Overview
Screening questions should cover income and employment, rental history, credit, and criminal background, and every applicant should be asked the same set of questions to stay consistent and defensible. Federal law prohibits denying a tenant based on race, color, religion, sex, national origin, disability, or familial status, and Miami-Dade County adds further protections, including source of income, pregnancy, age, and status as a victim of domestic violence. Always verify income and employment directly rather than relying solely on submitted documents, and confirm any criminal history findings before making a decision.
Why Screening Questions Matter
Asking the right questions during screening helps landlords avoid problems down the road and confirms that the documents an applicant submitted, income, credit, employment, actually hold up before signing a legally binding lease.
Top Questions to Ask When Screening Tenants
- Why are you moving?
- What is your income?
- What is your rental history?
- Have you ever been evicted or broken a lease?
- Do you have any pets?
- Do you smoke?
- What is your credit score?
- How many people will be living on the property?
These are a starting point; tailor the list to your property and apply it consistently to every applicant.
Income and Employment
Verify what the applicant submitted, and dig a bit deeper to confirm the full picture:
- Do you have any upcoming changes to your employment or income, such as a job change or promotion?
- Do you have additional income sources, such as a second job or investment income?
- Have you had any recent employment gaps or income changes? If so, can you explain them?
- Can you provide proof of current employment and income, such as a recent pay stub or offer letter?
Cross-check bank statements against pay stubs, and call the employer directly to confirm employment. Fabricated documents happen, and direct verification is the most reliable safeguard.
Rental History
Ask for landlord references, and follow up with previous landlords to confirm what the applicant reported:
- How long have they been renting?
- Where have they lived before?
- Did they leave previous rentals on good terms with their landlord?
- Can they provide references from previous landlords or property managers?
- Did they have a written lease agreement at previous properties?
- Did they have any issues or conflicts with previous landlords or neighbors, and how were they resolved?
If a previous landlord describes the tenant as difficult to work with, or mentions a security deposit claim, treat that as a signal to screen more carefully or consider other applicants.
Credit History
Credit history reflects an applicant's track record of paying bills on time. Pull a credit report through a reporting agency, and ask about anything that might not show up clearly on the report:
- Do you have current credit card balances or outstanding loans?
- Have you ever declared bankruptcy or had a financial judgment against you?
- Have you ever been late on a credit card or loan payment?
- Do you have any unpaid collections or charge-offs on your credit report?
A strong credit score is a good signal, but it isn't the whole picture; weigh it alongside income, rental history, and references.
Criminal History
A criminal record doesn't automatically disqualify an applicant, but it's worth knowing about. Get written permission before running a background check, or ask the applicant to provide their own report. If you run the check yourself, be prepared to provide the applicant a copy and explain your reasoning if you deny the application based on it.
Move-In Date
Confirm the applicant's preferred move-in date early. In Miami, condo tenants typically need association approval before moving in, so build that timeline into your planning:
- Are you aware of the condo association's approval process and timing?
- What's your current living situation?
- Do you need to give notice to your current landlord before moving out?
- Do you have any specific preferences for the move-in date?
Plans for the Future
Understanding an applicant's longer-term plans can help you gauge how likely they are to renew at the end of the lease term:
- Do you have plans to relocate or move in the near future?
- Are you planning to buy a home or move to a different rental?
- Do you have plans to change jobs or careers?
Give Applicants a Chance to Ask Questions
Ask if the applicant has questions about the unit or the lease. It builds trust and opens up communication before the relationship even starts.
Questions to Avoid
Keep every question professional, ethical, and legal. Federal law prohibits discrimination based on:
- Race
- Color
- Religion
- Sex
- National origin
- Disability
- Familial status
Miami-Dade County adds further protections, including:
- Pregnancy
- Age
- Actual or perceived status as a victim of domestic violence, dating violence, or stalking
- Source of income
- Marital status
- Sexual orientation and gender identity or expression
- Ancestry
Landlords may ask about criminal history but can't deny an applicant based solely on an arrest record without further information. Review the federal Fair Housing Act and Miami-Dade County's fair housing protections before finalizing your screening process.
Examples of questions not to ask:
- What is your race?
- Who did you vote for?
- Do you have kids?
- Are you Christian?
