How do you find responsible residents who pay rent on time, take care of your properties, and alert you to any issues they can’t fix themselves? It all boils down to a comprehensive screening program. 

As part of this process, there are several specific questions you should ask potential residents to ensure you get the kind of renter you want. While many of the questions are addressed by their application, it’s smart to ask certain questions in person as well.  

After all, an in-person conversation allows you to get more detail about the circumstances surrounding any potentially problematic issues.  Also, be sure to ask about things that can be discovered via background checks, because this allows you to test the honesty and character of potential residents by comparing their responses to the results.  

While a proper screening is extremely comprehensive, here are ten questions we’ve found to be especially effective as part of the process: 

1. Where do you live now and how much is your current rent? 

This question helps you assess the resident’s current situation, as well as calculate whether the resident can truly afford what you’ll be charging. If your property would be a substantial increase, you’ll want to request additional income qualifications. 

Furthermore, if a resident is moving from an apartment to a single-family home or vice versa, they’re going to lose some conveniences and things they’re used to. If the resident isn’t aware of these nuances, you’ll need to make sure their expectations are in line. If not, neither of you will be happy. 

2. How long have you lived in your current residence? 

You want renters who have an adequate rental history. That way, you can obtain landlord verification (a document the prior landlord fills out giving information on things like how often the resident paid rent on time or late, if they ever had a bounced check, if they have a current balance, etc.). These track records are indicators of future performance. 

3. What is your employment history? 

It’s important to know where a potential resident currently works and get copies of their check stubs. In addition, you’ll also want to know how long they’ve been employed. Generally, the longer the track record, the more likely the potential resident will continue to be employed; this gives you a good sense of their ability to pay long-term. 

Recent bumps in pay are also subtle indicators you’ll want to consider. Often, people get a raise and decide to upgrade their living situation, which could set them up to overextend their funds. You can use the other information you’ve gathered about their rental and employment histories to determine whether they’re a risk for you as a potential resident. 

4. Have you ever been evicted? 

Even if the potential resident has not been evicted from their current residence, they may have been evicted previously. Simply asking “Where do you currently live and how long have you lived there?” won’t catch that. Asking a longer-term question gives the potential resident the opportunity to fully disclose details of their rental history and allows you to determine if there might have been extenuating circumstances. 

5. Do you have a criminal record? 
It is good practice to ask a prospective resident if they have ever been convicted of a crime.  Since this is something that is readily discovered by running a background check, this question gives you a sense of how open applicants are being about their history.  Keep in mind that in many states you cannot discriminate against a person because they have been convicted of a crime.  The crime would have to influence their ability to be a “good tenant” such as an illegal drug conviction or a history of violent offenses which could put other residents at risk. 

6. Do you have pets? 

You want to be sure you don’t miss out on charging a pet fee, which helps cover any damage that may take place due to the pet. The fee can change depending on the type of animal, so you’ll need to obtain as much info about the pet as possible.  

7. Have you ever broken a lease? 
This gives the potential resident a chance to explain the reasoning behind the lease break, which helps you get an idea of the likelihood of whether they’ll break their lease with you. You can assess the risk by hearing about the circumstances, as well as how long ago it happened. 

8. Do you smoke? 

If your property has a strict no-smoking policy, you certainly need to know whether your residents smoke. It’s not necessarily a deal-breaker if they do, as long as they understand that they absolutely cannot smoke inside your property. 

9. When do you want to move in? 
Potential residents who are too antsy to move in might throw up a red flag. You’ll want to explore why their need is so immediate. Were they evicted? Did their landlord ask them to leave? Did they plan poorly? Asking when someone wants to move in will identify any of these issues. 

10. Do you have the full balance due immediately available? 

Some renters don’t realize how much they’ll have to pay to move in. First month’s rent, security deposits, pet fees, etc. can add up. This question ensures your potential resident has all the necessary funds available. 

Again, all these topics should be covered in your application, but it’s definitely advantageous to ask them in person as well. After all, you want a chance to hear your potential resident’s side of things, fact-check their responses, and have data for making judgment calls as needed.  

If you’d like to know more about the Haven Homes approach to property management, download  How to Avoid These 7 Common Mistakes Made When Managing Residential Investment Properties.