All Forum Posts by: Carlos Hennings

Sorry so late. Hopefully this helps in the future. 

You’re definitely not the only one running into this. Over the past couple of years, rental application fraud has exploded — fake IDs, forged pay stubs, and “shared” identities are way more common now. Even applicants who look great on paper can slip through if the screening relies only on credit, eviction, and reference checks.

A few things that can help tighten your process:

1. Start with ID verification before screening.
   There are tools that use facial recognition and ID cross-checks to confirm the person applying is who they say they are before the background check runs. That’s been a big safeguard against identity-sharing scams.

2. Verify income and employment directly from the source.
   Instead of relying on uploaded pay stubs or bank screenshots, newer systems can connect directly to payroll or bank providers to confirm real-time income and flag fraudulent documents automatically.

3. Automate rental history verification.
   Manual landlord calls are often unreliable. Some modern verification services can confirm actual payment history, late payments, and even prior lease violations — often within 24 hours and with over 90% completion rates.

4. Include searches beyond credit reports.
   Judgments and liens no longer appear on credit reports, and most listing platforms or basic screening packages can’t access those records. Adding those searches can uncover major red flags that credit alone would miss.

5. Keep cross-checking public records.
   What you did with the court site was exactly right — sometimes that’s the only way to catch recent filings before they hit standard databases.

If you combine identity verification, income verification, verified rental history, and judgment/lien searches, you’ll catch most of the issues before lease-up. It’s worth using a more comprehensive screening provider rather than relying solely on what the listing platforms include.

Alternative Perspective on Applicants with Recent Bankruptcies

If an applicant has recently filed or is about to file for bankruptcy, it’s worth noting that their debts will typically be discharged or placed into a structured repayment plan (Chapter 13). After filing, they generally won’t be able to open new lines of credit for a period of time and can’t file again for several years.

Because traditional credit reports may not fully reflect their current financial stability, one option is to use a screening provider that offers bank-connected income verification. These tools let applicants securely share their verified bank data—showing current balances, average monthly income, and recurring deposits—so you can get a clear, up-to-date view of their financial activity without relying solely on past credit.

This approach can provide a fairer picture of affordability while maintaining compliance and consistency in your screening process.

Here's another angle to look at this, if they have recently or are about to file bankruptcy, their debt will either be cleared or consolidated into a reasonable payback plan (Chapt 13). They will not be able to open any new credit cards for a year or two and cannot file again for another 7 years. With this being said, I would then look for a screening company that offers a direct bank connection income verification. This would allow you to see how much they currently have available and the average balance along with recurring deposits and non-recurring. 

Sorry so late but this may help in the future. 

You’re correct — many of the “free” or bundled screening tools used by listing sites tend to give limited data or outdated results. Screening is your first line of defense against rental risk, so it’s worth using a provider that goes beyond the basics.

When comparing options, focus on three things:

1. Depth of data. Many low-cost reports skip key searches like Judgments and Liens, which no longer appear on credit reports but still reveal serious financial risk.

2. Verification quality. Don’t just “check a box” with automated results. Look for reports that are manually reviewed for accuracy and cross-checked across multiple data sources.

3. Balance of price and protection. The cheaper the report, the cheaper the results — and one missed eviction or false criminal record can cost thousands later.

For best results, use a screening company that includes nationwide criminal and eviction data, credit reporting (with FICO scoring), and civil court records like Judgments and Liens. You can even request this data directly from applicants if your current tool doesn’t provide it.

Thorough screening isn’t about price — it’s about protecting your investment and reducing future headaches.

Look for a screening provider that offers income verification through a secure bank connection. These reports typically review up to 12 months of account activity and include details such as account holder information, average balances, and both recurring and non-recurring deposits. It’s a reliable way to confirm consistent income and see whether an applicant maintains a financial cushion to handle unexpected expenses.

I’d recommend checking whether they have any past judgments. Many screening reports don’t include that search, and judgments & liens no longer appear on credit reports. I’ve seen applicants with clean backgrounds and only a lower credit score, only to later find out there were judgments from a previous landlord that wouldn’t have shown up on a standard report.

I’d recommend checking whether she has any past judgments. Many screening reports don’t include that search, and judgments no longer appear on credit reports. I’ve seen applicants with clean backgrounds and only a lower credit score, only to later find out there were judgments from a previous landlord that wouldn’t have shown up on a standard report. I wouldn't lower your standards for someone else's financial decisions, just a thought. Good luck!

You’re right to pause here, having a full SSN is critical for proper screening and future collections if a judgment ever needs to be filed. Many “free” or bundled platforms mask key identifiers, which limits your ability to verify identity or pursue recovery later.

When screening, think of it as your first line of defense against rental risk, not just a box to check. Reports that cost only a few dollars often skip deeper searches and rely on automated data. That can miss things like civil judgments or liens, which no longer appear on credit reports but can still indicate financial red flags.

Your best move is to collect this information yourself through a secure application process and use a screening provider that includes those additional searches (credit, criminal, eviction, and public records like judgments/liens). It’s worth paying a few extra dollars for verified, human-reviewed data, it can save you thousands in future headaches.

Good luck with everything!

I’d recommend looking closely at what’s actually included in their “all-in-one” bundle before assuming it covers everything. In tenant screening especially, not all reports are created equal. Screening is your first line of defense in reducing rental risk—cutting corners there can cost far more down the road.

Cheaper report costs usually mean cheaper data: automated pulls, incomplete records, and no human review. The best screening programs layer in things like verified identity checks, income and employment confirmation pulled directly from payroll or bank data, and rental history verification that goes back several years. Those extra steps catch fraud, false documents, and applicants who might otherwise slip through.

In short, don’t just “check the box” because a package looks convenient—make sure the data behind it is accurate, current, and reviewed by people who understand housing compliance. That’s what actually protects your properties and your bottom line.

When it comes to screening, the cheapest report is never the best deal, it’s usually just the cheapest data. Screening is your first line of defense against rental risk, so cutting corners can cost you much more down the road.

Rather than using an automated “box-check” background check, look for a provider that uses manual review by certified screeners who cross-verify criminal, eviction, and credit data. Some also include tools like income and employment verification (directly through payroll or bank data) and rental history verification that digs into past payment behavior — not just eviction filings.

A quality report may cost a few dollars more, but it gives you accurate, FCRA-compliant information and helps prevent costly evictions or fraud later on. In screening, you’re paying for accuracy, not just access to data — and that’s where your real savings come from.

If you’re screening on your own, you’re probably verifying credit, criminal, eviction, and employment data manually, which can take hours if not days per applicant. Most modern screening platforms now combine those searches in one report and let the applicant pay directly, which removes your out-of-pocket cost.

Credit alone doesn’t tell the full story, but when it’s paired with criminal, eviction, and verified income/employment data (pulled directly from payroll or bank connections), it gives you a much clearer risk picture. Some systems even verify identity using facial biometrics to help prevent fraud, something becoming more important as fake IDs and doctored pay stubs rise.

Application fees are common and generally considered fair. Just be sure to check with your local housing authority for any fee caps or restrictions in your area. Nationally, application fees tend to average around $50.

In short:

• You save several hours per applicant.

• Applicants pay the fee directly.

• Reports usually return in 1–2 hours. (Stay away from instant results)

• You get cleaner, verified data (income, ID, rent history).

It’s definitely worth exploring. You’ll still make the final judgment, but you’ll spend less time chasing documents and more time focusing on your properties.

Message me any time if you want to chat more.