleaning duties in each common area. If you do not want pets, you need a stated policy. If you allow pets, then you need a written policy with restrictions.

      Your number one concern should be to attract, screen, and sign responsible tenants that have a history of paying all of their expenses timely; respect rules and authority in general, and also will respect other residents rights.

      This is what I was wondering as well. Typically with roommate situations they all know each other, and we have allowed roommates to exit with a suitable replacement (or none at all if they qualify without one), meaning suitable under our terms - background & credit check, income, signing the lease, etc just as if they were there from the beginning. If two roommates start fighting and can't get along, then if one doesn't want to go and be replaced they all go. We don't get involved in that. There's no such thing as "one bad tenant doing damage" - they as a whole are doing damage and they would all get evicted.

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  • Ming Yi
    Investor · San Francisco · Member since 2026 · 44 posts · 21 votes
    6d

    The good tenant does not get to pick the replacement. You do. A 1.5x income ratio, sub-600 credit, and 40% on-time payments is an easy no by any normal standard, and accepting them just restarts this same cycle in six months.

    Two clean paths. First, ask whether the good tenant can qualify for the place alone. If so, release the bad tenant at lease end or through an early termination agreement, and sign a fresh lease with just the good one. Second, if not, list the room and screen replacements like any new applicant: 3x income, 650+ credit, verified payment history.

    Check your lease language on who is on the hook and what it takes to remove one person without ending the tenancy. And do not let a move-out deadline pressure you into accepting an applicant you would reject in January. The bad tenant's dogs are already costing you money. A bad replacement costs you more.

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  • Drew SygitBusiness Member
    Property Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
    5d

    Are you renting out rooms or the entire home?

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