RayRay kicked off a great discussion about open houses.

Some mentioned not offering certain folks the opportunity to attend the open house or a tour/showing.

I think if the LL says OPEN HOUSE the courts would say that means OPEN to everyone.

I suggest changing the words to SHOWN BY APPOINTMENT. I can have several people at the same appt time.

We stay clean with Fair Housing Law with our words and actions.

We say "EVERYONE IS WELCOME TO APPLY". EIWTA

You cannot turn away someone based on a phone inquiry. You MUST have their written application with fee. Tell them EIWTA.

We also tell everyone to review the sample screening criteria at the top of the application form. But they submit and pay anyway.

Not giving them a time is like standing at the front door and barring them from entering.

Log in EVERY application, even Zillow apps. We START with their written, paid app.

In real life we don't talk to anyone until their app looks promising. People shop online so spend time making your online listing look super good.

Take time to review your advertising and procedures to offer Fair Housing. Locally our FH director is cooperative and happy to help LLs review their ads and policies.

BRAD

Thank you, Brad.

If you advertise "Shown by appointment" do you set any times on it within the ad? Maybe an example how that would look in the ad. Perhaps, Shown by appointment Saturday 10am - 2pm?

Mention was made of Zillow apps. How do you do Zillow apps if you are requiring your own applications?

If they turn in a Zillow app, and you except Zillow apps, do you allow them to use that to view the home or do you still require they fill yours out first?

Whether you call it an open house or by appointment, someone can still claim illegal discrimination - anyone can, any time. (oh, you didn't give ME an appointment because...)

While we do our best to everything legally - and morally - accusations can still be made.

I accept the Zillow apps, but everyone still has to fill mine out. Zillow apps are not to be trusted. I have found missing and incorrect info in a few of them.

But they do allow me to get a little free info on the person ahead of time. Amazing how someone will supply a Zillow app that shows a host of evictions and court cases when my ad clearly gives them a set of minimum guidlines.

"I think if the LL says OPEN HOUSE the courts would say that means OPEN to everyone."

"I suggest changing the words to SHOWN BY APPOINTMENT."

If a Judge ruled on my interpretation of OPEN HOUSE against me then he is likely going to rule against "SHOWN BY APPOINTMENT" since I didn't offer an appointment to everyone.

If you are truly concerned that a court could rule against you then you on this topic then you would need to say "SHOWN TO QUALIFIED APPLICANTS BY APPOINTMENT ONLY" or "QUALIFIED CANDIDATE OPEN HOUSE" or some similar wording to distinguish that there is filtering happening beforehand.

Personally, except in the far-left leaning parts of the country, I can't see either being an issue. As the owner I get to decide who enters the property (and who I can tell to leave) as long as I don't discriminate in the process.

Let me explain how I do business 6er. You like what you see online and you ask me to fill out an app. You get an email (via auto responder telling them that they need to complete a 4 part screening. The first step is to have them fill out the credit app themselves and pay for it. Upon completion, of the credit section, their credit report gets emailed directly to both me and them.

Ray has done nothing. Ray hasn't spent any money or any time, until I get that email. If your score is alright, I review the last page of the report which is review of FEDERAL data bases for crime, evictions and judgements. This federal data base has missed some evictions and other data so I go over that.

Only after they have passed, that they get to go inside. Do I need to give them the address - absolutely. Why should I hide it. These folks don't have a lease so their isn't any squatters rights to focus on. And besides, how many squatters out there have qualifying credit?

If I am giving you a time to view a place, that is because you were invited to this party by proving you are a good candidate.

So how do I keep the pipeline full? Applicants only need a min score of 650.

..

What are the risk I realistically face?

The applicant "forgets" the GF or BF wanted to move in. They are reminded when at move in they realize they can't copy landlord lock keys. I have had these NQs, wanting in so I require additional deposit to help offset the added risk.

Ken,

Some manufacturers sell what is called a "restricted" lockset cylinder. Basically, they change the keyway (the slots down the side) and other characteristics like the tapered end. Then they restrict who can buy these special blanks to locksmiths that they certify and trust. A locksmith can manually make a key with a file or grinder but it is a long labor intensive process, most won't bother.

"Shown by appointment to qualified applicants"---and list what it takes

3X rent in income

Minimum credit score of ....

History of renting..

I'll shorten it EWTA - Every Welcome To Apply.

This simple 4 word phrase eliminates the legal wrangling and protects the LL.

One atty taught us to put one in each person's hand as they walked in.

I also liked to leave some on the counter, a pouch on the sign, and always available 24/7/365 online.

NO ONE is denied a form.

Reminder to newbies: Fair Housing offices HIRE testers to pose as home shoppers and "mystery shop" the LL for discrimination. The Indianapolis office pays $20 - #200 per LL to the tester. The testers are motivated to CATCH the LL's error.

BRAD

Fair Housing testers is yet another reason I am happy to be in a small area.

I am sure that a couple of people I have met were at showings were from fair housing. One is particular really sticks out because things just didn’t add up in our conversation and then after a long conversation and showing I never heard from him again.

My appointments have always been by appointment only. I will meet anyone who makes an appointment. I do ask if they meet the listed criteria. If they say no and still want to see it I still allow an appointment.