We have looked at a number of rental applications, and the amount of information requested seems to vary quite a bit. We don’t want to collect any more information than necessary, but we want to do a criminal background check, reference checks, and some level of credit check. What level of information is required for these checks and for the eviction process? Beyond the obvious, do we need their social security number, driver license number, account numbers?
Check with your local law enforcement office. Our county Sherriff Dept. only accepts their own forms for criminal background checks. Even though our rental app has an authorization section and signature block, the county only accepts their form. The more information you can get, the better (to a certain point). Birthdates and SS#s are good to break out your specific person from others when they have a common name (Dave Jones). Remember, a current LL might be willing to paint a rosy picture to get rid of a problem tenant if you call them. 2 LLs ago won’t have any reason to lie to you. Credit checks…expect renters to have some credit probs…that’s why they’re renters. I’m most interested in verifying current income and making sure they’re not felons. I don’t trust face to face impressions because too many people are good actors.
You need to check your state’s eviction laws and local procedures. Where I am, I only have to post a 72 hr notice to pay or quit. I don’t even have to prove I actually posted it, although I take pictures of the paper in the door (both close up and far away to show it’s at their place of residence) in case the judge ever asks. Reading the state code and calling your county court should answer all your questions.
This is what you must have in order to screen: names, AKAs including maiden names, 2 landlord references, 1 job reference or 2 job references if they have less than 1 year on the job, a list of everyone who will be living in the unit, list of pets, salary and other income, driver’s license number (and you look at the license to verify it is them).
Nice to have on the application: whether or not they smoke, emergency contact numbers, the reason that they are moving, explaination of any blot on their credit history, and car license plate numbers. I ask for 3 personal references. If they don’t have any friends who will vouch for them, it’s a bad sign. I don’t call the personal references because what is their friend going to say about them? But those friends can be used to track the tenant down if they skip.
Every application should state that the applicant can be rejected for incomplete information or false statements on the application.
To run a credit report you need a written permission, their name, any AKA, SS number, date of birth, current complete address, prior complete address.
I do the permission on a separate sheet of paper because many employers and landlords want to see the signed permission before they will give information. I can block out the SS# and fax them the one sheet that is headed “Permission to run credit report and check references.”
Don’t ask for bank account numbers. It makes people nervous, you can’t access them for screening, and you are going to be getting their account numbers, anyway.
Thank you for the great information. That will be very helpful.
nice discussion and excellent information about the rental application thanx for sharing the information
Gilberttribe:
There is a link here to a decent rental application (PDF). It is right from one of the tenant screening companies that I use.
Rental application from tenant screening company
I have another version that you can edit (.doc):
Blank rental application
Hope this helps. Good luck and CHECK REFERENCES…
boblaw