Not vetting rental applicants properly could mean getting stuck with a troublesome tenant for the length of their lease (or longer). Imagine dealing with constant late rent payments, property damage, noise complaints from neighbors, or worse.
That’s why thoroughly screening potential tenants by asking the right questions is key to selecting reliable, responsible renters who are more likely to care for your property and pay rent on time. Asking strategic questions gives you valuable insights into a prospective tenant’s background, financial stability, and rental history.
Among other important topics, you definitely want to inquire about income, previous rental experiences, and reasons for moving. These questions can reveal important information about an applicant’s ability to meet lease obligations and maintain a positive landlord-tenant relationship.
Preparing a list of key questions to ask potential tenants can simplify your screening process and help you make informed decisions. Here are some questions that we’ve found to be the most useful for landlords to ask tenants who are applying to lease a vacancy…
Key screening questions to ask potential tenants
- What is your monthly income?
- Can you provide proof of income?
- How long have you been employed at your current job?
- Have you ever been evicted?
- Do you have any pets? If so, what kind and how many?
- Are you willing to pay a pet deposit or additional rent for your pet?
- How many people will be living in the unit?
- When are you looking to move in?
- How long do you plan to stay?
- Do you smoke?
- Can you pay the first month’s rent and security deposit once you sign the lease?
- Have you ever broken a lease?
- Are you willing to undergo a background check?
- Can you provide references from previous landlords?
- What is your credit score?
- Do you have renters insurance?
- Why are you moving from your current residence?
- Have you ever filed for bankruptcy?
- Do you work from home?
- Do you have any regular visitors or overnight guests?
- Are you comfortable with the property’s quiet hours?
- Do you own any large musical instruments or music sound equipment?
- Have you ever had any disputes with previous landlords?
- Can you provide emergency contact information?
- Do you have any questions for me?
These questions can help you gauge a potential tenant’s financial stability, rental history, and compatibility with your property. Remember to ask all applicants these questions consistently to reduce the chances that you run afoul of fair housing practices and other federal, state, and local regulations.
Red flags to watch for in the answers
While red flags don’t necessarily mean you should reject an applicant, they may require further investigation or consideration. You may also want to consult legal counsel to ensure you follow all fair housing laws and local landlord-tenant regulations.
Incomplete answers or vague applications
Pay close attention to the rental application. A complete and accurate application shows the applicant is serious and organized. If key information is missing or someone chooses to be vague on an application, it could indicate the tenant is trying to hide something or is not taking the process seriously.
Evasive answers
Be aware of applicants who avoid direct answers or change the subject. Look for clear, honest responses, even if the questions are uncomfortable for the tenant. Evasiveness could suggest they’re hiding something potentially problematic.
Inconsistent employment history
Watch for frequent job changes or long gaps between jobs. Ask for details about their current employment and past positions. Unstable work history may indicate difficulty paying rent consistently and on time or it may simply indicate that someone has moved around a lot or had to take time off to care for family members, etc.
Poor credit score
Include comprehensive credit and background checks in your tenant screening to uncover issues like bankruptcies, judgments, and liens. A low score or adverse information may indicate financial irresponsibility. Consider the reasons behind the score and any actions the applicant may be taking to improve their credit score.
Criminal history
Conduct a background check to reveal any criminal history. Not all offenses are disqualifying, but certain crimes may pose risks to you, your property, or other tenants.
Previous evictions
Ask a prospective tenant about their rental history and reasons for leaving previous residences. An eviction record is a serious concern. It suggests potential issues with following lease terms or paying rent on time.
Reluctance to provide references
Be wary if an applicant hesitates to provide landlord or employer references. This could indicate past problems they’re trying to hide. Always follow up with provided references.
Negative references
Check all references from previous landlords. Be wary if the applicant is reluctant to provide references or if previous landlords report issues with late payments, property damage, or lease violations. If a prior landlord is unable to provide positive feedback, it’s a red flag, even in the absence of specific negative input.
Inability to pay the security deposit
Struggling to pay the security deposit alongside the first month’s rent may signal a potential tenant’s financial instability. That could lead to future issues with rent payments.
Inconsistent information
Look for discrepancies between what the applicant tells you and what’s on their application or background check. Inconsistencies could be a sign of dishonesty or an attempt to hide unfavorable information.
Negative attitude during viewing
Observe the applicant’s behavior when viewing the property. Excessive complaints or disrespect for the space may indicate future problems with property care or communication.
12 additional tenant screening tips
- Know your ideal tenant profile before starting the screening process. Consider your property type, location, and target demographics when assessing the best match for your rental.
- Prepare a comprehensive, standard rental application. Include questions about employment, income, rental history, and references. Doing so helps you compare applicants and avoid discriminatory practices.
- Set clear screening criteria beforehand. This helps you remain consistent and fair in your tenant selection process and compliance with laws. The last thing you want is to be accused of discrimination based on arbitrary reasons.
- Familiarize yourself with fair housing laws. Avoid discriminatory questions or practices based on protected classes. These include race, color, religion, national origin, sex, disability status, familial status, or any other protected class under federal and local laws.
- Conduct thorough background and credit checks. These provide valuable insights into an applicant’s financial responsibility and history. Look for patterns of late payments, evictions, or criminal activity that poses health or safety risks to you, your property, or other tenants.
- Verify employment and income. Request recent pay stubs and bank statements, or contact employers directly to confirm the applicant can afford the rent. Consider using a rent-to-income ratio of 30% to determine affordability.
- Check rental history. Contact previous landlords to inquire about payment habits and property care. Try to speak to them over the phone and ask if they would rent to the applicant again.
- Ask about pets, smoking habits, and long-term guests. These factors can impact your property and other tenants. Beware of applicants who may try to perform rental arbitrage by renting your property on Airbnb without your consent.
- Base decisions on neutral and objective criteria. Avoid personal biases influencing your choices. Allowing your emotions to affect your selection process could put you at risk of violating fair housing laws.
- Document your screening process. Keep records of all applications, checks, and decision-making criteria. Cloud-based services for document storage can be helpful for easier access and backup.
- Be prepared to explain your decision if you deny an application. Doing so can help prevent misunderstandings or potential legal issues. The Fair Credit and Reporting Act (FCRA) mandates landlords to provide written notice of denial if the rejection is based on information obtained through a consumer report, such as a credit report.
- Consider using a professional tenant screening service like Stessa, powered by RentPrep. Stessa’s FCRA-certified screeners can save you time and effort in the vetting process, provide more accurate information, and help you uncover possible red flags before offering a lease to the wrong tenant.
How to select the right tenants
Streamline your tenant screening process with Stessa’s powerful leasing tools. You can easily list vacancies, review applications, and conduct thorough background checks — all in one place.
Advertise your rental properties to a broad audience of quality tenants through Zillow’s network. Stessa simplifies vacancy marketing by using information already stored in your account.
Stessa’s platform integrates with RentPrep to provide:
- Full credit reports
- Eviction history
- Criminal background checks
- Bankruptcy, judgment, and lien information
Need extra assurance? You can add income verification and other premium options for complete peace of mind.
Once you’ve found the perfect tenant, you can quickly sign them up with Stessa Pro’s legal document library and e-signing capabilities. Generate tailored leases and other key forms, then use DocuSign for fast, secure signatures.
Key benefits of using Stessa for tenant screening:
- All-in-one platform for screening and leasing
- Integrated legal documents
- E-signing capabilities
- Streamlined data management
- Thorough screening with human review
- Live support from trained FCRA-certifed professionals
- Affordable and user-friendly
Protect your investment, take control of your screening process, and find reliable renters with Stessa’s powerful suite of leasing tools.
The information contained in this article is provided for informational purposes only and should not be construed as legal advice on any matter. Stessa is not liable for any actions taken or not taken based on the contents of this article and advises readers to seek professional legal advice on which to base their decisions.
