We cannot get former landlords of our applicants to respond to our e-mails or phone calls looking for references on past tenants.

I have tried leaving messages regarding what we are doing/asking about, and have tried NOT telling them what we are doing. It does not matter.....they do not respond.

I wish landlords would call us....we seldom get requests for references, even on some of the best tenants we ever had. I could give prospective landlords earfuls on the bad ones.

How are you doing background checks? Do you just go with credit scores and the credit report and skip trying to contact their former landlords?

I want at least one verifiable past landlord reference, meaning I can get in touch with that landlord. Most of the time I'm able to achieve this, especially if they lived in one of the large corporate run apartment buildings.

Though I did have a group a couple of years ago where the apartment office never answered the phone or returned VMs after multiple calls. Finally I told the applicants I couldn't rent to them because I couldn't verify. But this group was marginal anyway so I wasn't sorry to see them go.

Of all the checks, I think the most important is LL reference. Don't skip it. Do everything you can to get it.

I don't bother going to past landlords. They will either be afraid to tell the truth or just don't want to be bothered, or you didn't actually get the information on a past landlord from the applicant.

I have had calls from landlords about tenants who left my units. One guy was a peeping Tom and the best thing I could say was I would not take him again as a tenant in a very serious voice and hope that the person calling me got the pointl He was also a drunk and hit a biker at the corner with his truck.

Another one was the recent one where the rabbits ate the corners of the tiles. I told the LL caller that she will pay her rent on time which she did until the last time. Then I said, does she still have the rabbits? Rabbits??? Said the caller, this is a not pets building. That was the end of that one.

I have had a similar dilemma occasionally, although it's rare. Maybe 1 in 5 doesn't call back.

Here's how I handle it.

If no LL reference, I treat it the same as a first time renter. I pull criminal background that includes and eviction report. I also demand extra security deposit, and everything else must check out very good. Bad credit + no land lord? Nope, sorry.

Also, and I MUST STRESS this step: do a 2 minute in-home inspection of their CURRENT RESIDENCE. No exceptions. If they say they are renting 123 Anywhere Ave, I will call and ask to drop by 123 Anywhere Ave the same day with a paper for them to sign to complete the application process. I will step inside and look, smell, and hear everything. That step right there is 10 times more effective than a current land lord who will lie to get rid of a bad tenant.

If the resident refuses to let me in....denied on the spot. They're hiding something.

I know a lot of timid land lords refuse to do this thinking it's too invasive or that tenants will be turned off. Yep, that's right. Tenants with stuff to hide will be turned off. They don't want you to smell the cat pee and dog vomit, nor see the roaches running for cover or the Harley Davidson motor cycle parked in the living room.... The good residents don't care and will actually be proud to "show off" their immaculate home.

Do it. If they're out of town, call a local REALTOR and pay them $40 for their time and gas money. Give them my five question checklist:

__ House is (circle one) Clean, somewhat cluttered, messy, pigsty.

__ How many pets observed ___ cats ___ dogs ___ fish tanks ___ other (describe) ___________________ Take one picture of each and email to (fill in address).

__ House had strong odor? Describe.

__ Yard is (circle one) well kept, shaggy, very overgrown, disaster.

__ Visible damages to doors, walls, windows, flooring, siding? Circle one: None, Minor, Major, Disaster.

ANNIE,

Great question!

We only approve based on PROOF so a no response is no proof of anything.

We want the PAST LLs. We only accept info from the CURRENT LL if it's negative, NEVER accept positive because they will lie to get rid of baddies.

If no response we want a copy of their lease and copies of their bank statements showing they paid rent every month. They can and will fake receipts.

I'm on a caompaign to weed out CRAZY, so I want the human info, not just the written info.

The 2 Minute In Home Visit might give a decision on the spot. Maybe start with a drive-by and talk to the neighbors.

BRAD