Processing apps for a vacancy I have.

First one up, a couple that came by our open house on their way to son's soccer game. Clean couple, descent car that was detailed well, very polite, shook hands in & out, thanked us for our time, and really liked the house. They had already answered our prequal questions so I had indications from them that they made enough money, wanting to move in the next couple of weeks, and had no animals. I had a good feeling about them when they left.

Ran his credit check: Collections for medical, I don't disqualify for those. Payday loan place on collections from two years ago but otherwise clean and acceptable score.

Ran her credit check: Also collections for medical. A small loan in collections from 3 years ago that had a note that said no payments made, other than that it was clean and acceptable score.

Looked up their current address on the tax office records on-line. Owned by an LLC with a mailing address. Looked up the mailing address and get an owners name. Just happens to be the brother of a good friend. By the way, the name listed on their application as the landlord was not my friends brother.

Call my friend (he offices next to his brother). He puts his brother on the phone. Applicant hasn't paid rent for February, snuck in 3 pitbulls which he issued a cure notice for, has a $450 bill for damages unpaid, his lease isn't up until August, and he has never heard of the guy listed as the landlord which is probably a friend of the applicant, and has just filed for eviction. I told him that it sounds like he is going to get to keep his tenant a while longer.

I didn't even get to the income verification section or in-home inspection.

Lesson for those of you who trust your gut when selecting applicants. DON'T DO IT. I have some training in police interviewing techniques from my former day job and there were no signs presented when talking with them that they were lying. Verify everything including who you are verifying information with or you will end up as their next victim.

By the way, this is the 3rd person I have trapped in the lie of who the real landlord is in the last few months so obviously this trick is floating around out there in the world of deceptive actors. Very infrequent before so it has definitely gotten worse over the last couple of years. Be vigilant out there!

So, at this point what would you tell the applicant (I know what I want to tell them but it wouldn't be professional)?

I'm batting 1000.

2nd applicant. answers no to all questions on app about owing previous landlords, broken leases, asked to leave, etc.

Credit report run: Owes $1000 to a local apartment complex. Right below that is a $1250 collection to "Deposit IQ" a quick google search identifies that as one of those deposit alternative sources where you pay them a monthly amount and they guarantee the deposit to the apartment complex. So, it looks like when you use those services you get a double whammy on your credit report if you leave owing damages to the complex. Interesting.

Text this:

Unfortunately, we are not able to approve your application at this time.

If you would like more information send a self addressed stamped envelope to Lakeside Community 12345 Pinetree Drive, Anytown USA. Allow 30 days for reply.

Screen x3. (Put in some time and effort)

Good legwork on your part. I think the most common mistake I see amongst first time landlords who "owned a rental" at one time and "it was a nightmare" is that they trusted their "gut feeling" about applicants (because they think they're special or are too lazy to do good screening).

Liars are too good.

I would contact the applicants and flat-out ask "you don't have any pitbulls, right? (they'll say no). Then ask "well, do you have any dogs at all? (they'll say no). Then ask "did you have any dogs at your current place"? (they'll say no). Then ask "so you won't move in and then move in any dogs, right? (they'll say no). Then ask "so who is (the phony landlord name they gave you). After they tell you the B$ story again, just say OK and hang up.

Nice work!

The only suggestion I'd have is consider the lock box tour so you don't waste time in these in-person liars. As this first group demonstrates, meeting them in person doesn't help and sometimes they charm you so much you get the exact wrong impression.

I've found when you combine the lock box tour with rigorous screening like you did and only then after everything checks out on paper, doing the 2 minute in person home inspection. This gives you the best of all worlds and saves time and money over the traditional approach of opening the door for every liar... I mean ... prospect!

Sisco & Ed. I was actually considering calling the number the applicant gave me and playing along with the usual questions. Once I get them on the record with recording then let them know that they and the applicant just committed fraud that meets the misdemeanor criteria with up to a $5000 fine and/or 6 months in jail and I will be submitting the records to the Sheriff for prosecution.

Mike, from your experiences and mine as well, you may want to consider going directly from the prescreen form to the application, if they meet your prescreen expectations BEFORE a showing? I am thinking of going that way so I can do a deeper dive before a showing. In the case you describe, you would have found this information out prior, correct?

Years ago when I was a newbie LL, I created a form for the prospects bank to complete. It requested: savings and checking current balances, average monthly balances and # of checks bounced over the past year. On the application, I asked for signatures giving permission to collect information from all sources, i.e. banking, credit, LL's, etc. Then I would walk the form into the bank with the application and ask that they fill it out. What an eye opener. Dodged many bullets!

Today, providing the bank statements would suffice, but most would likely not provide them without first meeting the LL. Good applicants hesitate to get scammed.

Great catch Mike! Yes, you are right about not trusting your gut (if you get a good feeling in the gut lol). Now if you have a BAD feeling in the gut, maybe you should trust that.

I've given the example in this forum previously about a guy that came in with a girl MUCH younger than him (he 41, she 18) and she did not say a word and walked behind him the entire time. I had a BAD feeling but did some basic research on his app anyway. Turns out even though he denied having criminal record, he had 2 charges for criminal confinement followed by a divorce, then an assault charge...it seemed obvious he was an abusive male and I felt sorry for what the 18 year old with him was going to be going through the next few years.

Great job on screening. If they call and ask, am I approved ?

My response would be your application was not approved. Good luck on your search. End of conversation.

Oreo,