Require gross monthly income of at least 3x the monthly rent. Verify with: pay stubs (last 2), bank statements (last 2 months), or tax returns (self-employed). Don't accept screenshots — ask for original documents or direct bank verification.
Minimum score: 620 in most markets. More important than the score: look for evictions, collections from utilities or previous landlords, and patterns of late payment. A 580 score with a clean rental history may be better than a 650 with two prior evictions.
Call previous landlords — not just the current one (who may give a good reference to get rid of a problem tenant). Ask: would you rent to them again? Did they pay on time? How was the condition when they left?
Criminal background check is standard. Fair Housing law restricts blanket bans on criminal history — policies must be applied consistently and consider the nature and age of the offense. Consult a landlord-tenant attorney for your state's specific requirements.
Apply screening criteria consistently to every applicant. Document your criteria in writing before advertising the unit. Fair Housing law prohibits discrimination based on race, color, religion, national origin, sex, disability, and familial status. Additional protected classes vary by state and locality. Use a screening service that documents the process.
Dan White is a licensed Virginia real estate agent at Pearson Smith Realty and founder of FreeDealCalc.com. He has been investing in real estate for 20+ years.