In July 2024, Ed Yau, a second-generation Chinese American landlord in Manhattan's Lower East Side, found himself in a nightmare scenario.
One of his tenants had accumulated $72,000 in unpaid rent while secretly profiting from listing the apartment on Airbnb and Craigslist. Unfortunately, this story isn't unique—and it highlights why proper tenant screening has become more crucial than ever for property owners.
Property Management Rises and Falls on Proper Tenant Screening
Every landlord dreams of finding tenants they can count on – responsible residents who pay on time, maintain the property, and follow lease terms. But the stakes of making the wrong choice have never been higher. From professional tenants who game the system to individuals who abuse legal protections, the risks to property owners are real and potentially devastating.
The good news? Many of these situations can be prevented with thorough tenant screening.
Conducting comprehensive interviews and asking the right questions isn't just good practice when leasing your property—it's essential protection for your investment.
Pre-screening questions, asked before running credit and background checks, can save you significant time, money, and potential heartache. It's about more than just ensuring monthly income - you want to build a healthy relationship between both you and your tenant.
In this article, we've identified the most effective tenant screening questions to ask right from the start. Knowing what to ask prospective tenants can help jumpstart your screening and speed up the steps needed to verify potential tenants' backgrounds, financial stability, and rental history.
What Is Tenant Screening?
Tenant screening is essential to the leasing process since it ultimately decides whether a prospective tenant or company is granted or refused a lease.
Property owners and potential tenants need to understand a tenant screening application and how to complete one.
Tenant screening helps landlords collect all relevant information about a possible renter, such as a credit check and rental history. Most landlords will search for proof that a prospective tenant will pay their rent on time and maintain the property to an acceptable standard throughout their lease period.
In addition, landlords should always check for evidence of criminal activity, financial fraud, or evictions.
Pre-screening questions for tenants means removing any candidates who don't meet your original requirements and may not be as able to lease your home.
Pre-screening also helps you acquire better renters by allowing you to establish expectations for your leasing procedure early on.
Why Ask Tenant Screening Questions For Your Rental Property?
While some landlords and property managers believe basic financial and employment checks are sufficient, finding the right tenant requires a more comprehensive approach.
A prospective tenant might look perfect on paper – steady income, decent credit score, and stable employment history – but without asking the right tenant screening questions, you might miss red flags that could lead to costly problems.
Consider this: every eviction can cost landlords between $3,500 and $10,000 on average, not including lost rent.
Professional tenants – those who knowingly exploit the system – often have mastered the art of looking good on basic applications while hiding problematic histories. This is why relying solely on standard application information isn't enough to decide who will be living in your rental property.
A comprehensive screening and rental application process, including well-thought-out screening questions, helps you:
- Identify potential problems before they become costly issues
- Understand the full picture of a prospective tenant's rental history
- Verify information provided in rental applications
- Assess compatibility with your property management style
- Protect your investment and other tenants
- Reduce the risk of future evictions
The key is to develop a consistent, thorough rental application process that helps you find qualified tenants while complying with fair housing laws. By asking the right questions during the screening process, property managers and landlords can better protect their rental property investment and create a more stable, profitable rental business.
Related: Renewal Screenings: Is it Necessary to Screen Tenants Before Renewing Their Lease?
10 Basic Tenant Screening Questions For A Prospective Tenant
Before diving into specific questions, remember: documentation is crucial. Maintain detailed records of all screening responses to compare prospective tenants and protect yourself legally.
1. When Are You Able to Move In?
Why This Matters: A tenant's desired move-in date can reveal more than just timing – it often indicates their level of planning and potential red flags in their current living situation.
The ideal prospective tenant typically begins their housing search 30-60 days before their intended move-in date, demonstrating thoughtful planning and responsibility. This timeline usually aligns with standard lease termination notices and suggests the applicant follows proper procedures with their current landlord.
Be cautious of applicants requesting immediate move-in without clear justification – while legitimate situations like job relocations or personal emergencies do occur, sudden move-in requests often warrant deeper investigation.
Pay particular attention to how candidates explain their timing; vague or inconsistent responses about their current living situation might indicate underlying issues that could affect their tenancy.
Follow-up Questions:
- "Have you given notice to your current landlord?"
- "What's driving your timeline for moving?"
- "Do you have any flexibility with your move-in date?"
Pro Tip: While immediate availability isn't always a red flag (job relocations or domestic situations may require quick moves), request documentation to verify the circumstances.
2. Do You Have Any Pets? Tell Me About Them.
Why This Matters: We've all heard the nightmare stories of tenant-owned pets gone wild. Pets can impact property maintenance and risk potential damage and liability.
You don't have to be anti-pet as a landlord; you're just a wise one! A responsible pet owner will readily provide comprehensive information about their animals and demonstrate a clear understanding of the responsibilities that come with renting with pets.
Listen for details about their pet's size, breed, age, and temperament, but pay special attention to how they describe their pet care routine and previous rental experiences with their pets. The most promising applicants will volunteer information about their pet's training, veterinary care, and any precautions they take to prevent property damage.
Be wary of tenants who seem hesitant to discuss their pets or provide vague answers about their pet's history in rental properties. Ideal candidates should also be aware of and willing to comply with pet-related policies, including additional deposits or pet deposit alternatives.
- "How many pets do you have?"
- "Can you provide veterinary records?"
- "Has your pet caused any damage in previous rentals?"
- "How do you handle pet waste and noise control?"
- "Do you have pet renters insurance?"
Remember that service animals and emotional support animals are not considered pets under fair housing laws. You can still ask for documentation, but different rules apply to these cases.
3. How Many Parking Spaces Do You Need?
Why This Matters: Parking management impacts property value, tenant satisfaction, and neighborhood relations - and gives you an idea into a tenant's social behaviors.
Asking about parking needs often reveals critical details about household composition and lifestyle patterns that might not emerge in other screening questions.
Listen carefully as potential tenants describe their vehicle situation. Responsible applicants will be upfront about the number of cars, typical usage patterns, and any special needs, like commercial vehicle parking.
Red flags might include vague responses about the number of vehicles or reluctance to discuss regular visitors' parking needs. The best candidates will be aware of parking limitations and willing to comply with existing parking rules.
Follow-up Questions:
- "What types of vehicles do you own or plan to own?"
- "Do you regularly host visitors or frequent overnight guests who would need parking?"
- "Are any of your vehicles commercial or oversized?"
- "Would you need dedicated spaces for each vehicle?"
Pro Tip: Consider including a parking addendum in your lease that clearly outlines parking rules, assignments, and consequences for violations.
4. Will You Agree to a Background and Credit Check?
Why This Matters: A tenant's willingness to undergo comprehensive screening is often the first indicator of their reliability and transparency as a renter. It's not just about their ability to pay rent - a potential tenant should be willing to undergo a credit report process.
Professional tenant screening requires attention to what applicants say and how they react to this question. The most promising candidates readily agree to background and credit checks, often offering additional information or references.
Watch for any hesitation or attempts to negotiate alternative arrangements – these could signal potential issues.
Be particularly attentive to how they respond to questions about specific aspects of the screening process, as this can indicate their confidence in their rental and financial history.
Follow-up Questions:
- "Are you aware of anything concerning that might appear on these checks?"
- "Can you provide current pay stubs and employment verification?"
- "Do you have any questions about our screening criteria?"
- "Would you be able to provide additional references if needed?"
5. Does Anyone in Your Household Smoke?
Why This Matters: Smoking in rental properties affects more than just air quality – it impacts property value, maintenance costs, insurance rates, and the comfort of other tenants.
Smoking is less common than in previous decades, but this should still be a preliminary tenant screening question.
If no anti-smoking regulations are in place, landlords have the authority to regulate or ban smoking everywhere on leased property and within individual apartments. Listen to how potential tenants discuss their smoking habits and those of their regular visitors.
The most reliable applicants will be straightforward about their smoking status and show an understanding of why this matters to property owners. Watch for any attempts to minimize smoking habits or suggest that rules don't apply to certain types of smoking.
Ideal candidates will respect no-smoking policies and understand their importance, regardless of their habits. Pay particular attention to discussions about occasional smoking or guests who smoke, as these situations often lead to policy violations.
Follow-up Questions:
- "Are you aware of our complete smoking policy, including balconies and common areas?"
- "How do you handle guests who smoke?"
- "Do you use any other tobacco or smoking products?"
- "Have you lived in non-smoking properties before?
Here are a few tips to help you steer clear of any potential smoking risks in your property:
- Include clear smoking policies in lease agreements
- Consider requiring a smoke-free addendum
- Document any evidence of smoking during property inspections
- Establish clear violation consequences
- Include e-cigarettes and vaping in policy definitions
Pro Tip: Keep photographic documentation of the unit's condition before move-in to track any smoke-related damage.
6. What is Your Monthly Income?
Why This Matters: Income verification is one of the most crucial aspects of tenant screening. It indicates a potential tenant's ability to consistently meet their rental obligations.
Professional landlords should evaluate income through multiple lenses, not just the monthly salary figure. The most qualified applicants will typically earn 2.5 to 3 times the monthly rent and be able to document their income.
Pay particular attention to the stability and sources of their income – traditional W-2 employment might be easier to verify than freelance or self-employment income, but both can indicate reliable tenants.
Watch for applicants who seem hesitant to provide documentation or cite complex arrangements for meeting rent obligations. The best candidates will readily share pay stubs, tax returns, or bank statements to verify their income claims.
Follow-up Questions:
- "Can you provide your last three months of pay stubs?"
- "What percentage of your income would go toward rent?"
- "Do you have any additional sources of income?"
- "How long have you been with your current employer?"
Income checks are only part of the equation. You can also check a potential tenant's financial health by requesting a credit check. Check out our guide on how to request a tenant credit report here.
7. Can You Pay a Security Deposit?
Why This Matters: A tenant's ability and willingness to pay a security deposit often indicates their financial responsibility and commitment to maintaining the property.
Strong candidates will demonstrate understanding of why security deposits matter and show preparedness to meet this obligation. Listen carefully to how they discuss timing and amount – the most reliable applicants will have planned for this expense and can provide the deposit quickly. (We've listed plenty of reasons not to skip this step here!)
Be wary of requests to make payments in installments or attempts to negotiate the deposit amount down. Pay attention to their questions about the deposit terms and return conditions, often indicating their intentions regarding property care and lease compliance.
Follow-up Questions:
- "When would you be able to provide the security deposit?"
- "Do you have any questions about our deposit return policy?"
- "Are you familiar with the state laws regarding security deposits?"
- "Have you had any issues getting previous security deposits returned?"
If tenants can't pay a security deposit and you're not ready to waive the requirement, the screening procedure isn't worth it.
8. Why Did You Decide to Move?
Why This Matters: A tenant's reason for moving often provides valuable insights into their reliability, stability, and potential fit for your property. This question can reveal red flags that might not appear in standard background checks.
The most telling aspect of this question often lies in how prospective tenants frame their response, not just the reason itself. After all, if someone seems evasive or uncomfortable answering this question, it could be a sign they have something to hide.
Here are some of the most valid common reasons people cite as a reason to relocate:
- Job relocation or promotion
- Family changes (marriage, divorce, new baby)
- Seeking more space or better amenities
- End of lease term
- Buying/selling previous residence
- Changes in remote work situation
Stay cautious when responses seem defensive – especially if tenants speak negatively about previous landlords or properties. Watch for discrepancies between their stated reason for moving and other aspects of their application or responses to other screening questions.
Pro Tip: Cross-reference their stated reason for moving with their rental history and previous landlord references to verify consistency.
9. Have You Ever Broken a Rental Lease Agreement?
Why This Matters: Lease breaks can indicate a tenant's reliability and respect for contractual obligations, but context is crucial. Often, the circumstances surrounding a broken lease often tell a more important story than the break itself.
The most responsible applicants will be upfront about past lease breaks and explain how they managed the situation with their previous landlord.
Listen for indicators of professionalism—did they provide notice, try to find a replacement tenant, or offer to cover costs? Consider how they communicated about the experience; the best candidates will demonstrate learning from the situation and show understanding of landlord impacts.
Pay special attention to whether they maintained positive relationships with previous landlords despite the lease break. This often indicates good faith efforts and responsible behavior even in difficult circumstances.
Follow-up Questions:
- "How did you handle the situation with your previous landlord?"
- "What steps did you take to minimize the impact of breaking your lease?"
- "Have you maintained a reference from that landlord?"
- "What would you do differently in a similar situation?"
10. Have You Ever Been Evicted?
Why This Matters: While past evictions often raise serious concerns, the current rental reality – particularly post-COVID – requires a more nuanced approach to evaluating eviction history.
An open discussion about eviction history requires careful attention to both facts and context. Strong candidates with past evictions will be transparent about their experience and, more importantly, demonstrate how their circumstances have changed.
Watch for personal growth and financial recovery indicators – have they rebuilt their credit, maintained stable employment, or developed better financial management skills?
The most promising applicants will acknowledge their role in past situations while showing concrete evidence of positive changes. Pay particular attention to the timing of evictions, especially during the pandemic, and look for evidence of recovery and stability since then.
Follow-up Questions:
- "Can you explain the circumstances that led to the eviction?"
- "How have your circumstances changed since then?"
- "What steps have you taken to prevent similar situations?"
- "Can you provide references who can speak to your reliability since the eviction?"
Pro Tip: Develop a clear, written policy for evaluating applicants with eviction history to ensure consistent and fair treatment while complying with fair housing laws.
Have Prospective Tenants? Get a Comprehensive Tenant Screening Report With TenantCloud
TenantCloud makes it easy to run a tenant background check to verify an applicant, check their criminal record, work history, past evictions, and more, thanks to a collaboration with TransUnion.
Credit checks allow you to see a prospect's credit score and history. A background check, a credit check, and a search of National Eviction Records are all part of a full tenant screening report.
TenantCloud's background and credit checks are a proven method for identifying the ideal tenants and ensuring confidence in the people who will be renting your rental property. Once you've ensured that your rental is in good hands, you may shift your focus on other concerns as a landlord.
Our software provides three types of tenant screening reports:
- Full Check ($39) - provides the potential tenant's credit history from various sources, such as banks, credit card companies, collection agencies, and government authorities.
- Credit Check ($30) - contains all the data about the applicant's credit history that a creditor would receive but in an easy-to-understand format.
- Background Check ($25) - verify the person according to who they say they are, and allows you to examine and validate the accuracy of their criminal record, education/job history, and other key information about their past.
Related: Top Rent Payment App Platforms for Landlords
Understanding Fair Housing Compliance
The Fair Housing Act (FHA) is the cornerstone of ethical tenant screening. It requires landlords to maintain fair and consistent practices while avoiding discrimination.
The FHA protects against discrimination based on race, color, national origin, religion, sex (including gender identity and sexual orientation), familial status, and disability. Many states and localities add additional protected classes, so familiarize yourself with local regulations.
When screening tenants, avoid questions about protected characteristics. Instead of asking about personal details like national origin, marital status, or religious affiliation, focus your screening on objective criteria such as income verification, rental history, employment stability, and landlord references.
To maintain FHA compliance:
- Develop and consistently apply written screening criteria
- Document all decisions and communications
- Train staff on fair housing requirements
- Regular policy reviews and updates
Keep Your Properties Filled (and Turning Revenue) With These Questions to Ask Potential Renters
A successful tenant screening strategy combines thorough pre-screening questions with comprehensive background checks to create a complete picture of potential tenants.
While pre-screening questions provide valuable initial insights, they should be part of a larger, systematic approach to tenant selection:
- Document all communications and screening decisions
- Maintain consistent evaluation criteria for all applicants
- Use standardized application forms and questions
- Keep detailed records of screening processes
- Follow up on inconsistent or concerning responses
- Verify information through multiple sources
Effective tenant screening is both an art and a science. While pre-screening questions and background checks provide valuable information, the key to success lies in combining these tools with consistent processes, clear documentation, and fair housing compliance.
By maintaining professional standards and following established procedures, landlords can build a strong tenant base while minimizing risk and protecting their investment.
