Landlord questions (is craigslist just tindr for rentals?)
March 30, 2016 11:24 AM Subscribe
I've been a live-in landlord in a two family house for years, but for the first time I'm facing renting to absolute strangers. What's the best way to screen tenants?
So, I've owned a two family house in Somerville, MA, for about 15 years, but most of my tenants have been people in my larger social circle. (The exception was a section 8 tenant, but in that case the bulk of the rent is guaranteed by the housing authority.) Due to some unfortunately timing, I can't seem to find a socially-connected tenant, so I'm letting slip the dogs of craigslist and opening it up to the hoi polloi. Any MeFite landcritters have suggestions on screening procedures etc?
So, I've owned a two family house in Somerville, MA, for about 15 years, but most of my tenants have been people in my larger social circle. (The exception was a section 8 tenant, but in that case the bulk of the rent is guaranteed by the housing authority.) Due to some unfortunately timing, I can't seem to find a socially-connected tenant, so I'm letting slip the dogs of craigslist and opening it up to the hoi polloi. Any MeFite landcritters have suggestions on screening procedures etc?
Best answer: I found a terrific boarder through craigslist, and I have two suggestions.
I'm not sure from your ad whether this is an entirely separate apartment with a separate locking entrance or part of your home (so definitely clarify that). My suggestions assume the latter. (Also, there are differences in what you can legally require. For instance, in my city, you can discriminate on the basis of sex if you're looking for a roommate, but not if you're renting a separate apartment).
First of all, write a very detailed ad that talks not only about what you're renting, but also includes information about what kind of person you are, any quirks you might have, and precisely what you are looking for in a tenant. If something is a dealbreaker, say so. Specify how you feel about things like noise, overnight guests, drinking, and drug use. Also say that you'll only respond to people who tell you something about themselves - otherwise, you'll get a bunch of messages that just say, "I"m interested in your apartment." If you're looking for someone to share your home, you'll want to get a feel for what the person is like.
Second, the final sentence of your ad should say that all respondents must include a specific code word in the subject line. I would say that 95% of the people who responded to my ad did not do this, so I knew that they either didn't read the entire ad or just didn't bother with following directions. I felt that someone who wanted to live in my home should at least be willing to read the whole ad. Also, I did hear from people who I'm quite sure were scammers, and they never used the code word.
posted by FencingGal at 12:01 PM on March 30, 2016 [6 favorites]
I'm not sure from your ad whether this is an entirely separate apartment with a separate locking entrance or part of your home (so definitely clarify that). My suggestions assume the latter. (Also, there are differences in what you can legally require. For instance, in my city, you can discriminate on the basis of sex if you're looking for a roommate, but not if you're renting a separate apartment).
First of all, write a very detailed ad that talks not only about what you're renting, but also includes information about what kind of person you are, any quirks you might have, and precisely what you are looking for in a tenant. If something is a dealbreaker, say so. Specify how you feel about things like noise, overnight guests, drinking, and drug use. Also say that you'll only respond to people who tell you something about themselves - otherwise, you'll get a bunch of messages that just say, "I"m interested in your apartment." If you're looking for someone to share your home, you'll want to get a feel for what the person is like.
Second, the final sentence of your ad should say that all respondents must include a specific code word in the subject line. I would say that 95% of the people who responded to my ad did not do this, so I knew that they either didn't read the entire ad or just didn't bother with following directions. I felt that someone who wanted to live in my home should at least be willing to read the whole ad. Also, I did hear from people who I'm quite sure were scammers, and they never used the code word.
posted by FencingGal at 12:01 PM on March 30, 2016 [6 favorites]
If you are interested in opening up your larger social circles to include MeFites, could you MeMail me some of the basic details? I have a very nice friend in Somerville currently looking for a place to rent. (She would come with good references from people besides just me...)
posted by kmennie at 12:42 PM on March 30, 2016 [1 favorite]
posted by kmennie at 12:42 PM on March 30, 2016 [1 favorite]
Response by poster: I updated the phrasing to be explicit that it was a separate apartment. (I thought it was clear that I was renting a separate apartment rather than a roommate situation, but you're not the only person to ask if it was a roommate situation or not.)
posted by rmd1023 at 12:42 PM on March 30, 2016
posted by rmd1023 at 12:42 PM on March 30, 2016
In my area, the rules are different for apartments in homes where the landlord also lives. For example if I was renting out a high rise apartment, I could not discriminate against people who have pets. But if it is a basement apartment in my own house, I can, because I am allergic.
If I were renting to strangers, I would check references and credit check, but also look at social factors. I used to take my mom to look at apartments with me, and I think it reassured people that I had family nearby. Now, I am married so that's not an issue. But my husband is a city employee, has been at the same job for more than 10 years etc. I would rent to him over someone with less stable employment.
posted by JoannaC at 12:47 PM on March 30, 2016 [1 favorite]
If I were renting to strangers, I would check references and credit check, but also look at social factors. I used to take my mom to look at apartments with me, and I think it reassured people that I had family nearby. Now, I am married so that's not an issue. But my husband is a city employee, has been at the same job for more than 10 years etc. I would rent to him over someone with less stable employment.
posted by JoannaC at 12:47 PM on March 30, 2016 [1 favorite]
Best answer: I hope you already have one you've used, but if not, find a credit check agency. I used nail-usa.com; they were fine. They do verify you as a user, so get signed up ahead of time. I used a rental application based off of theirs, and the rental app has questions about income and other normal stuff.
As said above, be all kinds of descriptive in your ad. People ask the strangest questions, but at least state the dimensions of rooms, if not add some interior pics.
Ask them to tell you a bit about themselves in the ad. This is a social test of normal give and take. People who respond to the question, at all, are good. People whose response to your ad are "is it still open? hit me back" are ... gonna not respond well to your other questions either, from your first floor.
For screening -- generally, silence is golden, let someone fill it. Ask them why they're moving (do they tell you stories about roomates/landlord from hell? might want to pass), where they've lived before (listen for how -long- they stayed in a place), what they do (ie steady employment), what they do for fun (oh, hey, garage band? not!), what they're looking for in a place (and how well that matches what you are offering). Ask them if they have any questions for you.
Call the references. It's awkward and I don't love doing it, but do it. And listen to your gut.
posted by Dashy at 1:14 PM on March 30, 2016 [4 favorites]
As said above, be all kinds of descriptive in your ad. People ask the strangest questions, but at least state the dimensions of rooms, if not add some interior pics.
Ask them to tell you a bit about themselves in the ad. This is a social test of normal give and take. People who respond to the question, at all, are good. People whose response to your ad are "is it still open? hit me back" are ... gonna not respond well to your other questions either, from your first floor.
For screening -- generally, silence is golden, let someone fill it. Ask them why they're moving (do they tell you stories about roomates/landlord from hell? might want to pass), where they've lived before (listen for how -long- they stayed in a place), what they do (ie steady employment), what they do for fun (oh, hey, garage band? not!), what they're looking for in a place (and how well that matches what you are offering). Ask them if they have any questions for you.
Call the references. It's awkward and I don't love doing it, but do it. And listen to your gut.
posted by Dashy at 1:14 PM on March 30, 2016 [4 favorites]
Best answer: Note: I'm in Seattle, which is a different market.
For posting: I use Postlets (owned by Zillow) which will report your ad for you on several other websites, including Craigslist, Zillow, and Padmapper. I have gotten tenants from both Craigslist and Zillow (and some other site, but I don't remember which).
The key is to post pictures. Even a messy, badly cropped picture is much much better than no picture. I keep a set of "nice" (taken by my fancy smart phone) pictures available in the cloud and use it whenever I need it. (And update when necessary.) Make sure you have photos of the kitchen and bathroom.
For screening: Previously, I've used e-renter.com to screen my tenants. Going forward, I'm going to use Cozy (prettier and the tenant can apply directly without filling a form and having me enter the information AND you can get rent paid electronically with Cozy). Keep in mind that you need to sign up and verify your identity in advance, since they don't give people's credit/background information to just anybody.
I do both background and credit checks. Mostly, I'm looking for a clean history and no evictions, since people with stellar income and credit tend to buy. I always verify references and previous landlords. Especially for employment situations, I will look up the number for the company online and call that number rather than the one they give, just to be sure.
posted by ethidda at 1:31 PM on March 30, 2016 [1 favorite]
For posting: I use Postlets (owned by Zillow) which will report your ad for you on several other websites, including Craigslist, Zillow, and Padmapper. I have gotten tenants from both Craigslist and Zillow (and some other site, but I don't remember which).
The key is to post pictures. Even a messy, badly cropped picture is much much better than no picture. I keep a set of "nice" (taken by my fancy smart phone) pictures available in the cloud and use it whenever I need it. (And update when necessary.) Make sure you have photos of the kitchen and bathroom.
For screening: Previously, I've used e-renter.com to screen my tenants. Going forward, I'm going to use Cozy (prettier and the tenant can apply directly without filling a form and having me enter the information AND you can get rent paid electronically with Cozy). Keep in mind that you need to sign up and verify your identity in advance, since they don't give people's credit/background information to just anybody.
I do both background and credit checks. Mostly, I'm looking for a clean history and no evictions, since people with stellar income and credit tend to buy. I always verify references and previous landlords. Especially for employment situations, I will look up the number for the company online and call that number rather than the one they give, just to be sure.
posted by ethidda at 1:31 PM on March 30, 2016 [1 favorite]
Best answer: You could also just use a realtor. The tenant generally pays the realtor fee in Somerville. My landlords used a real estate agent, and she put up an ad on Craigslist, showed the apartment (on one Saturday), and accepted (and presumably screened) applications, for which I paid her a half a months rent (In addition to my first/last/security).
I guess it's overkill when you live in the house but if you really don't know where to begin, it's an option.
Not that you would do this but JUST IN CASE, you should know that you can't legally collect a realtor/finders fee as the landlord.
posted by mskyle at 1:51 PM on March 30, 2016 [1 favorite]
I guess it's overkill when you live in the house but if you really don't know where to begin, it's an option.
Not that you would do this but JUST IN CASE, you should know that you can't legally collect a realtor/finders fee as the landlord.
posted by mskyle at 1:51 PM on March 30, 2016 [1 favorite]
we use a property manager for this. They don't manage the property once the tenant is secured, but charge us a flat fee to find the tenant - they take the photos, post the add, do the showings, run the credit checks, refs, wrote up the contract, etc. It costs us a few hundred dollars but we've gotten wonderful long term tenants.
posted by snowymorninblues at 2:33 PM on March 30, 2016
posted by snowymorninblues at 2:33 PM on March 30, 2016
My husband is a landlord. One of his secret little screening tricks is to walk the applicant out to their car at the end of the showing and take a peek in the window. If their car is clean and neat, then they will be, too, most likely.
posted by raisingsand at 2:59 PM on March 30, 2016 [2 favorites]
posted by raisingsand at 2:59 PM on March 30, 2016 [2 favorites]
Best answer: Other people have mentioned it upthread but I'd like to really, really emphasize - Get and Check References. This can literally save you sleepless nights, money, hassle and quantities of sanity.
5 Questions to Ask During a Reference Check.
posted by storybored at 8:40 PM on March 30, 2016 [1 favorite]
5 Questions to Ask During a Reference Check.
posted by storybored at 8:40 PM on March 30, 2016 [1 favorite]
Response by poster: Thanks everyone for helpful suggestions, particularly specific recommendations for credit check agencies. I think I've got someone set (although nothing is signed yet, so anything can still happen), but I'll definitely be using these suggestions next time I need to open the gates wide.
posted by rmd1023 at 11:45 AM on April 3, 2016
posted by rmd1023 at 11:45 AM on April 3, 2016
This thread is closed to new comments.
put a "for rent" sign on the lawn...
that will get neighbors or friends of neighbors or folks interested in the neighborhood.
as to the listing...Please consider adding interior photos--many renters will not consider listings without interior photos
posted by calgirl at 11:55 AM on March 30, 2016 [3 favorites]