Sometimes trying to phrase a subject on this Board is a lesson in abbreviation ARGH.

The question is: What's the number one reason for your rejection of a prospective resident?

Far and away, it's income for us. I get lots of very nice people with very low income compared to the rent. Doesn't matter at what level I set the rent, either. We have rents raging from $600 to $1200 per month. The $600 places have people who make about $1000 a month applying, and the $1200 places have people making about $2000 a month applying. Where are the $2000 people when I have a $600 unit??

Second would be time on job. I get a lot of people from other states wanting to move here, who haven't even obtained local employment yet.

Third would be non-neutered animals, but that's a much smaller number overall.

And fourth is eviction or criminal history. A really tiny percentage.

Mostly it's just money!

In prescreening: pitbull, eviction

Issues with previous landlord would be number 1 - evictions, collections, poor references.

In prescreening: breed of dog, income 3x rent, eviction

#1. Not enough income

#2. Multiple unrelated people with...not enough income

#3. Not taking Section 8 because applicant has...not enough income

#4. Smokers dumb enough to state on the app that they will smoke in the unit.

#5. Pit bull owners; and folks for whom life would not be complete without a wood stove, trampoline, or swimming pool.

Rental history is also a big one, Jeffrey, which you taught us, which all ties back to income for us. We are willing to accept people with a short history, though, if they are moving to this area to stay.

But if they can only barely afford the place, and are just taking it because there is literally nothing else right now, they will move as soon as they can find something else.

Also size of space ties into that: I get a lot of couples wanting our tiny studios because they can't find anything else they can afford right now. But with two people in a tiny room together, you KNOW they will move as soon as they can find something. It's not a long-term solution for them.

We are not a hotel or any sort of temporary housing. So we look for long-term residents who can adapt to and enjoy tiny house living. It takes a certain mindset.

My number 1 rejection is a prospects inability to make it through my prescreen.

It covers minimum income & pets. It also makes them aware that there will be history checks, reference checks, income checks. It makes them aware of what's about to happen if they want to live in my units. ( I work hard on them and want them ran as professionally as I can.)

If a prospect makes it through my prescreen and actually likes the unit and decides it's where they want to live, then they fill out the app. (Many people want info on the apartment and its 1.5 hours from their work.)

Once I get a returned app, it might be 1 in 20 that actually don't pass.

If they pass my prescreen and they like the youtube virtual tour of the unit, schedule a walk through and decide they want the unit, then chances are they will pass my app with flying colors and most do.

So I don't have #1 thing I disqualify for, I try to get them to disqualify me. I keep my apartments nice enough that the good tenants are willing to run the gauntlet to get in.

For me it's like cat fishing vs blue gills. (or brim for the southern folk)

Blue gills you catch and catch and catch all day long and most you end up tossing back.

Recently had two different people declare reasonable income on their pre-screen questions, so I showed them the space (other answer were of course all acceptable as well.)

They both completed applications on the spot. I said, "This is great, but of course I will need some proof of income." Neither could supply it. One self-employed, doesn't declare. The other new in town (3 months!) and didn't have a paycheck to show me.

Number one is income to the rent ratio typically. Like you and most - so many come to look at the $600 apartments and make a few hundred more a month. I get the same question when I state proof of income "you mean paystubs"? Yup - exactly.

I get it, they make it work (usually). I had one the other day that was "close" to 3x the rent amount (per her) but was short and asked "is there a way I can make it up"? YIKES.

I said "how are you going to make up $500 per month - do you have other income that you are not indicating to me"? No - she was just stating that her income was a "ballpark" number as she really doesn't know how much she makes since she works for herself and just picked up this new 'client'. This was right after she was trying to tell me she was "self employed" but blurted out "unemployed" instead.

NEXT!!

Outside of that - it's either pets (in a no pet property) or if we do accept pets its the NUMBER of pets they have or the TYPE of pet (ie Pit).

I try to screen hard on the income before meeting them now. If they claim they don't know how much they make I tell them to call me back when they figure it out.

"Oh yes of course I usually pay my rent on time!"

This from a prospective tenant...she has a good job with a local daycare and also SSI for a hearing disability. For real, for once a true disability.

On paper, screened out fine.

In person, all sorts of red flags. She couldn't help 'explaining' herself and her choices. There are too many to list. But here are a few:

Why are you moving? "Leaving an abusive relationship. Also drug dealers all around. The apartment reminds me of him and I have to move." (On paper, it was "to be closer to work.")

Can your prove your income? "You need pay stubs? Because I took two weeks off due to illness so my pay stubs don't look good, but you can call my boss and he'll tell you I'm doing better now."

When is your current lease up? "October. I haven't told my landlord I'm looking yet. I'd like to move in before June 1st so I don't owe him June's rent."

Listed the one landlord, left all previous history blank. Said she couldn't remember where all she's lived over the past five years. Florida was one place, and the local low-income place was another, but that was four or five years ago...

And all sorts of other stuff that just did not turn up with the pre-screening questions.

Oh and did I mention the glitter on her face???

Most prescreen out on phone. I pass on:

(1) Will you work with me on the deposit?(I don't have enough money to pay rent and deposit and I will never catch up).

(2) Do you have any apartments where I don't pay utilities( I owe money to all the utility companies and cant get them turned on)

(3) Are you "pet friendly"(cause I have really friendly pitties)

(4) I am calling for my son/daughter.(I want them out of my house ASAP)

(5) How soon can I move in? I have all the money right now.

( I am really desperate)

poor rental history

not able to pay the security deposit that goes with credit score

W,

We give everyone an app and have them on the sign and the website, so the app itself is our first screening. No fee so we get lots.

We have homes in all price ranges so we can cross-sell as homes come open.

We start with income and that drops many. Including pay stubs makes this quick. Waiting for paystubs eliminates many as we never hear back from them.

Next is online court records, that drops a bunch!

Slowest is LL references so if things are looking good we do the In-Home inspection. That eliminates several.

Our most recent average: approving 1 out of 13 apps.

BRAD

My rentals are in a middle class area so usually no problem with income. The main problem are foreclosure or bankruptcy. Eviction or other landlord problem is also rare. That is in the prescreen

If they submit application, usually rejection is due to poor credit (collections)

Income #1, and too many people is #2.

For our recent 1 BR I 've had calls from: a young couple w a 9 mo old, a grown woman with her adult neice (talking 50+ and 30 + year olds); a family of FIVE and single mom w a 3 yr old and one on the way.

The way I always look at it: people want what they can't have. I'm acquainted with the mom of the single mom with 1 on the way. The daughter makes $8 hour. She doesn't want to live in the next little town over wher she can afford a 3 br. (Same school district so not like it's far).

Things will get interesting when I list my 3 br. I've done some research and currently there are only two 3 br houses avail in town. And 1 is a high end for $1400/mo.

Interesting discussion! Number one for me is verifiable income. I've lost track of the number of times that someone has told me excitedly about their "new business".

1. crummy credit...or NO credit. i once had a 48 year old male have NO entries at all. none. credit reports are the window to all prior acts.

2. inability to follow instructions in an ad...this one kills about 60% of all responder's...i ask for a full name and phone number

3. no bank account. no bank account means they are sketchy

4. too many people

It's kinda like the deal breaker. For me it's compliant and that starts the second you meet applicant. How compliant are they to answer your questions, complete application, adhere to application process. I am very keen on paying attention to that.

Low income.

Too many pets/pets of the wrong sort.

Criminal history.