| name | tenant-screening-checklist |
| description | Creates tenant screening checklists with verification steps, reference check questions, and evaluation criteria. |
| allowed-tools | Read Write Glob |
| metadata | {"author":"matthewhitcham","version":"1.0"} |
Tenant Screening Checklist
When to Use This Skill
Use this skill when you need to:
- Build a consistent tenant screening process for rental properties
- Create verification checklists for income, credit, and rental history
- Write reference check questions for landlords and employers
- Design evaluation criteria that select reliable tenants fairly
DO NOT use this skill for commercial tenant evaluation, roommate screening, or tenant eviction processes. This is for residential landlord screening of prospective tenants.
Core Principle
CONSISTENT SCREENING APPLIED EQUALLY TO EVERY APPLICANT PROTECTS YOU LEGALLY AND SELECTS BETTER TENANTS — NEVER SKIP STEPS OR APPLY DIFFERENT STANDARDS TO DIFFERENT PEOPLE.
Phase 1: Screening Standards
Required Inputs
| Input | What to Ask | Default |
|---|
| Property type | "What type of rental — single family, multi-family, condo?" | Single-family rental |
| Monthly rent | "What is the monthly rent?" | No default — must be provided |
| Minimum credit score | "What credit score do you require?" | 620 |
| Income requirement | "Income-to-rent ratio?" | 3x monthly rent |
| Pet policy | "Do you allow pets? Restrictions?" | Case by case |
| State/jurisdiction | "What state is the property in?" | No default — affects legal requirements |
GATE: Confirm screening standards and local legal requirements before building the checklist.
Phase 2: Application Checklist
Required Documents
## Tenant Application Checklist
### Identity Verification
- [ ] Government-issued photo ID (driver's license, passport)
- [ ] Social Security Number (for credit/background check)
- [ ] Signed application form with authorization for screening
### Income Verification
- [ ] Last 3 pay stubs (or 2 months of bank statements for self-employed)
- [ ] Employment verification letter or offer letter
- [ ] Tax returns (if self-employed — last 2 years)
- [ ] Income meets minimum [3x] monthly rent: $[amount]/month required
### Rental History
- [ ] Contact information for last 2-3 landlords
- [ ] Rental addresses and dates for the last 3-5 years
- [ ] Explanation for any gaps in rental history
### Credit & Background
- [ ] Credit report pulled (score: minimum [620])
- [ ] Background check completed
- [ ] Eviction history search completed
- [ ] Sex offender registry check (where legally required/permitted)
Phase 3: Verification Procedures
Landlord Reference Questions
Call previous landlords and ask:
## Landlord Reference Check
**Tenant name:** _______________
**Property address:** _______________
**Landlord name:** _______________
**Date of call:** _______________
1. Can you confirm [tenant name] rented from you at [address]?
2. What were the lease dates? (From ___ to ___)
3. What was the monthly rent? $___
4. Was rent paid on time consistently? (Yes / Usually / No)
5. Were there any lease violations or complaints? (Yes / No — details)
6. Was the security deposit returned in full? (Yes / Partial / No — reason)
7. Did they provide proper move-out notice? (Yes / No)
8. Would you rent to them again? (Yes / No — reason)
9. How many occupants lived in the unit?
10. Any property damage beyond normal wear and tear?
Employer Verification
## Employment Verification
**Applicant name:** _______________
**Employer:** _______________
**Contact:** _______________
1. Can you confirm [name] is currently employed with your company?
2. What is their position/title?
3. How long have they been employed?
4. Is their position full-time or part-time?
5. Can you verify their stated income of $___/month? (Yes / No / Unable to disclose)
Credit Report Evaluation
| Factor | Green Flag | Yellow Flag | Red Flag |
|---|
| Credit score | 700+ | 620-699 | Below 620 |
| Payment history | No late payments | 1-2 late (30-day) | Collections or charge-offs |
| Debt-to-income | Under 35% | 35-45% | Over 45% |
| Eviction history | None | None but short tenancies | Prior eviction |
| Bankruptcies | None | Discharged 5+ years ago | Recent or active |
Phase 4: Decision Framework
Scoring Matrix
## Applicant Evaluation — [Name]
| Criteria | Weight | Score (1-5) | Weighted Score |
|----------|--------|------------|----------------|
| Income qualification | 25% | [X] | [X] |
| Credit score/history | 25% | [X] | [X] |
| Rental references | 25% | [X] | [X] |
| Employment stability | 15% | [X] | [X] |
| Application completeness | 10% | [X] | [X] |
| **Total** | 100% | | **[X/5.0]** |
**Decision:** Accept / Conditional Accept / Deny
**Conditions (if applicable):** [Additional deposit, co-signer, etc.]
Denial Process
If denying an application:
- Provide an adverse action notice as required by the Fair Credit Reporting Act
- State the reason for denial in objective, non-discriminatory terms
- Include the credit bureau contact information if credit was a factor
- Return application fees if required by local law
- Document the denial reason for your records
Fair Housing Compliance
Apply every screening criterion identically to every applicant:
- Same credit score minimum for all
- Same income ratio for all
- Same reference check process for all
- Document everything — your consistency is your legal protection
- Never make exceptions based on protected class characteristics
Anti-Patterns
- Skipping reference checks — a clean credit report does not tell you how the tenant treated the last property. Call previous landlords.
- Inconsistent standards — applying different criteria to different applicants creates fair housing liability.
- Only checking the most recent landlord — the current landlord may give a good reference just to move a problem tenant out. Check 2-3 landlords back.
- No written criteria — undocumented standards cannot be defended. Write your criteria down before screening anyone.
- Rushing to fill a vacancy — a bad tenant costs more than a vacant month. Screen thoroughly every time.
Recovery
- Applicant has no rental history: Accept other references (employer, professional, personal). Consider a higher deposit or co-signer.
- Cannot reach previous landlords: Ask the applicant for alternative contacts. Check property records to verify ownership. Document your attempts.
- Borderline credit score: Consider the full picture — stable income, strong references, and a reasonable explanation may offset a lower score.
- Applicant claims discrimination: Review your records showing consistent criteria applied to all applicants. Consult an attorney if a formal complaint is filed.
- Local laws restrict screening criteria: Research your jurisdiction's specific limitations (some cities restrict credit checks or criminal history screening).
