Proof of Rent Payments (by RentsDue [MA]) Aug 8, 2021 6:43 PM|
Proof of Rent Payments (by Vee [OH]) Aug 8, 2021 7:18 PM
Proof of Rent Payments (by DJ [VA]) Aug 8, 2021 7:34 PM
Proof of Rent Payments (by Jason [VA]) Aug 8, 2021 8:00 PM
Proof of Rent Payments (by Ken [NY]) Aug 8, 2021 8:12 PM
Proof of Rent Payments (by Robert J [CA]) Aug 8, 2021 8:42 PM
Proof of Rent Payments (by 6x6 [TN]) Aug 8, 2021 9:26 PM
Proof of Rent Payments (by Rosie [VA]) Aug 8, 2021 9:37 PM
Proof of Rent Payments (by RentsDue [MA]) Aug 8, 2021 10:16 PM
Proof of Rent Payments (by BRAD 20,000 [IN]) Aug 8, 2021 10:36 PM
Proof of Rent Payments (by Nicole [PA]) Aug 8, 2021 10:55 PM
Proof of Rent Payments (by Sisco [MO]) Aug 9, 2021 6:26 AM
Proof of Rent Payments (by MAP [NY]) Aug 9, 2021 8:32 AM
Proof of Rent Payments (by FloridaNative [FL]) Aug 9, 2021 8:38 AM
Proof of Rent Payments (by MAP [NY]) Aug 9, 2021 8:54 AM
Proof of Rent Payments (by Scott [IN]) Aug 9, 2021 9:53 AM
Proof of Rent Payments (by Ken [NY]) Aug 9, 2021 9:55 AM
Proof of Rent Payments (by S i d [MO]) Aug 9, 2021 10:11 AM
Proof of Rent Payments (by Rosie [VA]) Aug 9, 2021 10:13 AM
Proof of Rent Payments (by LisaFL [FL]) Aug 9, 2021 10:25 AM
Proof of Rent Payments (by GKARL [PA]) Aug 9, 2021 10:36 AM
Proof of Rent Payments (by RentsDue [MA]) Aug 9, 2021 10:59 AM
Proof of Rent Payments (by myob [GA]) Aug 9, 2021 4:41 PM
Proof of Rent Payments (by Rosie [VA]) Aug 9, 2021 4:43 PM
Proof of Rent Payments (by Richard Balagur [NH]) Aug 12, 2021 3:23 PM
Proof of Rent Payments (by mike [CA]) Aug 12, 2021 3:25 PM
Proof of Rent Payments (by Carl [IL]) Aug 12, 2021 3:34 PM
Proof of Rent Payments (by myob [GA]) Aug 12, 2021 3:48 PM
Proof of Rent Payments (by Tish [CA]) Aug 12, 2021 7:58 PM
Proof of Rent Payments (by Harry [MA]) Aug 12, 2021 8:47 PM
Proof of Rent Payments (by Rob [CA]) Aug 13, 2021 3:18 AM
Proof of Rent Payments (by Illini Property [IL]) Aug 13, 2021 7:12 AM
Proof of Rent Payments (by Shirley [MN]) Aug 13, 2021 8:25 AM
Proof of Rent Payments (by Rey [CA]) Aug 13, 2021 10:27 AM
Proof of Rent Payments (by Patricia [FL]) Aug 13, 2021 12:42 PM
Proof of Rent Payments (by 6x6 [TN]) Aug 13, 2021 1:56 PM
Proof of Rent Payments (by MJ [PA]) Aug 15, 2021 1:46 PM
Proof of Rent Payments (by Rosie [VA]) Aug 16, 2021 8:23 AM
Proof of Rent Payments (by Jeffrey [VA]) Aug 16, 2021 11:58 AM
Proof of Rent Payments (by Rosie [VA]) Aug 16, 2021 12:00 PM
Proof of Rent Payments (by steve l [OH]) Aug 19, 2021 11:34 AM
Proof of Rent Payments (by mike [CA]) Aug 23, 2021 11:52 AM
Proof of Rent Payments (by mike [CA]) Aug 23, 2021 12:08 PM
Proof of Rent Payments (by Sir Walter [NC]) Aug 23, 2021 5:36 PM
Proof of Rent Payments (by Paul K. [NJ]) Aug 24, 2021 4:43 AM
Proof of Rent Payments (by RentsDue [MA]) Posted on: Aug 8, 2021 6:43 PM
I currently require proof of the last 6 months on time rent payments. I got a lot of push back on that but I donít care. Iím not going to ease up on that. In fact, I may require 12 months.I got a lot of whiny about how that wasnít fair becauseÖÖ. Covid. No vacancies right now, but eventually I will have one. Now that everyone is reverted to the Covid excuse again, I want to be prepared. I imagine itís only a matter of time before they get a Covid waiver that excludes them from having to prove they paid their rent.
Proof of Rent Payments (by Vee [OH]) Posted on: Aug 8, 2021 7:18 PM
If they used the proper timing and forms the rent would have been paid, but in my area there were a huge amount of 72inch tv boxes in the trash. I guess they would help you under a bridge if you can find a reliable power source. --76.188.xxx.xxx
Proof of Rent Payments (by DJ [VA]) Posted on: Aug 8, 2021 7:34 PM
I'm thinking that (once I have a vacancy again) I'll ask for proof of rent payments or (if they claim that) proof of meeting the 5 CDC requirements & applying for covid rent relief.
Shouldn't they have kept copies? --68.229.xxx.xxx
Proof of Rent Payments (by Jason [VA]) Posted on: Aug 8, 2021 8:00 PM
Iím not accepting anybody thatís taken advantage of the moratorium. Period. Regardless if their issues were warranted and regardless of the legality of denying them. --73.177.xxx.xx
Proof of Rent Payments (by Ken [NY]) Posted on: Aug 8, 2021 8:12 PM
I agree with Jason 100% --72.231.xxx.xxx
Proof of Rent Payments (by Robert J [CA]) Posted on: Aug 8, 2021 8:42 PM
I asked one applicant, who was saying I was discriminating on them, for 4 months proof of rental payments. They filed a complaint. So I called a past landlord and asked how did the tenant pay rent. Response, "when they paid, it was in bits and pieces. Sometimes cash, money order or personal check, often bouncing". I then asked could they send me proof, copy of those last 4 payments". The landlord said sure but wanted to be compensated. They asked for $25. I was happy to send them a paypal payment after they emailed proof.
Proof of Rent Payments (by 6x6 [TN]) Posted on: Aug 8, 2021 9:26 PM
Ask for at least 12 months.
If they can't prove it then they didn't pay it.
Let them whine on down the road. --73.120.xx.xxx
Proof of Rent Payments (by Rosie [VA]) Posted on: Aug 8, 2021 9:37 PM
I totally agree with Jason & Ken. --73.148.x.xx
Proof of Rent Payments (by RentsDue [MA]) Posted on: Aug 8, 2021 10:16 PM
I also agree with Jason. I have no intention of taking anyone who doesnít have proof the rent was paid on time. I got a lot of grief over it during last vacancy because of this moratorium mentality. Iím just curious how everybody else is dealing with it. A lot of these people have truly been conditioned to think itís not a problem that they didnít pay. As soon as evictions are allowed again they will be coming soon to all our rentals. --68.191.xx.xx
Proof of Rent Payments (by BRAD 20,000 [IN]) Posted on: Aug 8, 2021 10:36 PM
Totally agree. We have been requiring for some time.
In real life weíre having trouble getting it. We donít accept handwritten receipts because they are too easy to fake.
We donít fully believe the current LL for anything.
Account statements showing regular outflow for the rent amount are best but only super organized applicants can generate them.
Many are living with parents, back to work, and ready to move out.
We DO call up court records to see if anything has been filed recently. New filings do not show on credit reports.
So right now itís not an exact process, just trying to get what info we can from the good applicants and minimize risk.
Proof of Rent Payments (by Nicole [PA]) Posted on: Aug 8, 2021 10:55 PM
Me, like I always assumed many others, have always received first month and security in cash. I give them a hand written receipt from my receipt book. --72.70.xxx.xx
Proof of Rent Payments (by Sisco [MO]) Posted on: Aug 9, 2021 6:26 AM
Bank statements tell the tale, Lack of bank statements do too. --149.76.xxx.xxx
Proof of Rent Payments (by MAP [NY]) Posted on: Aug 9, 2021 8:32 AM
Coming up next: Congress outlaws requiring proof of rent for the last 6-12 months as a screening tool.
Film at eleven. --72.231.xxx.xx
Proof of Rent Payments (by FloridaNative [FL]) Posted on: Aug 9, 2021 8:38 AM
I don't accept any cash payments Nicole. It's too easy for the tenant to come back with "I paid that in cash" if you start down that road. They always ask and the move in money has to be in clear funds so that's a money order or cashiers check, but not cash.
Sisco said it best - bank statements show the real story. --104.0.xx.xx
Proof of Rent Payments (by MAP [NY]) Posted on: Aug 9, 2021 8:54 AM
Here in NYS you must give written receipts period. I have one tenant that pays in cash, the other pays half with a money order and half with a DSS mailed check.
My cash tenant is supposedly looking "for a cheaper place" (TM) but I have yet to receive any referral calls. --72.231.xxx.xx
Proof of Rent Payments (by Scott [IN]) Posted on: Aug 9, 2021 9:53 AM
I still require move-in money be paid in cash. I meet new tenants at my bank and they hand the cash to the teller who deposits it into my account. Tenant gets the receipt, so they have proof of payment. --107.141.xx.xxx
Proof of Rent Payments (by Ken [NY]) Posted on: Aug 9, 2021 9:55 AM
MAP,I have a tenant who mails a money order every month and sends a note asking nicely that i send back a receipt,no big deal i do. i tried to explain that there receipt from the money order should work but no they want a receipt from me so i do it to keep them happy. --72.231.xxx.xxx
Proof of Rent Payments (by S i d [MO]) Posted on: Aug 9, 2021 10:11 AM
One of the many unintended (but easily foreseeable) consequences of the moratoriums is a significant portion of land lords will increase their screening criteria, which will leave out many at the bottom and lower middle range of tenants. "Affordable housing" will become something the Govt has to mandate via rent controls, which will eventually cause even worse problems.
Bureaucrats think they exist to fix problems. Private sector knows they typically create 2 for everyone 1 they....ahem..."solve".
As for me, I was already ahead of the curve on this one a bit thanks to my friends/colleagues Brad 20K, Sisco, and others. I require ACH payments, which requires a bank. The "unbanked" (i.e. people with a horrible records of bouncing checks) no longer qualify.
The simple solution is to increase the quality of your tenants. If your units won't allow that, sell them and buy the kinds of rentals that do. That's really going to be our only option eventually: cater exclusively to clients who have too much at risk to miss a rent payment.
Proof of Rent Payments (by Rosie [VA]) Posted on: Aug 9, 2021 10:13 AM
Ken - I understand a bit more why someone would want a receipt from you, even though they have the receipt of where they purchased the money order. I had a roommate situation where the two roommates would send money orders. One of the roommates was supposed to mail or bring by the money orders for both of them one month. When we didn't get the rent money on time, we texted the tenants to remind them that it was due. The tenants said they had brought by the MO's and put them in our lockbox. We double checked everything, and told them we did NOT have them. The one roommate swore she had brought it, and said she had her receipt of the purchase. (We reminded them that just because they had purchased a money order didn't mean they gave it to us). We told them to contact the seller of the money order to see if it had been cashed, etc, and ask what could be done. Come to find out that the one who was supposed to bring it by (not the sharpest tool in the shed) had misplaced the money orders and had forgot that she had NOT brought them by. So just having the receipt of purchase doesn't prove we got it. From then on, we sent them acknowledgement of having actually RECEIVED the MO's by text. --108.4.xxx.x
Proof of Rent Payments (by LisaFL [FL]) Posted on: Aug 9, 2021 10:25 AM
Well said Sid, very well said and spot on. Iíve used ACH payments as a required payment form for a dozen years now, raised my minimum income requirements from 3x to 3.5X but typically am able to find those with 4X.
Virtually no problems since then. After my one experience with a well qualified tenant who turned out to be a hoarder, I added in home visits. Zero problems. --24.96.xx.xxx
Proof of Rent Payments (by GKARL [PA]) Posted on: Aug 9, 2021 10:36 AM
Six months proof of rent payments has been permanently added to my screening. This is a good technique to screen out those who haven't been taking the court yet are who are chronic late payers. --35.136.xx.xxx
Proof of Rent Payments (by RentsDue [MA]) Posted on: Aug 9, 2021 10:59 AM
Soon we wonít have to worry about screening. Our government will assign our properties to their voters . I donít know who they are going to call when they need the lightbulbs changed . --68.191.xx.xx
Proof of Rent Payments (by myob [GA]) Posted on: Aug 9, 2021 4:41 PM
not taking anyone who's screwed other LL's. Fact is I use this ploy on tenants just thinking about getting on the no pay band wagon. A little reminder that every month a court case will be filed and show on their credit and rent history for ALL TO SEE has hit a cord. From recent experience I just looked a t an applicant where the LL had 15 dispos's filed against this applicant. Stick together on this. Let the no name LL's take them but get our message out there. --99.103.xxx.xxx
Proof of Rent Payments (by Rosie [VA]) Posted on: Aug 9, 2021 4:43 PM
MYOB - Love it! --108.4.xxx.x
Proof of Rent Payments (by Richard Balagur [NH]) Posted on: Aug 12, 2021 3:23 PM
We have very few vacancies right now, the one vacancy was for a unit that we evicted so we could sell the unit. Turns out the "Tenant" was actually renting for her brother and his girlfriend with bad credit, so they weren't eligible for the CDC moratorium second time around. First time they took advantage of the moratorium and may have to pay the price for perjury on the form.
But I agree, I don't take tenants who have been evicted or didn't pay rent for whatever reason. In NH we have collected full rent and ahead three months from stimulus money. --73.38.xx.xx
Proof of Rent Payments (by mike [CA]) Posted on: Aug 12, 2021 3:25 PM
the timely payment of rents will be a badge of honor among those who did pay. they will be HAPPY to prove it and those who claim discrimination will be alerting you that they are gamers of the system and whiners. in a more sane world we could scream at them "of course i am discriminating! i like tenants that pay me!" "i also decline child molesters and smokers and crackheads and dudes with face tattoo's you dimwit".
Money Orders? cashiers checks? NO NO NO. if those get lost or damaged or whatever the money is GONE for months until the system gets it back to the tenant who never has enough money to cover it. if they want to bring cash...okay. if they want to zelle or venmo...okay.
the absolute rule for my tenants is that they MUST have a checking account like a grown-up. those that do not are shifty schemers or deadbeats. if one cannot get a checking account it is telling of several bad traits. hiding from tax collector, hiding from child support, hiding from prior landlords and judgements...or just a nut that thinks banks are evil.
MAP...i am sure you are correct. the feds will prevent using pmt history as a screening tool. luckily the folks that would benefit from that edict will be easy kills on other application items. credit, proof of a bank account, job history...the steaming piles can try to hide but their stink is always nearby.
Proof of Rent Payments (by Carl [IL]) Posted on: Aug 12, 2021 3:34 PM
We only accept Zelle payments which every major bank is associated with.
We donít accept cash, checks or MO.
If they canít work with our program then we move onto the next candidate.
Proof of Rent Payments (by myob [GA]) Posted on: Aug 12, 2021 3:48 PM
Rosie lets all get insink with this and we can turn the tide.
Proof of Rent Payments (by Tish [CA]) Posted on: Aug 12, 2021 7:58 PM
For those of you who accept rent payments via Zelle, have you ever had a problem when youíve started a 3 Day Notice To Quit because no payment of rent (pre-COVID and after 3 days, they made no payment and you start legal proceedings and you cannot accept any money in order to evict them, couldnít these Zelle users send you a $1 as proof that you accepted a rent payment forcing you to start all over again with the eviction process. How would you prevent a tenant from depositing $ into your account via Zelle in situations like this? --104.10.xxx.xxx
Proof of Rent Payments (by Harry [MA]) Posted on: Aug 12, 2021 8:47 PM
Re: Zelle,, I think you can reject payments. I have 1 tenant who uses it, the others use Venmo or Paypal. --71.184.xxx.xxx
Proof of Rent Payments (by Rob [CA]) Posted on: Aug 13, 2021 3:18 AM
I agree with SID. Ever since I have raised the credit score requirement to 750 or better for every adult living in the unit I have had no problems. --75.45.xx.xxx
Proof of Rent Payments (by Illini Property [IL]) Posted on: Aug 13, 2021 7:12 AM
Regarding Venmo as a method for accepting rentÖhave any of you seen or experienced the reported 1.9% fee + $0.10 per transaction on payments received for services i.e. rent? This was supposedly going to start happening this past mid- July, and my understanding was that it was even going to hit those landlords using ďpersonalĒ Venmo accounts to collect rental payments. Just in case, I started making my tenants pay rent via check so as to avoid the extra fees. --76.191.xx.xxx
Proof of Rent Payments (by Shirley [MN]) Posted on: Aug 13, 2021 8:25 AM
In our city, tenant water bills are sent to property owners not tenants. I send a copy of the water bill to the tenant along with a deposit slip that shows the tenant address on the deposit slip. Our tenants pay rent directly to a bank account. I can see the deposit slip online. --96.3.xx.xxx
Proof of Rent Payments (by Rey [CA]) Posted on: Aug 13, 2021 10:27 AM
I start collecting 2 months of pay stub to prove they are working, ss-number and proof of payment from previous land lord record of payment, none of them could produce it...and most of the applicant here in South San Francisco ca. are mostly illegal with no papers at all..also because of covid-moratorium
I'd rather make my 2 unit empty than have a problem.. finding a good tenant right now is hard. --162.227.xxx.xx
Proof of Rent Payments (by Patricia [FL]) Posted on: Aug 13, 2021 12:42 PM
I think we as a group need to get organized. We are creditors and ought to conduct our business as creditors do. I am looking into rent reporting through this company. I attended a Zoom meeting by the Apartment Owners Association. Basically, you report if the tenants have paid to the credit bureaus. This is the breakdown they gave me:
Here is our pricing breakdown:
$1 per Unit (or door)And $20 per month maintenance fee for 1-25 Units (pricing increases for 26+ units)
So for 2 units total cost would be $20 maintenance fee + $2 = $22 per month.
Also, We specialize in monthly credit reporting on behalf of landlords to accomplish the following:
1. Disincentivize late tenant payments
2. Raise tenant credit scores for on-time payments
3. Handle all tenant credit reporting inquiries
In a nutshell, the tenants want this so their credit scores can go up, and congress wants this too. The good tenants get rewarded, and we can easily see the bad ones. We are just reporting the facts. In order, for this to work, we all need to report. Also, tenants are making up back rent in order to clear their records and increase their scores. You can report up to 2 years back. What are your thoughts and has anyone participated in anything like this. --72.239.xxx.xx
Proof of Rent Payments (by 6x6 [TN]) Posted on: Aug 13, 2021 1:56 PM
Patricia, not a bad idea. Do you charge extra in the rent to make up for it? --73.120.xx.xxx
Proof of Rent Payments (by MJ [PA]) Posted on: Aug 15, 2021 1:46 PM
This was a great discussion. I will start asking for past on-time payments too. I use Cash app for most incoming and outgoing money so there is tracking for that. Some tenants of mine will deposit into my bank account as they are not smart phone savvy. I do not collect cash unless they are moving in. I have been burnt before by people telling me they were staying with family for now and not putting down where they rented before. Many problems do not show on the court records and these professional tenants will get you. Covid and Government action was horrible and I hope it ends soon to let a normal economy flourish. Too many people getting paid more for unemployment than what they made in their jobs is not good. After the tenant problems and now a worker shortage, God help us. --24.131.xxx.xxx
Proof of Rent Payments (by Rosie [VA]) Posted on: Aug 16, 2021 8:23 AM
Patricia - how do you get set up to report this? What company do you use? I think it's a good idea too. --108.4.xxx.x
Proof of Rent Payments (by Jeffrey [VA]) Posted on: Aug 16, 2021 11:58 AM
Rosie, one of the sponsors for this site Clearnow, allows rent payments to be reported each month to the credit bureau. And as mentioned above, good renters do want this service as well to improve their credit score. The cost using the sponsor on this site is less than the price quoted above by another company.
For more information, go to DirectRentDeposits.com
Proof of Rent Payments (by Rosie [VA]) Posted on: Aug 16, 2021 12:00 PM
Jeffrey, thanks for the info. I will check it out. I like the idea of being able to tell my tenants their payment history will be reported -- a plus to my good payers, and hopefully an incentive to my slow payers. And thanks for providing this forum -- it is great to have a landlord community brain-trust! --108.4.xxx.x
Proof of Rent Payments (by steve l [OH]) Posted on: Aug 19, 2021 11:34 AM
We have people that pay with check and MO each month. Going forward, is the proof of rental payment history the applicant providing a checking account statement? How do I require an applicant to have a checking account to be approved without legal ramifications? I appreciate any advice on this topic. Thanks --104.230.xxx.xx
Proof of Rent Payments (by mike [CA]) Posted on: Aug 23, 2021 11:52 AM
patricia[fl], we are not creditors until they miss a payment. rent is paid in advance. the whole point of this discussion is to avoid become a creditor. letting the statements and documentation be the metric we use i good practice and helps us avoid claims of discrimination.
last year i heard of a california landlord that gave a glowing tenant reference to get rid of a roach...my memo to the tenants that week advised that going ahead part of mytenant reports would be reciting the dates that their check or payment arrived and that the envelopes and postmarks would be preserved for reading to those who inquired. their rent [paying practices would be their reference. since then i've had much improved timeliness. --75.80.xx.xx
Proof of Rent Payments (by mike [CA]) Posted on: Aug 23, 2021 12:08 PM
as regards reporting to credit bureaus...i am uneasy attempting to comply with FEDERAL regulations and would be very surprised to hear that the REAL credit bureaus are allowing such. many of the credit scores we see used by those offerig them as a benefit to credit cards are NOT the same fico we use for making credit decision. maybe credit karma and other pretenders have some scheme going on but i'm not willing to be part of their hustle and certainly not at MY expense. i've learned over the decades that a REAL full credit report has all i need to know about folks as long as it has a few years to get the read.
credit reports should be limited to reporting a borrowers history of paying debts...of how they treat CREDIT and those who grant it. to include rent payments or any other payment made in advance for a good or service makes that report illegitimate --75.80.xx.xx
Proof of Rent Payments (by Sir Walter [NC]) Posted on: Aug 23, 2021 5:36 PM
While it may be difficult to consistently report rent payment history to a credit bureau, it is straightforward to report tenant's unpaid debts, including unpaid rent.
Reporting to credit bureaus is not needed for most renters who are looking to qualify for a mortgage. Fannie Mae will do automated underwriting to do automated verification of rent payments starting September 18. They automatically identify recurring rent payments from an applicant's bank statement data. For some reason, Fannie Mae counts consistent payments, but does not or cannot penalize for missing or inconsistent payment. I cannot fathom how that works. The link to the article is
Some similar services seem to be available to property managers for a fee. I may try them out some day on an applicant for which I am also qualifying in my usual way.
Proof of Rent Payments (by Paul K. [NJ]) Posted on: Aug 24, 2021 4:43 AM
New Jersey just passed a law making it illegal for landlord to report that a tenant didn't pay their rent. The bill is S-3691. Here is an excerpt:
i.1 (1) Consistent with the provisions of 15 U.S.C. s.1681s-2(a)(1)(F), a landlord shall not at any time furnish information about the nonpayment or late payment of residential rent, or failure to pay a rent increase, which accrued during the covered period, or summary dispossess or other court filings or proceedings related to non-payment or late payment of residential rent which accrued during the covered period, directly to another residential landlord, or to a debt collection or credit reporting agency.
There are hefty fines if you do. The covered period is March 2020 to January 2022. --96.235.xxx.xxx