New: We're now asking for a printout from their current management company portal. Even smaller LLs are using management software where the res can get a printout of their rental history at that location and email it to us. Many PMs will not give references or return calls or emails. Their ledger is easier to see on time or late payments logged in real time by their current PM.

I recently denied an applicant who provided her portal ledger PDF by email. It showed exactly when and how long she was late each time, but what it truly showed me - she was surviving on handouts from charity, church, state pandemic funds even on Dec 1, 2023!!, credit cards from parents in Jan and Feb...

This person was basically staying current but not on her own income. She was jumping thru hoops and hopping from place to place, begging for money.

I did not want to take on a res who needed to beg for rent each month and forms for me to complete.

Brad20K,

That is an interesting idea. Instead of me spending time to try to get a reply from a current landlord, let the applicant provide it. Most states probably have a law that a landlord must supply a copy of their account if requested.

However, the current landlord reference is not NEARLY as important as the previous landlord. I don't know how/if they could get that.

If I had a previously GOOD resident request it, I would give it to them. I like to reward good behavior. But, I doubt many would.

Around here I find out the previous LL, then mail/fax/email the form with tenant's consent.

No response? Most likely a bad tenant and they are afraid of being sued.

Over the past two years, I've received two previous LL's brutally honest assessment of said tenants applying who happened to both be on S8. One said he had to chase rent. (I wasn't going to rent to her anyway as she was an absolute trainwreck at the showing)

The other (Ms. Hide My Utility Bill) came back saying she let her kids wild and wrecked the place.

I require pdf of bank statements, I think it is hard to beat for verification of income/ expenses and getting an all around understanding of applicant’s financial situation.

I suppose that a clear report from current housing provider would be useful…if it is not a phony. It seems unlikely to be an exercise likely to fully verify the applicant’s willingness and ability to pay as agreed.

I understand that some people don’t use traditional bank accounts; they instead use chime and other alternatives. Of those who use chime, I don’t get applications that Ican approve for other reasons…application states they pay $800 per month, chime account doesn’t reflect that payment or a cash withdrawal, or anything that appears to be rent payment.

Same with income verification.

Also, after rent,utilities, and debt payments, I require a minimum of $1500 per month of discretionary income….. this requirement necessitates a good bank statement.

That should have read

A good idea, but I would still need to call the landlord and verify it's legit and not some $5 download off a website. You are right though that most LL's won't provide anything more than a ledger for the reference.

Like Sisco, I also require bank statements. Just because they managed to pay rent on time for 12 months doesn't mean they aren't living on the edge, especially if the rent at my place is more than where they came from. It's amazing how just a small increase of $100 - $200 is a make or break for some folks. I need to see that they have margin to weather the storms; otherwise, I'm almost guaranteed to be left holding the bag when "life happens"... and it always does!

Ken,

At one point we had 34 on Sec8. It is more dependable as rent payment than a person with a job.

THIS applicant was bouncing from agency to persons, never a consistent source of rent provider.

With so many LLs now using management software, many have a Resident Portal where the res can log in to pay rent and see their rent ledger. If the applicant is coming from a large apt complex there is management software.

My applicant emailed her ledger to me.

The ones I have seen are complicated, splitting utility fees, doc fees, etc - difficult to fake.

I know this one was not faked because it had lots of lates on it!

I am thinking the same way.