Other than sending a written letter for bad credit, what do you all do when you are denying for evictions, not enough income, too many pets (if you accept them)? I think you get my drift~~

I'd LOVE to see a "form email" that I could incorporate in my forms. I like to "let folks down easy". So as to not anger them, if possible.

I mostly deny people before I even meet them through my pre-screening questions. I have several standard emails that fit 99% of the reasons I won't meet with them:

1) Income, mostly. 99%

2) too *many* animals: this is the #2 reason. "4 dogs, 2 cats, a bunny and a parrot..." Nope.

3) Evictions they admit to prior to even meeting them.

4) Too many people for the unit (this is the beach, they want to cram 8 adults in a 2-bedroom.)

5) Violent crimes (I don't send them anything. I just cut off contact.)

I ask them to check back after the old landlord rent is cleared from the court records if that is the problem, all animals require photo vet records proving vaccinations and pet registration fees paid before keys are issued, of course the move in money (double rent value deposit and first month rent plus the fees) must be paid in certified funds, no payment plans...

"We're sorry but you do not meet our minimum criteria to be approved at this time. If you'd like detailed information, please send a self-addresses, stamped envelope to PO Box 123.... Allow 4 weeks for response, please."

Never have gotten such a letter. They know the reason(s). Any further communication is a chance for them to argue, wheedle, whine, and plead for you to change you mind. Do NOT engage in those kinds of communication.

Think about how professional business people handle job interviews. If you apply and hear nothing, it is assumed someone else more qualified was selected. At best, they send you a letter similar to what I posted above. "Thanks for applying, but we've selected someone else." It is not the company's duty or responsibility to follow up or explain your deficiencies. If anyone is responsible for follow up, it is always the interviewee's job. But most times if no communication is received, you simply move on.

I have upped my phone screening to ask about:

credit: any bk, foreclosure, short sale, eviction, repo

credit scores? need one adult with 720+

source and amount of income

pets

Note the order of the questions, most people are eliminated right away by the first two questions on credit. Some people who make it thru are eliminated at income because I require only W2 income. I also leave pets LAST to avoid unnecessary confrontation over service animals

Rental Application Response - Adverse Action Notice

Thank you for your recent application to rent one of our homes. We regret to inform you that the application you submitted has been denied for the following reason(s):

o Your application was incomplete, inaccurate, falsified, or we were unable to verify the information you provided.

o You did not submit the required screening fee.

o The rental was already committed to another individual(s) at the time we received your application.

o The rental was given to an individual(s) who was more qualified based on our screening standards or completed the required paperwork before your paperwork was finished.

o You did not meet our minimum screening standards for income, references, history, credit score, credit history, smoking, pets, occupancy, use, or other.

o You were conditionally approved, but you did not meet our conditions for deposit, rent, co-signer, or other conditions.

o We could not hold the unit for you until your desired date, or until you could meet our move-in requirements.

o Your application was denied based in whole, or in part, on information received in a Consumer Report from the following Consumer Reporting Agency:

Reporting Agency: _____TransUnion P.O. Box 2000, Chester, PA 19016-2000__

800-916-8800: Disputes Items & Status Checks

877-322-8228: Free Annual Credit Report

800-888-4213: Purchase Credit Report

888-909-8872: Place a Security Freeze

800-493-2392: Credit Monitoring Customer Support

The Consumer Reporting Agency listed above did not make the decision to deny your application and cannot give you any information regarding your denial. It is your legal right to request a free copy of the report within 60 days of receipt of this notice from the above named Consumer Reporting Agency or to dispute the accuracy of the report with the above named Consumer Reporting Agency. We regret we are unable to provide any further information.

It's hard but-- TMI is a LL's worse partner. We all have a tendency to explain way to much.

99.9% of our reports and self investigation find public records like dispo's and copy of pay stubs are all you need to make a decision. We almost always do the report but .01% of the time use it as denial. You can look over the report and pretty much it mirrors the tenants credit history.

WHY-- leave yourself open for suit by mentioning credit report?

Nicole I've heard that before -- but then how do you keep advertising-- what if they call back?