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Previous landlord reference checks - Landlord Forum thread 311605

Previous landlord reference checks by Anony Mouse (CA) on January 5, 2014 @06:06

                              
In the past I have not conducted landlord references, and this is something I would like to start doing. I've seen the advice here to ask certain questions to weed out fake references, and I understand the rationale and agree with it. But I am not sure how it would work - I imagine if I call up and say "What address was this person renting from you and how much was the rent," the person on the other end is going to be suspicious that I'm trying to commit identity theft or something. If someone called me about a previous tenant and asked that stuff, I wouldn't answer it. I'd say "Sorry, if you don't know the address they were renting from me, I can't help you."

The one time I tried to conduct a landlord reference, they said they needed to see the signed authorization from the tenant, which is a valid request. But that application form has the information the tenant listed for previous address, which then defeats the purpose of trying to trip up the reference. So what's the trick to doing this successfully? You dial the phone, they answer, and you say what exactly?
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Re: Previous landlord reference checks by Katiekate (New York) on January 5, 2014 @08:08 [ Reply ]
The agency I use to run the background check provides me with the last to known addresses for the person with that SSNO. If it doesn't match, I throw that application away.

Then, I look up the property on the county tax records to locate the owner...then I get the phone number. I call for a reference. When I have had a pervious landlord that is a large apartment complex...they wanted a signed request from me.

I have not heard of a landlord refusing a reference unless they get a signed release from the tenant. I would simple tell the tenant I could not complete the background check..and why. See what happens. I would still verify the name and address of the landlord through the tax records.
Re: Previous landlord reference checks by OK-LL on January 5, 2014 @08:46 [ Reply ]
Simple, as a part of your application, create a separate LL reference authorization page that lists only the tenant's name and signature. Language would be something like, "By my signature below, I authorize [your name or co. name] to contact my previous landlords for the purpose of obtaining a reference." or some such. Then when requested, you fax the previous LL this document along with your written reference request (easily obtained via google search). I agree with Katiekate, it is very important that you review the county records to determine the actual property owner at the prospect's listed previous address.
Re: Previous landlord reference checks by Bill on January 5, 2014 @09:57 [ Reply ]
One would think that if a landlord had something good to say about a tenant he would not need a signed authorization to say it.
Re: Previous landlord reference checks by Jason (VA) on January 5, 2014 @11:34 [ Reply ]
Easy Enough, I make the phone call: Hello, My name is XXX, may I speak with XXX please? Hello Mr/Mrs XXX, I'm calling because (tenant) has listed you on their application as a reference, could you please tell me how you know them? (I've had "yeah, he's my brother" for one). Don't reveal that they're listed as a landlord reference. Then ask them to confirm the property address. Personally, I can't always remember the property numbers, so take it with a grain of salt---but always cross check county records.

Then continue with the usual questions: How much was the rent, were they ever late, how many lease violations, any pets, how many occupants, would you ever re rent to them?

Try to make the bulk of your questions open ended. It makes it so much easier to tell when the other party isn't being truthful. Also, never rely on references from the current landlord. If the tenant is the worst in the world, he may tell you whatever it takes to make you accept him.

Yes some people will request signed authorization just to avoid a legal liability, but those are usually the apartment complexes and seldom by private party landlords. If this request is made, just black out any personal information or have a separate signature page as previously suggested.

Re: Previous landlord reference checks by Anonymous on January 6, 2014 @05:11 [ Reply ]
Get permission from the prospective tenant. I have had the prospect give me a name and contact number. If they are coming from a local complex, call and ask for the referral from the management. Most apt. or townhouse complexes request a signed paper giving permission for a reference, that I fax to the complex before I will get a referral. With an individual landlord, I go on the county auditor's site, and find the owner of the property. And look up their phone number. If they don't have a phone number I have found on my own, I don't run the reference, because more than likely it is a relative or a friend if I use the phone number the prospect has given me.
Sorry, if they have no reference and the other prospects have their reference information in order, the other prospect ends up being offered the rental property.

Each case is different. One tenant had a glowing reference from a local apt complex, and was a terrible tenant. Another tenant was recently divorced. I asked for proof his divorce was final and he did show me the top page of the divorce decree. He is a very good tenant, and is becoming a long term tenant.
A reference from a roommate situation I don't use, since I am renting SFHs.
I never, ever run a landlord reference with the phone number the prospective tenant gives me. I only run them using a ph number or address I have obtained on my own. Or I will be talking to one of their relatives, friends, etc.
Re: Previous landlord reference checks by Anonymous on January 6, 2014 @05:15 [ Reply ]
The best question to ask is would you rent to this person again? This way the previous landlord can give you their opinion without going into detail.

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