Time to Review Your Screening Criteria
Chartrice Young | Tenant Screening Director
With all the changes to criminal records taking place February 19, 2018 for Seattle rentals, this is an excellent time to review your screening criteria! It’s the time of year to prepare for the upcoming busy season in the rental housing industry. As the old tenants move out there will be a line of prospective tenants ready to apply for that vacancy. Now is a good time to go over your screening criteria standards for tenant selection. There have been many recent changes in the law. It is important to read RCW 59.18.257 to ensure you are in compliance. The law specifically reads, “Prior to obtaining any information about a prospective tenant, the prospective landlord shall first notify the prospective tenant in writing, or by posting, of… what types of information will be accessed to conduct the tenant screening (and) what criteria may result in denial of the application.”
Having a minimum criteria checklist is a requirement of the tenant screening process. When an applicant comes to apply for your rental you must have your minimum criteria available for them to view. This will let the interested party know what is required of them in order to be considered for acceptance. This will help the applicant know up front if it is worth their time and yours to submit an application and pay a screening fee. Having set criteria for screening prospective tenants is also important because it shows that you are screening every person the same, helping you to avoid possible discrimination claims.
Make sure that your criteria for selection are clear and concise. Things to consider include:
Credit History — How many collections, if any, are considered acceptable? Are medical collections as critical as other collections such as utility bills? Does it make a difference if someone has collections but they have been paid off? Do you require that someone have credit established for a certain period of time in order to be considered?
Criminal and Eviction Records — Of course we all know that we are limited in how we can use criminal records in certain areas of Washington state. However if you are in the areas that can use criminal records, outline what, if any, records that can turn up on a background check would be acceptable. Will you accept someone with an Unlawful Detainer filing who does not have an eviction judgment? (It is important to remember that criminal and eviction records are pulled by name. Make sure that you verify that any records returned on your applicant’s screening report are a match to that individual.)
Rental and Employment History — What is considered an acceptable rent to income ratio? What is the minimum requirement for same source of income or employment? What types of references are required from previous landlords?
Don’t get caught unprepared. Outline your minimum criteria for tenant selection before you begin showing your rental and accepting applications. RHAWA provides a Criteria for Tenant Selection as a guideline for you to use that is included with the Application for Tenancy. RHAWA members can access this form free of charge on our website at RHAwa.org/forms.
If you find that you have questions or concerns regarding these requirements please feel free to contact us at (206) 283–0816 or email tenantscreening@RHAwa.org.
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Disclaimer: This article contains general information and is not intended to apply to any specific situation. If you need legal advice or have questions about the application of the law in a particular matter, you should consult an attorney.
