WELCOME. 1. Familiarize yourself with the Control Panel. 2. Q&A will occur at the end. 3. This webinar is being recorded
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1 WELCOME 1. Familiarize yourself with the Control Panel 2. Q&A will occur at the end 3. This webinar is being recorded
2 TENANT SCREENING 101 A STEP BY STEP GUIDE BY LUCAS HALL
3 AGENDA 1. Screening Basics 2. Discrimination Laws 3. My 1 Hour, 9 Step Process 4. Handling Less-Qualified Applicants 5. Bonus Resources 6. Q&A
4 MY STORY Lucas Hall, PMP Landlord, 10+ yrs 5 Properties / ~17 Tenants Founder, Landlordology Community Not a Lawyer Puppy-daddy
5 Free Property Management Software
6
7 SCREENING BASICS
8 SCREENING BASICS 1. Able and willing to pay rent? Income = 2-3x Monthly Rent Able = Job / Income / Cash Willing = A sense of moral and fiscal responsibility
9 SCREENING BASICS 2. Everything else can be, repaired, evicted, or mitigated 3. More info is not always better 4. Set approval criteria before you advertise
10 SCREENING BASICS 5. Automate your listings and applications 6. Check Government photo IDs 7. The type of debt matters
11 SCREENING BASICS 8. Top 5 red flags: Can I pay in cash? Illegal drug use, Violent crimes, Fraudulent IDs Filthy person or car
12 DISCRIMINATION
13 DISCRIMINATION 1. Set approval criteria and treat everyone equally 2. Memorize the Federal 7 and your State/Local protected classes 3. When in doubt, consult an attorney
14 PROTECTED CLASSES* 1. Race * Fair Housing Act,1968, Most states have extra classes 2. Color 3. Religion 4. Sex 5. Familial status, incl. children or pregnancy 6. National Origin, or 7. a Mental or Physical Disability
15 SCREENING PROCESS
16 9 STEP PROCESS 1. Pre-screen Inquiries (10 mins) 2. Property Tours (30 mins) 3. Applications & ID Verification (15 mins) 4. Proof of Income/Employment (10 mins) 5. Landlord References (15 mins) 6. Credit Report/Score 7. Background Check 8. Sex Offender Database (10 mins) 9. Consider the Entirety of All Applicants (10 mins)
17 STEP 1 (10 mins) INQUIRIES 1. Pre-screen with a quick phone call 2. Phone calls avoid discrimination 3. Ask about income, savings, debt, credit, pets, hobbies 4. Let them talk and ramble
18 STEP 2 (30 mins) PROPERTY TOURS 1. Host a Landlord s Open House 2. Did they arrive on time? 3. Ask open-ended questions Why are you interested in this place? Why are you moving? Can you describe your ideal lease agreement? Can you describe your current job? Check out their backseat (Trunk Junk Test)
19 STEP 3 (15 mins) APPLICATIONS & ID VERIFICATION 1. Use online applications 2. Collect applications from all adult occupants / co-signers 3. Check ID, and verify through credit 4. Use Social Media and Google
20 STEP 4 (10 mins) INCOME / EMPLOYMENT 1. Proof of Pay stub Applicant Name Current Address Monthly Income Employer s Name Year-to-Date Earnings Garnishments and Child Support 2. Bank Statement
21 STEP 5 (15 mins) REFERENCES Call the past two+ landlords What were the start and end dates of the lease? Were there any late or partial payments? Were there any noise violations or disturbances? In what condition did they leave the property? Did they try to sue you? ***Would you rent to them again?***
22 STEP 6 (10 mins) CREDIT REPORT / SCORE 1. SSN#, not required - soft inquiry 2. All three credit bureaus provide services for landlords 3. Score = 700+ is best. Experian = , TransUnion = , Equifax = Don t accept paper credit reports
23 STEP 7 (10 mins) BACKGROUND CHECK
24 MY STANDARDS 1. Income = 2-3x rent 2. No evictions, ever 3. No convictions last 2 years 4. No violent / armed crimes, ever 5. No or low credit card debt
25
26
27 STEP 8 (10 mins) SEX OFFENDER DATABASE Sex Offender is not a protected class;
28 STEP 9 (10 mins) THE BIG PICTURE 1. Consider the entirety of all applicants 2. Other considerations: Lease duration, Cars, Pets, Hypochondriacs, Hoarders, Complainers, Hobbies 3. It s a business decision 4. First qualified applicant recommended but not required
29 LESS QUALIFIED APPLICANTS 1. Require a larger deposit 2. Require rent to be paid online, and automatically 3. Require a co-signer 4. Require a lump sum payment 5. Check your state laws for limits
30 RESOURCES
31
32 STATE LAWS landlordology.com/state-laws
33 LANDLORD GUIDES landlordology.com/guides Free to Download
34 DIRECTORY landlordology.com/directory
35 LIFECYCLE landlordology.com/lifecycle The Landlord Lifecycle A comprehensive checklist of phases when renting a property
36 PODCAST AskLucas.com Ask Lucas A Q&A Podcast about Landlording.
37 Free Property Management Software
38 (IT S FREE) Cozy Services Ltd. All rights reserved.
39 QUESTIONS?
EXCEPTIONS TO THE ABOVE CRITERIA MAY BE MADE AT THE SOLE DISCRETION OF SOTO Property Management. ADDITIONAL SECURITY DEPOSIT MAY BE REQUIRED.
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Name SS# Birthdate. Address City State Zip. Dates Rent Amt. Landlord/Apt Tel & Fax# Previous Address City State Zip. Marital Status Other Persons
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PACIFIC MEADOWS 5315 CARMEL VALLEY ROAD, CARMEL, CA 93923 TELEPHONE (831) 624-9355 TDD (800) 545-1833 EXT 478 PM-ADMINISTRATOR@ABHOW.COM WWW.PACIFICMEADOWSCARMEL.COM RESIDENT SELECTION PLAN Pacific Meadows
Red Fox Realty, Inc.
PROPERTY MANAGEMENT RESIDENT SELECTION CRITERIA 1. All Adult applicants 18 or older must submit a fully completed, dated and signed residency application and fee. Applicant must provide proof of identity.
Housing Choice Voucher Program: Waiting List Information
2605 S Oneida St., Suite 106 Green Bay, WI 54304 (920) 498-3737 Housing Choice Voucher Program: Waiting List Information Income Limits 1 Person 2 Person 3 Person 4 Person 5 Person 6 Person 7 Person 8 Person