Tenant screening is the single most important thing you do as a landlord. A great tenant pays on time, takes care of your property, and renews their lease. A problem tenant can cost you months of lost rent, legal fees, and property damage. Here's how to screen systematically and legally.
Set Clear Minimum Criteria Before You Start
Before advertising your property, write down your minimum requirements. This protects you from fair housing violations (applying criteria inconsistently) and saves time during the review process. Common criteria:
- Minimum monthly income: 2.5–3× the monthly rent
- Minimum credit score: 620 or higher
- No evictions in the past 5 years
- No felony convictions in the past 7 years (check state restrictions on criminal history)
- Positive rental history with previous landlords
Apply the same criteria to every applicant. Any deviation opens you to fair housing liability.
What to Ask on the Application
- Full legal name and date of birth
- Current and previous addresses (with landlord contact info)
- Current employer, position, and income
- Social Security Number (for credit/background check)
- Number of people who will live in the unit
- Pets (type, breed, weight)
- Reason for leaving current residence
Run a Credit Check
A credit report shows payment history, open accounts, total debt, and public records (including judgments and collection accounts). Look for:
- Overall score (650+ is a reasonable floor)
- Payment history — consistent late payments are a red flag
- Collections accounts — especially utilities, which suggest a history of non-payment to service providers
- Eviction-related judgments
Run a Background Check
Background checks typically cover criminal history, sex offender registry, and eviction records. Use a reputable screening service. Note: many states limit how far back you can look (e.g., 7 years), and several states and cities restrict use of criminal history in housing decisions. Check your local laws carefully.
Verify Income
Request pay stubs from the last 2–3 months. For self-employed applicants, bank statements or a CPA-signed letter. For new employees, an offer letter with start date and salary. Verify that the numbers match what was stated on the application.
Call Previous Landlords
Don't skip this step. Previous landlords are your best predictor of future behavior. Ask:
- Did they pay rent on time?
- Did they give proper notice before moving out?
- Did they take care of the property?
- Would you rent to them again?
If a landlord hesitates or gives vague answers to "would you rent to them again," that's a meaningful signal.
Fair Housing: What You Cannot Do
Federal Fair Housing law prohibits denying housing based on race, color, national origin, religion, sex, familial status, or disability. Many states add additional protected classes (source of income, sexual orientation, age, etc.). You cannot ask about these characteristics or make decisions based on them. Stick to objective, verifiable financial and rental history criteria.
Make It Simple With EMLAKIE
When tenants apply through EMLAKIE, you receive an application packet that includes income, credit score, and an AI match score — so you can compare applicants at a glance. Learn how EMLAKIE works for landlords.