The rental application process involves several layers of verification to ensure a prospective tenant is financially stable and reliable. Landlords view the screening process as necessary for mitigating financial risk and protecting their property investment. Checking references provides qualitative data that standard credit and background reports cannot provide. Contacting these listed individuals is a standard procedure that helps property owners make informed decisions.
How Often References Are Contacted
The frequency of reference contact depends heavily on the type of entity managing the property. Large property management companies and corporate apartment complexes maintain standardized screening policies that mandate reference checks for nearly every applicant. For these organizations, calling previous landlords and employers is a routine step often delegated to dedicated screening personnel or third-party services, making the likelihood of a call very high.
Independent or smaller-scale landlords tend to be less consistent with verification efforts. While many private owners understand the value of a thorough check, some may prioritize speed of placement, especially in competitive markets. However, in any market experiencing high demand, reference checks are a prerequisite for moving an applicant forward to the lease signing stage. This procedure sets an expectation of due diligence and is generally considered a required practice.
Why Landlords Rely on Reference Checks
Reference checks serve as an important verification layer that goes beyond the quantitative data provided by a credit score or background check. The primary goal is to mitigate the financial and physical risks associated with leasing a property. Landlords aim to confirm an applicant’s housing stability and their ability to maintain a consistent income stream sufficient to cover the rent.
These calls offer insight into the applicant’s past behavior as a renter and an employee, which can predict future reliability. A reference can confirm details like job tenure, salary, and the applicant’s history of adhering to lease terms. This assessment helps the landlord evaluate how the applicant interacts with neighbors, cares for a property, and responds to communication.
The Different Types of References Landlords Seek
Landlords typically categorize references into three main groups, each providing a distinct perspective on the applicant’s suitability. Previous landlord references are the most informative, confirming the applicant’s history as a tenant. These references directly address housing behavior, such as property maintenance and rule adherence, which are matters of direct concern to the new property owner.
Employment or income references establish financial stability and verify the applicant’s ability to meet the monthly rent obligation. This check confirms employment details, including position, salary, and date of hire, supporting the income verification documents. Personal references are the third category; while they are the least determinative, they offer a general assessment of the applicant’s character and integrity from a non-professional source.
Specific Questions Landlords Ask
The questions posed to references are highly targeted to elicit specific, verifiable details about the applicant’s past conduct. When speaking with a previous landlord, the interviewer focuses on payment history, asking whether the rent was consistently paid on time and in full. They also inquire about property condition, asking if the tenant took care of the property and if any damage occurred beyond normal wear and tear.
Specific questions probe for any history of lease violations, such as noise complaints, unauthorized pets, or using the property for illegal activities. A frequent closing question is whether the former landlord would rent to the applicant again, which summarizes the tenancy experience.
The conversation with an employer typically seeks to confirm the applicant’s current position, salary, and job tenure to verify they meet the required income-to-rent ratio and that employment is stable. Landlords may also ask about professional reliability, such as punctuality or whether the employee has been formally reprimanded. Personal references are generally asked open-ended questions about how long they have known the applicant and how they would describe their overall character.
Factors That Influence the Decision to Call
The decision to contact references is not always automatic and is influenced by several contextual factors. If an application is exceptionally strong—featuring a high credit score, high income, and long tenure at the previous residence—a landlord may perform a less exhaustive check. Conversely, perceived red flags, such as short periods of residence at multiple addresses or gaps in employment, will almost certainly trigger immediate and thorough reference calls.
The nature of the screening entity also plays a role. Large corporate property managers have established protocols requiring documentation of every call, while a private owner might rely more on personal judgment. The use of third-party tenant screening services often includes a mandatory reference verification step, increasing the likelihood of contact. Competing applications also influence the process, as landlords prioritize calling references for the top candidates to narrow the selection pool.
Preparing Your References for Success
Applicants can significantly improve the efficacy of the screening process by preparing their references beforehand. It is important to secure explicit permission from every person before listing them on a rental application. This courtesy ensures the reference is expecting the call and is willing to speak positively on the applicant’s behalf.
Applicants should inform their references about the specific property, the expected timeframe for the calls, and the nature of the information requested. For a former landlord, the applicant should provide a brief reminder of their positive rental history, such as paying rent on time or leaving the unit in excellent condition. This proactive communication ensures that references are prepared to answer questions accurately when contacted by the prospective landlord.