I realize this is a public forum and Jeffrey probably reads every post I make,...but can we discuss race here and how it may or may not relate to the rental market?

For example,...does the racial mix of your rental market have any affect (or influence) on who your next tenant is is going to be?

I've noticed that one particular group, the well qualified prospects (excellent credit, income) that come to look, they don't apply and make comments that make me think they look down at my class C house in a class B neighborhood.

My town breaks down at about 70% white, over a quarter Hispanic or biracial, about 1% black, and even fewer American Indians or Asians. 64% of the housing in my town is owner-occupied; 36% is renter-occupied. However, about 200+ units of government housing has heavily skewed that number (and also results in a quarter of our rental housing being less than $300/mo).

I hadn't really noticed, but my tenants are very heavily Hispanic-- second generation or more Hispanic, although I have a few first-generation tenants. The remainder is split pretty evenly between white and black tenants-- and most of the black tenants have been in biracial relationships, usually black guys going with Hispanic girls, and black women with white men.

Can we? Up to our host.

Should we? Depends. This info stays online forever cached on a server somewhere. How hard would it be for an attorney to chase this down some day and use tid-bits and pieces to paint you as the bad guy?

We follow all laws that pertain to housing rights. I rent to anyone who meets my criteria of verifiable and stable income, responsibility paying bills, land lord references, criminal background, social interaction (i.e. Facebook), and they must be cooperative. When I apply those criteria fairly to all applicants, the tenancy almost always goes well.

In my experience, the education level and job experience of tenants and prospective residents has more to do with anything else.

I have a number of older homes/duplexes. I keep them up as much as possible. I've only had one person in the last few years say, "Oh, I didn't realize from the ad we were dealing with an older property." She wouldn't even enter the building with her snowflake of a son. He was too good to live in a home built in the 1940s without central heat and air. Everyone else appreciates the real hardwood floors, the up to date appliances, the newer water heaters. The live with the room AC units through the walls and the wall heater in the wall between the kitchen and living room.

In southern TX my demographics seem to be 50% white, 35% Hispanic and 15% black. I'm sure there are some native Americans and Asians out there but I've never had any apply.I have B- properties in C+ neighborhoods. I find many Black and Hispanic people in my San Antonio area are highly educated and hold jobs in many of the medical fields. My 1b condo in the Med Ctr has a 'waiting list' and is constantly filled by medical technicians of all races. My 3/2/1s are mostly filled by enlisted military, lower management, and factory workers--and most of those are white. I don't know if this has any meaning--it just is.

My area is 60 percent African American. My tenants are 1 African American, two Hispanic which is a language minority not a race, and the other 9 Middle European Caucasians. Hispanics are also Caucasians unless they are Asian or African descent.

These are people who applied either through friends or through Craig's List ads. My rentals were not inspected for Section 8 and that was mentioned during applicant phone calls. My advertising was primarily through Craig's List. Only three tenants were from advertising placed. The other nine are from recommendations from current tenants. The bad tenant mold lady was from a Craig's List ad. She was qualified but was so eccentric with her rabbits and complaining about noises from upstairs single female tenants, open windows in winter and not use the heat properly that she was one of the worst I have ever had. She is in the top four. From what I have learned, menopausal women are the worst tenant pool and as far as I know they are not a protected class.

In my Koreatown (Los Angeles) apartment buildings I try to have a "mix" of tenants in each property. I had some resistance from my current tenants. They'ed rather stick to their same race then to live in a mixed building -- at the start! After time goes on and they get to know my other tenants in the same property (5, 8 & 16 units), they are happy with my choices.

In my market, race does impact who the next tenant will be. My area is about 25-30% Hispanic, 60% White and about 10-15% African-American. One of my units is in an area heavily populated by folks from Puerto Rico and almost all of the tenants are Spanish speaking to the extent that some of them speak very little English. This particular area is in transition however and a number of middle class whites are starting to come into the area so I expect in a few years, my tenant demographic will be a bit different. I have another place on the other side of town that's in a more desirable area near popular restaurants and such. The tenant demographic in that area is white millennials looking to live in that area. My rooming house is in a area that is mostly white, but at present the majority of the tenants are African-American. That just recently became the case with the latest turnovers. Prior to that, the majority of the tenants were white.

I find that tenants generally relate along economic lines or other interests rather than strictly racial/cultural lines. For example, looking at the rooming house, there have been examples of interracial allegiances formed to go against another tenant.

Our inner city is still very segregated. In part, most people just choose to live in places where they feel comfortable and understood. Some like to avoid trouble and others prefer their own culture/language. Think Chinatown, etc.

So my prospectives in different regions of the city will vary based largely on race. It just happens naturally. Does that mean I don't try to "sell" my place to every applicant? no. Does that mean I don't treat everyone fairly in the application process? No. Does that mean I won't put someone in a home based on what the area demographic says? No.

It does mean that the likelihood of my placing someone in a property whose demographic "matches" is greater simply because the applicant pool for that race is greater than any other AND because many others remove themselves from the pool when they find out what area it is in.

I do discriminate on attitude. Foul mouthed persons with openly apparent attitudes of entitlement need not apply. Of course, those usually don't pass the qualification requirements anyway. You can find those in every race.

I will respect you as long as you do the same for me.

Thinking about RobertJ, perhaps it's important to hold onto old applications, notes about prospects who've called and reasons for exclusion- either by them or by you. You never know when you have to defend yourself.

My area is 90% white. I just looked it up on the census. In all my landlording memory I can only recall two black applicants, both of whom became our tenants at different places at different times. Nothing to report there. Stayed their leases, paid their rents, etc.

We've had one Asian (Thai) resident that I can remember, and he was asked to leave for dealing drugs, that's why I remember him. Lots of Eastern Europeans. One Hispanic family that I only remember because they were there four or five years.

Otherwise, overwhelmingly white applicants and white residents. Which reflects the demographic of where I live, nothing else.

Our smallest house is in a predominantly black neighborhood and also one block down from a busy street with fast food restaurants, a "spirit" gas station open 24/7, etc.

As a result there is lots of foot traffic even during later hours since a fair number of folks who live in the area don't own cars. I suspect there's some drug dealing going on one corner and my realtor claims to have been approached by a (shall we say) "lady of the night" at 4 in the afternoon when he was showing a house down the street.

When the house is up for rent I tend to get a good number of calls as the rent isn't very high. I know who is going to feel comfortable living there and who isn't. Females named "Jennifer" likely aren't. I usually tell them to drive by the view the house from the outside and check out the neighborhood and get back with me if they want an appointment.

I never hear back from them. It's the applicants who have sometimes difficult to pronounce names that aren't frightened off by the neighborhood. Ironically we did quite a bit of work on this house and it's cute although older.

Why do we keep this house? It was under $20K to purchase and current rent is $625. Taxes on it are quite low. It paid for itself long ago.

I agree, "race doesn't matter". It's about character.

I only have nightly rentals now, and since most of my bookings come through VRBO, I never see the guest. Whatever their race is I don't know and all have left my condos in pretty good shape.

I've had a few call with questions, and sometimes I can determine race by their voice, but it doesn't matter, all have been nice and courteous.

Remember, it's about character.

DNA analysis is telling. My DIL is visually and self-identifies as "black" but we did her DNA for her birthday and she is 60% African, 30% Caucasian (European, etc.) and 10% randomness including Jewish and Native American.

As others have mentioned, I often let people check themselves out if I feel they're unfamiliar with an area. I do this also to save my time. Sometimes, I'll get a call from someone who I know is completely unfamiliar with the area and rather than waste my time showing them the place, I insist that they drive by and after doing so, let me know if they want to schedule a time to see. I can't begin to tell you how much time that has saved me.

It is very true that most people self segregate simply due to familiarity, comfort level and cultural reasons. For example, the folks in the Spanish speaking area where I have a rental want to be around other Spanish speakers, their food and their culture. There's a slew of restaurants and other businesses in that area that cater to them. They also have their community "fathers and mothers" that one would never know unless you happen to operate there. Looking at this from a LL perspective, I'm actually an outsider but that's really not been an issue. Actually, for me, it was an eye opening experience as I hadn't interacted with any of these folks previously and I now appreciate the distinctions between Dominicans, Puerto Ricans and others.

Jeffrey,

At the next convention, you got a deal. I will lead the discussion on this topic. 'Closed doors' though? I don't think so. I will blow the doors off the hinges with this topic!

In the meantime, maybe you can help me understand this true story. A couple of years ago, a middle class black man answered my rental ad for a vacancy. As with anyone, after the initial phone screening, I ask them to go and look at the house and check out the neighborhood. If you like what you see, then you call me back and I will make an appointment and show you the inside. After showing the inside of the house, this black prospect/applicant looks at me and says "I do not want to live in all-black neighborhood". My only answer was " my only other vacancy is located in low-income white trash/redneck neighborhood,...and over there they even use Confederate flags for windows shades. I will take you there if you really, really want me to.

Long story short, he rents the house in the white trash neighborhood! 3 months later, he gets a mortgage and buys the house from me! Just when I thought I knew everything, I realize I don't know jack sh-t about race and why people do what they do!

The only impact on my business has been that some don't have Social Security numbers so I can't run a credit check.

All races have good people and bad people. One thing that all races have in common is self preservation "what's in it for me"... meaning everyone does what's right for themselves.

Roy- in regards to you last post, just a thought...maybe he grew up around the people you described and feels most comfortable around them. For example, I have white friends who prefer to live in/near near middle eastern neighborhoods because they grew up around that culture.

Roy

I also get that often. "I am black but I dont want to live in a majority black neighborhood"

Last one added I like my people but dont want to live by them.

I am always caught off guard. And have to admit not quite sure what to say. Being white dont want any problems with fair housing.

In Class A or B hoods, rental applicants never ask the question "What is this neighborhood like?"

However, in Class C mixed-race hoods, I hear this question quite frequently,...why is this? I actually know the answer here,...but do you?

BillW,

You should snatch up music majors. I was one. We spent sooo many hours in rehearsal and practicing at the music building we were never at the rental!!

We were required to attend concerts and recitals in the evenings.

The guys at the front desk did not know I lived in the dorm because I was only there to sleep and sometimes eat.

Roy,

The only effect I see in my town is the South Asian (India) folks who fill up the new apts and don't consider my homes. My town is the home of Cummins Engine and they bring in mountains of South Asians, some here for 2-3 years then gone. One told me he feels like a king in his (cramped) 1 bedroom apt compared to his home back in India.

We rent to many non-English Hispanics. They pay the rent, don't complain, and keep their jobs because they show up for work.

If I were to generalize as a group they stay longer than many Hoosiers because they WORK and keep their jobs. They fill the house with family (uncle, cousins, brothers, and a few wives) and solve their own drama!

We do not meet the applicants other than their wirtten application until lease signing.

Gotta end this with

God Bless!

Brad20K,

I rent to several non English speaking folks (Portuguese). They do bend over backwards to communicate. A couple have children who help with translation. They all use a translator for texting. My plumber's wife is Brazilian and she's come in handy for explaining more complicated things.

It can be trickier but I've found they try extra hard. My non-native English speakers are always among my best tenants.

I cant rent ya the Neighborhood.

LisaFL

I once made an attempt to rent to non-English speaking family who had a 10 year daughter who spoke English and Spanish. Trying to communicate (lease terms) via the 10 year old was just too much hassle for me.

My city tends to be geographically segregated. Blacks incline toward the north part and Hispanics toward the south, with older whites that can't or don't want to move sprinkled around.

I have no problem communicating with my Spanish speaking tenants. Usually, there's someone around who can translate and they'll bring someone with them at the lease signing who can translate. My leases are in English. I use google translate on my phone to communicate with them by text on issues like repairs, rent and etc. The tenants generally text me in Spanish and I cut and paste into google translate and respond in Spanish. Sometimes they use google translate to convert Spanish to English to talk with me as well. Google translate also has a voice version where I speak into the phone in English and it speaks in Spanish to the tenant. We're not carrying on long conversations mind you, but conversations on basic issues. There are also translation services you can access by phone that charge by the minute to translate.

When I had to evict one person, the court provided a translator as well.

I find most of these people speak more English than I do Spanish and can understand English, but struggle to respond conversationally thus they prefer to talk in Spanish. The folks with the power and who wind up being community leaders are those who are fluent in both languages. These are the guys who are the business owners and constitute many of the landlords. I'm African-American and they accept me. It is however a very close community where every one knows everyone akin to a small town. I bought my place from one of these community leaders.

They have very strong family ties and like to live around family. It reminds me very much of how I grew up back in the day as my community was very similar with community fathers/mothers who ran the local businesses and who led the community. In my old neighborhood, it was those who were more educated who were the bridge to the "outside world". Very similar to what I've observed in the area where this rental is located. In a way, my neighborhood was full of "immigrants"; in this instance an internal migration of folks like my parents moving en masse from the rural south to the North. Since most were unfamiliar with the customs and mores of the North, they needed an "bridge to the outside" much like the non-English speaking Hispanics. Ironically, it's a situation that that I'm familiar even though it's another culture. I didn't expect that I'd run into it which is why having the rental was an eye opening experience for someone like myself.

Roy,

Great queation about signing. Now that you mention it I have not had to sign a Non-English Latino lease in YEARS because they stay.

Translators: there is an agency in town to help these folks. I make a donation,support their events, keep a good relationship, they send referrals, I pay them $20 every time they translate at lease signing in their office. The res can call them and ask the agemcy to call us.

The DACA children in the news are raised in a Latino home & culture, know it well, and speak fluent Spanish and English (American schools). The kids call.

Often the res calls and if we can get their house number or street name or their name we just go and they point out the problem.

The longer they are here the more English they learn. Like GKARL said the more English they know the more authority and opportunity they have.

In reality the guys are really handy and we don't a call until they are stumped.

Roy,

Great queation about signing. Now that you mention it I have not had to sign a Non-English Latino lease in YEARS because they stay.

Translators: there is an agency in town to help these folks. I make a donation,support their events, keep a good relationship, they send referrals, I pay them $20 every time they translate at lease signing in their office. The res can call them and ask the agemcy to call us.

The DACA children in the news are raised in a Latino home & culture, know it well, and speak fluent Spanish and English (American schools). The kids call.

Often the res calls and if we can get their house number or street name or their name we just go and they point out the problem.

The longer they are here the more English they learn. Like GKARL said the more English they know the more authority and opportunity they have.

In reality the guys are really handy and we don't a call until they are stumped.

Roy,

Great queation about signing. Now that you mention it I have not had to sign a Non-English Latino lease in YEARS because they stay.

Translators: there is an agency in town to help these folks. I make a donation,support their events, keep a good relationship, they send referrals, I pay them $20 every time they translate at lease signing in their office. The res can call them and ask the agemcy to call us.

The DACA children in the news are raised in a Latino home & culture, know it well, and speak fluent Spanish and English (American schools). The kids call.

Often the res calls and if we can get their house number or street name or their name we just go and they point out the problem.

The longer they are here the more English they learn. Like GKARL said the more English they know the more authority and opportunity they have.

In reality the guys are really handy and we don't a call until they are stumped.

The neighborhood in which my duplex In St Loiuis is located is almost exactly split half /half white and black. They are joined by economics, not race. I rent to anyone who fulfills my criteria.

Rest of my rentals in my hometown are mostly white. Here we have to worry about the White trash rednecks.