what is the proper wording to an applicant that you do not count non-wage income (such as ssi blah blah)

I would not state you don't allow that income.

I would simply state that you are unable to approve them for residency in your home. Find some other reason. Likely, they do not make enough verifiable income?

The only time I am required to send anything is when I deny based on credit information. Therefore, that is almost never the reason (there are plenty more!) and so I simply tell them what they need to do to be approved rather than focusing on the negative. "Here's where you can improve" always sounds better than "You don't qualify..."

If you insist on send a letter/email no matter what...try this:

"Dear Mr. Jones. Thank you for applying to live at 123 Anywhere Ave. Unfortunately, your application did not pass our minimum criteria to rent this property. If you would like more information, please send a self-address, stamped envelop to David: 456 Pickup Stix Parkway, Cool City, MI 55555. Please allow 3-4 weeks for processing. Regards, The Management."

this doesn't answer your question but I have no idea why anyone would deny someone with a check that shows up on the same date every month.

Yes, I realize it's not garnishable but I find that few deadbeats (nonrent payers) are.

So, I usually go the "garnishable" route. If is isn't "garnishable", then I don't have to count it.

That being said, as some said above, I sometimes actually will count it -- but I stick to my guns when it comes to the minimum income requirement.

So, let's say the place is $500/month and my minimum income is 2.5x the rent -- so, $1250/month. If someone comes to me and they collect $500/month through SSI, but also work or have other verifiable income of, say, $1000/month -- then I might still consider them even though the $500/month part isn't garnishable.

Just my 2c.

- John...

Ah yes, pre-screening. I do lock box showings, so if they only have non-garnisheable income I'll still let them see the place. It costs me nothing other than a few seconds to give them the code.

Like Nicole alludes to, if everything else about them passes your phone screening, it is highly unlikely they will turn into deadbeats. Plus, don't you usually get first month's rent plus 1.5 month's rent security? Seems like that would be enough to weed out almost all problems with non-payers who do not have garnisheable funds.

to ken and others, I have yet to actually come across an app from someone with non-w2 income that I would approve. Regarding retired, I don't have a single tenant over 50 and only 1 or 2 in their 40s.

David, what other reasons do the non-W2 wage earners not qualify? Simply use that in your phone screening.

"I'm sorry Mr. Jones, but we don't rent to convicted felons / sex offenders / people with evictions / people without a positive land lord reference / people with credit scores below 600/ etc."

NO ONE is garnish-able in NC. If that was part of my criteria, we'd be out of business LOL!

Regular income, regardless of source, at a minimum of 3x the rent.

Sid: Just to note it, your "we don't rent to convicted felons" statement might not be allowed any more. :)

- John...

Regarding the don't rent to felons :

I'm not sure that was declared ok. Again, this change came about in mid-2016 -- right at the end of the last President's term.

The New York Times interpreted it as follows: "In the case of applicants with convictions, property owners must prove that the exclusion is justified and consider factors like the nature and severity of the crime in assessing prospective tenants before excluding someone."

And others did to. Based on that, I don't think you would be fine to say it the way that you did -- because it does not "consider factors like the nature and severity of the crime."

Don't get me wrong -- I think this is stupid. I'm just saying that it is an issue we need to consider.

- John...

I NEVER give them a written rejection. Why on earth would you give them something that could be used as evidence in court!!!

First of all, if I select someone else, I never call the non-selectees. If a non-selectee calls me, I just tell them that I rented to someone else. If they persist, I just tell them the selected applicant had better qualifications.

Or I say I'm still showing the apartment. They lose interest and never call again.

David,

Our criteria says they must be employed for a minimum of 6 months on their current job and provide pay stubs from their current employer.

We don't mention SSI or garnishable.

Reminder: some states and localities have named SOURCE OF INCOME as a protected class. Gotta knwo YOUR state and LOCAL laws.

Sisco: No one that I know of "living off the government" would qualify, no. However, now and then, I DO have a tenant that get SSI/Disability due to a real disability -- it helps them somewhat, but it wouldn't be anywhere near enough to qualify. But, they also have a REAL JOB that makes up the rest.

That was the example that I used above. Let's say they need to have $1250/month in income to qualify. They get $500/month from SSI due to a real disability (genetic defect, for example, that causes physical issues). Then they work part-time and make $1000/month from a real job.

That person I would qualify even though not all of the $1250/month minimum is garnishable.

It's rare, but I've had a couple that way. Not everyone getting SSI is really "living off government largesse" in the sense that some here seem to imply.

Again, as I said, that's rare. Most of the people that ask about this are not working at all and just want Uncle Sam to take care of them. I don't rent to them. But there are some legit exceptions that I think deserve a chance.

Also, since you mentioned it, yes, I DO "stress the amount of verifiable income and that they need to qualify individually." I was just saying that, sometimes, I do consider SSI toward the minimum required under the right (rare) circumstances.

- John...

My written criteria states verified employment income. SSI, SSDI, SNAP, child support, WIC, section 8, cash under the table, self employed, etc do not count as verified employment income.

Maximum social security retirement benefit for someone retiring in 2016 at full retirement age is $2,639. That is for someone who has had maximum taxable earnings (currently $127,200/year) for 35 years.