Screening is a thankless chore, we all know, but has to be done. For $25-$40 fee, we spend an hour (possibly more) verifying every phone number, faxing releases, comparing addresses with owners, etc...and usually have to pay $10 or so for the credit report. When 3-5 applicants fail, sure we dodged a bullet, but I'm working on ways to avoid spending so much time.

I've retooled my applicant review checklist/flowchart to put my "DNR" (do not rent) criteria at the top. These are the things that are automatic DQ, no exception.

Examples: Violent felons, sex offenders, drug charges with intent to manufacture or distribute, multiple run ins with law, evictions, falsified ID, income insufficient.

So I usually start with comparing the photo ID with the credit report to make sure they are who they say they are. Then I look at income, and as long as what is listed is sufficient, I move on to do the background. I'll verify the income later, but I do the "quick check" because it only takes a few seconds to glance at it and know if it's too low it's not going to work. Top of the list are DORs that are quick and easy. Bottom of the list are things that take a lot of time and may or may not DQ someone.

True story: just rejected an applicant after 3 minutes looking at online court records. He has 7 traffic related offenses since 2012, mostly driving with suspended license, but also had a DWI combined with a drug charge 2 years ago. No thanks. He doesn't obey the law: he won't follow my lease.

I don't bother looking at the application, until after I review their credit report, which takes an average of 30 seconds. I deny about 80% of applications right off the bat based off their credit report.

My requirements for credit (>720) is high enough that if they meet that, usually their references are excellent.

Amount and source of income is one of my phone prescreen questions so this isn't an issue on the application.

Getting previous rental references is my biggest priority as often the big complexes only do fax and don't put their fax number on their website. So you have to wait until office opens, then call to get their fax number. Then immediately submit the question , as their turnaround can often be 2-3 days or even more.

I start with income, then Casenet to look for criminal history.

If they don't have the income to pay, no need to look further. Obviously.

Screen x3. (Effort)

Can it be Streamlined ? Soitenly ! Whoop,Whoop, Whoop,

I check them through the criminal and civil public records before ever speaking to them. that tells me the majority of what I need.

I don't spend an hour.

I believe their pay stubs. No one has even given me fake pay stubs. I don't verify with the employer. If they got paid last week and the prior week or if they received their social security check on the 3rd for the past xx months, I'm good with that.

I glance at the credit report to be sure it's "basically" in line with what they are telling me.

I'd say that 90+% of my applicants previous addresses don't match up with documentation. they never legally change their address when they move. they move in with someone and aren't on the lease.

I think a big issue with a "criminal past" depends on the crime. We have far too many people incarcerated for marijuana! Met a nice young man recently who was convicted ten years ago of "felony" possession of marijuana. Not even intent to distribute: just possession.

I believe the issue with criminal past is you cannot have a blanket "No criminals allowed" policy that would exclude people with something minor like a traffic moving violation or they got caught shoplifting 20 years ago but have since been model citizens.

That's why my criteria specifies things like "Violent felony conviction" and "drug charges with intent to manufacture and distribute". To date, I am not aware of any problems with denying someone for specific types of serious criminal activity. Someone can educate me if they have documentation to the contrary.'

My most recent denied applicant has 7 (seven) run-ins with the law since 2012, all of which he plead or was found guilty. One of which was a DWI and one of which was a drug charge in 2016. He's also been charged with a felony of driving with suspended license (3rd offense)...which gives very serious concerns about his continuing ability to hold down employment.

I have been using an online application that sends credit report along with my copy of application (the customer pays). This has altered my order screening. Included are copies of check stubs, photo ID, letter of residency/copy of current lease.

Before starting I look to see if paystubs, and ID are included...if not I message applicant requesting they include info. ( I receive several applications that are missing basic information- I spend as little time as possible on them)

1.) Income

2.)Job Time/employer

3.)credit report - do they have any good accounts?/ Outstanding debt?

4.) Case net

5.) Facebook

Denying Housing Over Criminal Record May Be Discrimination, Feds Say

April 4, 2016 1:14 AM ET Camila Domonoske Twitter

NPR org | April 4, 2016

The Department of Housing and Urban Development is making it easier for people with criminal records to find housing.

In new guidance, released Monday, HUD tells landlords and home sellers that turning down tenants or buyers based on their criminal records may violate the Fair Housing Act.

People with criminal records aren't a protected class under the Fair Housing Act, and the guidance from HUD's general counsel says that in some cases, turning down an individual tenant because of his or her record can be legally justified.

But blanket policies of refusing to rent to anybody with a criminal record are de facto discrimination, the department says — because of the systemic disparities of the American criminal justice system.

When A Criminal Past Closes Doors

One in four Americans has a criminal record, as NPR's Carrie Johnson has reported. Those records can include arrests that never led to convictions, as well as convictions for a wide range of crimes — from petty to serious — that may have happened decades ago.

A record can make it hard to find a job — or a home. Many private landlords and public housing projects have policies against renting to people with criminal records.

Take Melvin Lofton, who spoke with NPR's Cheryl Corley. Lofton was convicted of burglary and theft when he was in his 20s; now he's 51.

He lives with his mom, and says it would be hard to find housing without that family connection. He remembers one time when he tried to rent a home in a trailer park.

Melvin Lofton, who lives with his mother, says landlords have turned him away in the past because of his record. Cheryl Corley/NPR hide captiontoggle caption Cheryl Corley/NPR

"I was at work and the guy called me and told me to come pick up my keys. So I was happy. I got a place to stay," Lofton says. "So then ... 45 to 50 minutes later he calls and says, 'Is there something you're not telling me?' and I say, 'No, what is there?' And he says, 'You didn't tell me you had a background.' "

Lofton had been out of prison for 20 years at the time, Cheryl reports.

Seemingly Neutral Policies Can Be Discriminatory

HUD's new guidance warns that landlords could be breaking the law when they refuse to rent to people with criminal records — even if they have no intention to discriminate — because such a policy would likely have a disproportionate impact on African-American and Hispanic applicants.

Housing Secretary Julian Castro puts it another way, NPR's Corley reports: "When landlords refuse to rent to anyone who has an arrest record, they effectively bar the door to millions of folks of color for no good reason."

HUD notes that whether an individual landlord's policy has a discriminatory impact will need to be determined on a case-by-case basis. But on a national level, HUD provided a list of statistics — direct from the Justice Department — demonstrating disproportionately high rates of arrest and incarceration based on race. They noted African-American men are imprisoned at a rate nearly six times that of white men, and Hispanic men at more than twice the rate of white men.

All Criminal Records Aren't Created Alike ...

That doesn't mean landlords are completely barred from considering criminal records — but they'd have to prove that their policy legitimately serves to protect safety or property.

Saying "criminals are poor tenants" doesn't cut it, HUD says: "Bald assertions based on generalization or stereotype" aren't sufficient.

Barring people based just on arrest records is no good, HUD says, because arrests alone aren't proof of guilt. And even if you only consider convictions, refusing to rent to all ex-cons — "no matter when the conviction occurred, what the underlying conduct entailed, or what the convicted person has done since then," HUD writes — also isn't defensible, since not all ex-cons will pose a risk to safety or property.

Instead, HUD writes, landlords should have a policy that takes into consideration what the crime was and when it happened, as well as other factors, to reduce the discriminatory impact. (The only exception is if a conviction was for manufacturing or distributing drugs.)

... And You Can't Use Records As A Pretext For Discrimination

HUD also warns landlords that if they do intend to discriminate, and use criminal records as a cover for their actions, they can be found in violation.

For instance, landlords who reject black or Hispanic applicants ostensibly because of criminal records — but accept a white tenant with a similar criminal record — could be found guilty of violating the Fair Housing Act.

That discrimination could happen even before a candidate applies, HUD writes:

"Intentional discrimination may be proven based on evidence that, when responding to inquiries from prospective applicants, a property manager told a African-American individual that her criminal record would disqualify her from renting an apartment, but did not similarly discourage a White individual with a comparable criminal record from applying."

In both cases — whether the discrimination is accidental or intentional — each instance would have to be considered on a case-by-case basis.

But "arbitrary and overbroad" policies, as well as any that are mere pretexts to conceal discrimination, aren't protected.

HUD officials told NPR's Corley that the goal is to make landlords consider: Is their policy toward criminal records about keeping a community safe?