Have a potential tenant who is VERY interested in a unit that will be vacant. The unit will be for 2 college age children and parents will be paying rent. Rental is closer to children's college and parents will be spending a lot of time at their vacation property approximately an hour away. Not sure why the children can't stay at the parent's primary home...maybe they are selling it? Will need to find out.

I've never had this situation before (someone else paying rent for tenants) so I'm wondering how I handle the lease / paperwork. Obviously the tenant information will be for the adult children. How do I word it and what documents do I need to show that the parents are responsible for payment of rent?

Also, I sent our rental application to them via email and the parents (the people I'm in contact with) seem to be a little apprehensive about completing it? This raises some red flags for me. In an email the parents stated that they have very comfortable and stable income, have no debt outside of a mortgage on a 2nd house (vacation property) and no one in the family has a criminal background or any debts.

I think they are most concerned about their SSN#s and DOB information being "out there". I intend to tell them that the information is kept private (in a safe location in my house) and that we require this information of all potential applicants. At the very minimum I would need the potential tenants SSN# & DOBs and some proof of the parents income. I intend to be as tactile and professional as possible but their reply seems a bit strange. How would you handle this, if different from what I've laid out.

Good day Mr Man..

Well as folks come here for advise.. it will be interesting to see what a NJ LL will suggest..

Parents/children.

Of course the students are over 18 so they are adults..

Be clear from the start.. you will act and talk with them as adults.. no hiding behind mom and dad...

Guarantors/co signers

determine what is the best term to unse in NJ..

in the 2 states I practice in.. one favors guarantor( not tenant, so they cannot live there or claim rights of tenancy)

Complete app..

Gee they have a car loan.. where thier info is at a dealership.. do they get hacked or broken into.. sure..

do you.. well not so much..

Tell them you conform with the rules for your screening co. and credit bureaus.. and comply with Fair housing and Fair Credit acts for retention of documents...

THE RENTAL AGREEMENT IS BETWEEN THE LANDLORD AND THE TENANTS ONLY.

THE GUARANTOR IS NOT A TENANT, AND HAS NO VOICE IN THE RENTAL AGREEMENT BETWEEN THE LANDLORD AND TENANTS, AND SHALL NOT IN ANY FASHION OCCUPY THE PROPERTY OR HOME, OR HAVE RIGHTS THERETO.

WHO: THE GUARANTOR IS FOR ALL THE TENANTS, NOT JUST ONE OR SOME.

TERM: AS LONG AS ANY OF THE ORIGINAL TENANTS ARE IN POSSESSION, THE GUARANTOR AGREEMENT IS IN FORCE, AND THEY ARE RESPONSIBLE FOR THE OBLIGATIONS OF ALL THE TENANTS.

PURPOSE: OF A GUARANTOR IS TO PERFORM THE OBLIGOR'S DUTIES, FOR ALL THE TENANTS WHEN THE TENANT/S CANNOT OR WILL NOT PERFORM THOSE DUTIES.

A GUARANTOR MAKES A LEGALLY BINDING PROMISE TO BE RESPONSIBLE FOR AND IN PLACE OF, ALL THE TENANTS DEBT OR PERFORMANCE UNDER A CONTRACT, IF THE OTHER (TENANT) DEFAULTS OR FAILS TO PERFORM.

GUARANTOR PLEDGES THEIR ASSURANCE THAT THE DEBT OR ANY OTHER OBLIGATION UNDER THE RENTAL AGREEMENT WILL BE FULFILLED.

THE GUARANTOR IS OBLIGATED FOR THE PERFORMANCE OF ALL THE TENANT/S AND SHARES, THEIR RESPONSIBILITIES UNDER LAW, AND THE RENTAL AGREEMENT AS LONG AS ANY OF THE ORIGINAL TENANT/S SHALL BE IN TENANCY. UNLESS OTHERWISE AGREE BY ALL THE PARTIES IN WRITING.

Good day Mr Man..

Well as folks come here for advise.. it will be interesting to see what a NJ LL will suggest..

Parents/children.

Of course the students are over 18 so they are adults..

Be clear from the start.. you will act and talk with them as adults.. no hiding behind mom and dad...

Guarantors/co signers

determine what is the best term to unse in NJ..

in the 2 states I practice in.. one favors guarantor( not tenant, so they cannot live there or claim rights of tenancy)

Complete app..

Gee they have a car loan.. where thier info is at a dealership.. do they get hacked or broken into.. sure..

do you.. well not so much..

Tell them you conform with the rules for your screening co. and credit bureaus.. and comply with Fair housing and Fair Credit acts for retention of documents...

THE RENTAL AGREEMENT IS BETWEEN THE LANDLORD AND THE TENANTS ONLY.

THE GUARANTOR IS NOT A TENANT, AND HAS NO VOICE IN THE RENTAL AGREEMENT BETWEEN THE LANDLORD AND TENANTS, AND SHALL NOT IN ANY FASHION OCCUPY THE PROPERTY OR HOME, OR HAVE RIGHTS THERETO.

WHO: THE GUARANTOR IS FOR ALL THE TENANTS, NOT JUST ONE OR SOME.

TERM: AS LONG AS ANY OF THE ORIGINAL TENANTS ARE IN POSSESSION, THE GUARANTOR AGREEMENT IS IN FORCE, AND THEY ARE RESPONSIBLE FOR THE OBLIGATIONS OF ALL THE TENANTS.

PURPOSE: OF A GUARANTOR IS TO PERFORM THE OBLIGOR'S DUTIES, FOR ALL THE TENANTS WHEN THE TENANT/S CANNOT OR WILL NOT PERFORM THOSE DUTIES.

A GUARANTOR MAKES A LEGALLY BINDING PROMISE TO BE RESPONSIBLE FOR AND IN PLACE OF, ALL THE TENANTS DEBT OR PERFORMANCE UNDER A CONTRACT, IF THE OTHER (TENANT) DEFAULTS OR FAILS TO PERFORM.

GUARANTOR PLEDGES THEIR ASSURANCE THAT THE DEBT OR ANY OTHER OBLIGATION UNDER THE RENTAL AGREEMENT WILL BE FULFILLED.

THE GUARANTOR IS OBLIGATED FOR THE PERFORMANCE OF ALL THE TENANT/S AND SHARES, THEIR RESPONSIBILITIES UNDER LAW, AND THE RENTAL AGREEMENT AS LONG AS ANY OF THE ORIGINAL TENANT/S SHALL BE IN TENANCY. UNLESS OTHERWISE AGREE BY ALL THE PARTIES IN WRITING.

Excellent advice from everyone above. I just have the parent sign as co-tenants. I don't mess with the guarantor stuff...more hassle for zero extra benefit.

TENANTS: Little Joey, Little Sissy, Momma, Papa...

All tenants are jointly and severally liable for all money due under this lease.

If they are uneasy about giving out SSN# and such, smile and say, "I understand you're a little nervous. I get a little nervous anytime I hand over keys to a $100,000 house to someone I barely know. That's why I need this information so I can get to know you a little better. We have to do this in a way where BOTH of us to feel comfortable. What do you suggest?" Then see if they have an acceptable alternative. Odds are they will realize that what you're asking is perfectly sensible.

After dealing with a similar parental attitude I changed HOW I state my security deposit requirement. I now state it is $1000 cash security deposit per student OR a qualified cosigner plus $500 cash per student.

The adamant Dad kept his privacy. I gained NOT dealing with him as a cosigner. A year later his daughter had plans to spend her security deposit as soon as it was returned to her.

I sometimes wonder how angry Dad became when she did not return home.

I have a couple like this. Mom did the shopping, mom looked, then brought Jr to see if it was acceptable. My solution is to have Mom open a checking account for Jr, and once a month transfer the rent money in there. Jr then turns around and pays me, making Jr responsible for the rent. I don't usually have Mom co-sign, it lets Mom think she is in control. I do run a credit check on Mom, along with ensuring Mom has sufficient income, but is they are over 18, Mom can decide any time that she wants to stop paying. Jr will still be able to get a student loan to pay his rent.

I'll just echo that you need to screen all persons. The parents must have the ability to pay the rent.

Good people are concerned about their SS# so I consider this a rational question/concern by a person who takes care of their responsibilities.

("tactile" means "physically touching" - please do not touch your residents!! Esp cute college girls! I think you meant TACTFUL as in "businesslike"! OK for cute coeds! :)

We keep it simple - all parties sign the lease as a resident. A judge may or may not accept the responsibly of a guarantor. Just for the record and others reading this, a CO-SIGNOR means nothing. It only means they signed something and does NOT hold them liable for the rent.

I do not have college rentals but suggest that pushing aside Mom & Dad will not solve all problems of interference. From what I read here by college LLs, many parental complaints are legit problems not handled by the manager.

I have no problem keeping the person paying me money happy.

Good managers learn the balancing act of keeping everyone happy. Set clear expectations and clear boundaries, and keep repairs up to date.

Some of my LL friends who do college rentals collect all rent up front. One says she never advertises becaseu the PARENTS refer to the next parents.

Thanks for all the information everyone. I emailed the father back on Sunday and basically said if the wasn't comfortable emailing the DOBs and SSN# that I could understand that but I would need that information to be able to proceed. He could provide it to me after seeing the unit if they would like to proceed.

Meet with family and seem to be very nice people. Father still a little concerned about sharing info but I think he understands I need to protect myself as well and that he will provide necessary information.

Applicant provided SSN#s and DOBs. Reluctant to provide paycheck stub. I have requested viewing several deposits over several months to bank account to verify income.

Applicants had suggested funded escrow account but my main concern is what is to stop them from withdrawing all the money after it is deposited?

Hopefully applicant will be comfortable with that and we can get a lease signed this weekend. If so, will be quickest turnover ever for me. Current tenants moved out last night.