Use our rental application to screen tenants before leasing your rental property.
Updated August 19, 2024
Written by Ioana Gagiuc | Reviewed by Susan Chai, Esq.
A rental application is a document landlords and property managers use to screen prospective tenants before they sign a lease agreement and move into a rental property, including a room, home, or apartment. The purpose of this form is to assess whether an applicant would be a suitable renter for a property.
Use a Commercial Rental Application to do a background check for commercial tenants.
When a potential tenant expresses interest in your property, the next step is to have them complete a rental application. It should include a Fair Credit Reporting Act (FCRA) Disclosure informing the tenant of their rights during the background check process.
Application Fees ($) – Depending on state laws, the tenant should be charged a non-refundable background check processing fee.
A rental application is not legally binding like a lease agreement; it serves as a tool for landlords to gather information and conduct background checks on prospective tenants. While it grants permission for these checks, it does not obligate either party to enter into a rental contract.
Verify the applicant’s identity to ensure they are who they claim to be. This typically involves checking a government-issued photo ID, such as a driver’s license or passport.
In addition to verifying identity, it is important to check if the applicant is listed on the Sex Offender Registry. Searching the National Sex Offender Public Website can help you ensure the safety of your community and make informed decisions about prospective tenants.
Conduct a tenant credit check to assess their financial responsibility. This will show their credit score, debt history, and payment history, giving insight into their ability to pay rent on time. You’ll need the applicant’s Social Security number and written consent to run a credit check.
You can pull the tenant’s credit report directly from a credit agency.
The websites above also include a check on the applicant’s criminal history. Certain states and cities have regulations regarding how criminal history can impact rental decisions.
A good credit score for tenants is generally considered to be 670 or higher. This indicates that the tenant is at or above the national average and is likely to pay rent on time. Most landlords, however, are comfortable with a score between 600 and 650, considering that renters typically do not have the extensive credit history required to achieve higher scores.
Contact previous landlords or property management companies to verify the applicant’s rental history. Ask about their payment history, lease violations, and whether they would rent to this individual ever again. Make sure to ask the following about your applicant:
Simplify the process of getting a landlord reference letter by using our guide!
As a landlord, you must verify and confirm the applicant’s employment status and income. This can be done by contacting their employer directly and/or asking for recent pay stubs or a W-2 form. This step ensures the tenant can afford the rent.
Speaking with their employer or former landlord is also a good idea to get more information you would not get in a report.
After gathering all the information, decide on whether to accept or reject the application:
On average, tenants have a credit score
Landlords can legally deny applicants based on legitimate criteria that affect their ability to rent responsibly:
Ensure that your background check process complies with the Fair Housing Act and does not discriminate based on race, color, national origin, religion, sex, familial status, or disability.
Remember, fair housing laws consider age a protected class, so only collect this information if you need it to run tenant screening reports like credit or background checks.
| State | Fair Housing Laws | ||
|---|---|---|---|
| Federal | Federal Fair Housing Act - 45 USC §§ 3601 - 3619 | ||
| Alabama | Alabama Fair Housing Law - Alabama Code §§ 24-8-1 - 24-8-15 | ||
| Alaska | Alaska Human Rights - Alaska Stat. §§ 18.80.200 - 18.80.295 | ||
| Arizona | Arizona Fair Housing Law - Arizona Admin. Code, Title 10, Chapter 2, Article 1 | ||
| Arkansas | Arkansas Fair Housing Act - Arkansas Code §§ 16-123-201 - 16-123-210 | ||
| California | California Fair Employment and Housing Act - California Govt. Code §§ 12955 - 12957 | ||
| Colorado | Colorado Anti-Discrimination Act - Colorado Rev. Stat. §§ 24-34-501 - 24-34-509 | ||
| Connecticut | Connecticut Fair Housing Law - Connecticut Gen. Stat. § 46a-64c | ||
| Delaware | Delaware Fair Housing Act - 6 Delaware Code §§ 4600 - 4620 | ||
| District of Columbia | District of Columbia Human Rights Act - District of Columbia Code § 2-1402.21 | ||
| Florida | Florida Fair Housing Act - Florida Stat. §§ 760.20 - 760.37 | ||
| Georgia | Georgia Fair Housing Act - Georgia Code §§ 8-3-200 - 8-3-223 | ||
| Hawaii | Hawaii Fair Housing Act - Hawaii Rev. Stat. §§ 515-1 to 515-20 | ||
| Idaho | Idaho Fair Housing Act - Idaho Stat. Title 67, Chapter 59 | ||
| Illinois | Illinois Human Rights Act - 775 Illinois Comp. Stat. §§ 5/1-101 - 5/10-104 | ||
| Indiana | Indiana Fair Housing Act - Indiana Code §§ 22-9.5-1-1 to 22-9.5-11-3 | ||
| Iowa | Iowa Civil Rights Act - Iowa Code Title VI, Chapter 216 | ||
| Kansas | Kansas Acts Against Discrimination - Kansas Stat. Chapter 44, Article 10 | ||
| Kentucky | Kentucky Fair Housing Act - Kentucky Rev. Stat. Chapter 344 | ||
| Louisiana | Louisiana Equal Housing Opportunity Act - Louisiana Rev. Stat. §§ 51:2601 - 51:2614 | ||
| Maine | Maine Fair Housing Act - 5 Maine Rev. Stat. §§ 4581 - 4583 | ||
| Maryland | Maryland Fair Housing Act - Maryland State Gov. Code §§ 20-701 - 20-710 | ||
| Massachusetts | Massachusetts Landlord-Tenant [Unfair and Deceptive Acts] - 940 Code Mass. Regs. 3.17 | ||
| Michigan | Michigan Elliott-Larsen Civil Rights Act - Michigan Comp. Laws §§ 37.2101 - 37.2804 | ||
| Minnesota | Minnesota Human Rights Act - Minnesota Stat. Chapter 363A | ||
| Mississippi | Federal Fair Housing Act - 45 USC §§ 3601 - 3619 | ||
| Missouri | Montana | Montana Human Rights Act - Montana Code § 49-2-305 | |
| Nebraska | Nebraska Fair Housing Act - Nebraska Rev. Stat. §§ 20-301 - 20-344 | ||
| Nevada | Nevada Fair Housing Law - Nevada Rev. Stat. §§ 118.010 - 118.120 | ||
| New Hampshire | New Hampshire Fair Housing - New Hampshire Rev. Stat. § 354-A:8 | ||
| New Jersey | New Jersey Law Against Discrimination - New Jersey Stat. Ann. §§ 10:5-1 et seq. | ||
| New Mexico | New Mexico Human Rights Act - New Mexico Stat. §§ 28-1-7 - 28-1-14 | ||
| New York | New York State Human Rights Law - New York Executive Law §§ 296 | ||
| North Carolina | North Carolina State Fair Housing Act, NC Gen. Stat. §§ 41A-1 - 41A-10 | ||
| North Dakota | North Dakota Housing Discrimination Act - North Dakota Century Code §§ 14-02.5-01 et seq. | ||
| Ohio | Ohio Fair Housing Laws - Ohio Rev. Code § 4112.02 | ||
| Oklahoma | Oklahoma Fair Housing Laws - 25 Oklahoma Stat. §§ 25-1451 - 25-1508 | ||
| Oregon | Oregon Equality Act - Oregon Rev. Stat. §§ 659A.001 et seq. | ||
| Pennsylvania | Pennsylvania Human Relations Act - 43 Pennsylvania Stat. §§ 951 - 963 | ||
| Rhode Island | Rhode Island Fair Housing Practices Act - Rhode Island Gen. Laws §§ 34-37-1 - 34-37-11 | ||
| South Carolina | South Carolina Fair Housing Law - South Carolina Code §§ 31-21-10 - 31-21-150 | ||
| South Dakota | South Dakota Fair Housing Law - South Dakota Codified Laws § 20-13-20 | ||
| Tennessee | Tennessee Human Rights Act - Tennessee Code §§ 4-21-601 - 4-21-607 | ||
| Texas | Texas Fair Housing Act - Texas Prop. Code §§ 301.001 - 301.171 | ||
| Utah | Utah Fair Housing Act - Utah Code §§ 57-21-1 - 57-21-14 | ||
| Vermont | Vermont Unfair Housing Practices - 9 Vermont Stat. Ann. § 4503 | ||
| Virginia | Virginia Fair Housing Law - Code of Virginia §§ 36-96.1 - 36-96.23 | ||
| Washington | Washington Law Against Discrimination - Rev. Code of Washington, ch. 49.60 | ||
| West Virginia | West Virginia Fair Housing Act - West Virginia Code §§ 5-11A-1 - 5-11A-20 | ||
| Wisconsin | Wisconsin Open Housing Law - Wisconsin Stat. §§ 106.50 - 106.58 | ||
| Wyoming | Wyoming Fair Housing Act - Wyoming Stat. §§ 40-26-101 - 40-26-145 | ||
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| State | Maximum App Fee ($) | Laws |
|---|---|---|
| Alabama | No limit | No statute |
| Alaska | No limit | Landlord-Tenant Handbook |
| Arizona | No limit | ARS 33-1321(B) |
| Arkansas | No limit | No statute |
| California | 54.7 | Cal. Civ. Code § 1950.6 |
| Colorado | No limit | Colo. Rev. Stat. § 38-12-903 |
| Connecticut | No limit | No statute |
| Delaware | 10% of the monthly rent or $50.00 | DE Code § 7020 |
| Florida | No limit | No statute |
| Georgia | No limit | No statute |
| Hawaii | No limit | No statute |
| Idaho | No limit | No statute |
| Illinois | No limit | No statute |
| Indiana | No limit | No statute |
| Iowa | No limit | No statute |
| Kansas | No limit | No statute |
| Kentucky | No limit | No statute |
| Louisiana | No limit | No statute |
| Maine | No limit | No statute |
| Maryland | No limit | Md. Code, Real. Prop. § 8-213 |
| Massachusetts | Landlords may NOT charge (only brokers and agents can charge) | MA G.L. c 186 § 15B(b) |
| Michigan | No limit | No statute |
| Minnesota | Not more than the actual cost of screening | Minn. Sat. § 504B.173 |
| Mississippi | No limit | No statute |
| Missouri | No limit | No statute |
| Montana | No limit | No statute |
| Nebraska | No limit | No statute |
| Nevada | No limit | No statute |
| New Hampshire | No limit | No statute |
| New Jersey | No limit | No statute |
| New Mexico | No limit | No statute |
| New York | Cost of background check or $20, whichever is less | NY Real Prop. L. § 238-a |
| North Carolina | No limit | No statute |
| North Dakota | No limit | No statute |
| Ohio | No limit | No statute |
| Oklahoma | No limit | No statute |
| Oregon | Not more than the actual cost of screening or the customary amount charged by tenant screening companies | Or. Rev. Stat. § 90.295 |
| Pennsylvania | No limit | No statute |
| Rhode Island | No limit | No statute |
| South Carolina | No limit | No statute |
| South Dakota | No limit | No statute |
| Tennessee | No limit | No statute |
| Texas | No limit | No statute |
| Utah | No limit | No statute |
| Vermont | Landlord or a landlord's agent cannot charge an application fee. | Vt. Stat. tit. 9 § 4456a |
| Virginia | up to $50.00 (may charge a separate application deposit that must be refunded within 20 days to any tenants denied the rental) | Va. Code § 55.1-1203(C) |
| Washington | Not more than the actual cost of screening | RCW § 59.18.257 |
| Washington D.C. | No limit | No statute |
| West Virginia | No limit | W. Va. Code § 37-6A-1(2) |
| Wisconsin | up to $20 | ATCP § 134.05 |
| Wyoming | No limit | No statute |
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Providing false or misleading information on a rental application is a serious offense and can lead to legal implications for the applicant. Tenancies granted due to a fraudulent application are voidable. Here are some states that provide further legal consequences for such actions:
Landlords should ensure all information provided by applicants is accurate and complete, and take appropriate action if any discrepancies are found.
You can download a rental application template below in PDF or Word.
