By John Triplett
Many landlords require renter’s insurance, but others are still not requiring it or verifying it, according to a new study.
A new joint survey from property-management software company RentRedi and investors website BiggerPockets shows that while most landlords understand the difference between renters’ insurance and landlord insurance, many still don’t require it—and even fewer take steps to verify it.
That gap can leave both landlords and renters exposed to financial risk, especially as rental portfolios grow and things get more complex.
“These results, together with a companion survey conducted by RentRedi alone, highlight that many real estate investors are still exploring the best ways to implement and manage renters’ insurance within their rental process,” the study says, according to a release.
Smaller landlords are 60% more likely to require renters’ insurance than landlords with larger portfolios.
“It’s proof that with the right tools, it’s possible to stay protected without making things harder for you or your tenants,” according to the release.
When asked how they verify renters’ insurance coverage, half of respondents reported that they currently do not verify. The rest rely on a mix of manual checks, insurance-company confirmations, or property-management software, demonstrating that many landlords are still exploring the best ways to integrate renters’ insurance into their rental process.
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Key findings about landlords and renters’ insurance
- Nearly 50% of landlords don’t verify renters’ insurance coverage
- Fewer than half require renters’ insurance in their leases
- About 4 in 10 follow up to confirm active coverage
- Smaller landlords (1–4 units) lead in requiring and enforcing coverage
- Larger operators trail by double-digit margins but can optimize with automated solutions
Methodology:
The joint survey with BiggerPockets, conducted from June 11–16, 2025, gathered responses from 812 real estate investors and property owners. Separately, RentRedi survey conducted its own survey from March 30 to April 14, 2025 that analyzed landlord behavior across portfolio sizes and received 1,623 responses..
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By Noel Krasomil
If you’re a busy landlord, electronic lease signing eliminates the fuss of signing rental contracts in person, saving you valuable time. Between coordinating meetings, printing stacks of paperwork, and tediously signing forms face-to-face, lease signing can be a slog.
Thankfully, with electronic lease signing, you can put a digital pen to a virtual contract 100% remotely. But before you dive in headfirst to e-signing, join us while we walk through the legal requirements and the tech involved so you can stay compliant from the jump.
Stay tuned to learn about the legal validity of e-signatures, typical costs for e-signing software, best practices for digital lease signings, and common mistakes to avoid. And, by the end of this article, you’ll know exactly how to handle electronic lease signings.
What is electronic lease signing?
Electronic lease signing is the process of signing rental agreements digitally using legally binding e-signatures. According to the National Multifamily Housing Council, 92% of property managers use electronic leasing tools, making it standard practice across the rental industry. But for many independent landlords, they still rely on pen and paper.
For landlords looking to modernize, most property management software platforms include integrated tools to help you manage each stage effectively. With TurboTenant, you can complete the entire lease signing process in five simple steps:
- Create/upload agreement: Start with our lease generator or upload a pre-existing lease.
- Add signer fields: Insert signature, date, and initial boxes.
- Assign and send: Choose signers and send.
- Landlord signs: Review the document, then add your signatures to finalize the agreement.
- Store the official lease: Automatically email and save the signed copy to your account.
Are electronic signatures legally valid?
Yes, electronic signatures valid under the ESIGN Act, a federal law passed in 2000 that gives electronic contracts and signatures the same legal standing as handwritten ones. This legislation applies to lease agreements in all 50 states.
To meet legal requirements, electronic signatures must demonstrate user intent and remain linked to the document. Any legitimate e-signature platform should log timestamps, IP addresses, and user actions, creating a bulletproof audit trail that will withstand legal scrutiny.
Benefits of E-Signing Leases
E-signing leases offers a wide range of advantages that streamline the leasing process, including:
- Faster lease signings: Sign documents instantly, without printing or mailing delays.
- Fully remote: Landlords and tenants can sign from anywhere with internet access.
- Automatic audit trails: Tracks and logs who signed, when, and where.
- Legally binding: Complies with federal and state e-signature laws.
- Reduces physical paperwork: No need to print, scan, or store hard copies.
- Minimizes errors: Pre-filled templates reduce avoidable manual mistakes.
- Secure document storage: Digital copies are encrypted and easily accessible.
Downsides of E-Signing Leases
While electronic lease signing offers plenty of clear upsides, landlords should be aware of a few limitations:
- State-specific laws: Extra compliance steps may be mandatory in some states.
- Tech barriers: Some tenants may lack access to technology or the ability to e-sign.
- Platform risk: Unverified software can expose information or invalidate agreements.
Typical Costs for Electronic Lease Signing
Many property management platforms charge per electronic signature, which means expenses can add up fast. For reference, Buildium charges $5 per signature in its Essential tier, while DoorLoop charges $1 per document in its Pro tier.
TurboTenant, however, includes unlimited e-signatures with all Premium accounts, making it easy to account for costs even as your portfolio grows. Just note that in order to e-sign documents, landlords must opt for the Premium account.
Best Practices for E-Signing Lease Agreements
To get the most out of electronic lease signing, follow these four essential guidelines to stay compliant and organized:
Use Legally Compliant E-Signature Software
The most critical step in e-signing lease agreements is to use legally compliant property management software. Legitimate platforms capture clear intent to sign, lock documents after signing, and generate time-stamped audit trails.
When selecting your platform, look for e-signing features such as user authentication, detailed activity logs, and secure cloud storage that protects your leases for future reference.
Review the Lease Before Sending it Off for Signatures
The last thing landlords need is to discover a missing clause or outdated term after both parties have already signed a lease agreement. Once a landlord and tenant sign a document, making further changes may require the parties to re-sign (but only if both agree to the terms).
Treat e-signatures like wet signatures, and use state-specific lease templates reviewed by legal professionals to ensure all terms and clauses are valid and up-to-date.
Enable Audit Trails
Audit trails create a detailed digital record of the entire lease signing process. They track timestamps, IP addresses, device types, and all user actions, from the time they open the document to when they finalize with a signature. These logs help prove that the correct person signed the lease under legitimate, verifiable conditions.
If a dispute arises over timing, identity, or the signer’s intent, an audit log will provide objective data to support lease enforcement. Without this digital paper trail, it can be much harder to prove who signed the lease, when they signed it, or whether or not the signature is even valid.
Send and Securely Store Signed Documents
You can’t afford to misplace a signed lease. It’s the legally binding document outlining each party’s rights and responsibilities, and it’s the first thing you’ll need to reference if a dispute with your tenant arises.
To ensure that your leases never get lost, destroyed, or misplaced, use property management software that automatically stores signed contracts in a secure, cloud-based account you can access anytime, anywhere.
Test the Workflow Before Going Live
Before ever attempting an electronic lease signing, test the process by running through the workflow with a sample document. Ensure that all signature and initial fields function properly, emails send correctly, and the signing experience is seamless for everyone involved. Taking the time to pinpoint potential issues can prevent delays, errors, and disputes down the road.
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Common Mistakes to Avoid
Follow these four tips to avoid common errors and keep your electronic lease signing process legitimate and legally sound:
Overlooking State-Specific E-Sign Laws
States like California, New York, Illinois, and Washington have their own electronic signature laws in addition to federal rules.
For example, California follows the Uniform Electronic Transactions Act (UETA), which requires signer consent and a verifiable link between the signature and the signer. New York and Illinois use separate statutes that closely resemble the UETA but incorporate their own legal language.
To stay out of legal hot water, always confirm that your software meets your state’s e-signature laws. These rules are subject to change, so be sure to review the current regulations before sending any lease agreements for electronic signature.
Using Non-Compliant E-Sign Platforms
Not all electronic lease signing platforms meet legal standards for rental agreements. For example, some fail to verify signer identity, record audit trails, or even lock documents from future edits, making them shaky choices that could invalidate a lease agreement.
TurboTenant, by contrast, avoids these shortcomings. It verifies signer identity, records a comprehensive audit trail, locks completed documents, and securely stores everything in the cloud.
Failing to Verify Tenant Identity
If you can’t verify an e-signer’s identity, good luck enforcing the lease in court. Thankfully, reputable e-sign software verifies identity through email authentication, IP tracking, and time stamps. These tools help confirm who signed the lease and protect landlords in the event of disputes.
Losing or Failing to Save Signed Copies
Keeping track of physical leases can be messy, and losing them can create serious liability if conflicts pop up. Instead of going the old-fashioned route, use software that automatically stores signed copies in encrypted servers, keeping your files safe and accessible on demand.
Skipping a Final Review After Signing
Just because you and your tenant have signed a lease doesn’t mean the job is finished. Always review the final, signed contract to confirm that both parties filled every field correctly. Missing signatures, dates, or initials can cause enforcement issues down the line if left unaddressed.
(Legal) Electronic Lease Signing With TurboTenant
TurboTenant, equipped with proven electronic lease signing capabilities, is your go-to option for saving time and staying compliant. For landlords, speed and accuracy are paramount, and choosing the right e-signing platform is critical.
And TurboTenant does more than handle lease signing. Landlords can also use it to market properties, screen tenants, generate state-specific leases, collect rent, and manage accounting online.
Sign up for a free TurboTenant account to collect legal e-signatures and streamline your rental operations right away.
Disclaimer: This blog is for informational purposes only and is published by TurboTenant. It is not legal, financial, or tax advice. Laws and regulations for landlords vary by state and locality and may change over time. Always consult a qualified attorney, accountant, or local housing authority before making decisions related to your rental property. The publisher and authors assume no responsibility for actions taken based on the information provided.
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By Byron Brown
A Landlord’s Guide To Squatters Rights
Almost everyone—whether in real estate or not—has heard the term “squatter’s rights.” It’s a term every landlord and property manager should know, but it’s often poorly understood.
So, what really are squatter’s rights? Who gets them, and what does this mean for landlords?
In this article, we cover everything you need to know about squatters and squatter’s rights as a property owner—from what a squatter is to how quiet title actions work during property disputes to how to lawfully remove squatters from your property.
Who Are Squatters? Squatter Definition
Squatters are people who move into a vacant property without being a tenant or getting permission from the true owner. They have no legal right or claim to the property when they move in and may even do so without your knowledge. Their occupation is against the law…until it isn’t.
What Are Squatters Rights?
So now that you know what a squatter is, what are squatters rights?
The term “squatters rights” is not a specific set of rules or laws. Instead, “squatter’s rights” (known in the legal world as adverse possession) refers to the general principles under which squatters can sometimes have a valid legal claim to the property they’re occupying.
There are five of these principles, which are listed below:
- Hostile/Adverse—The squatter or adverse possessor must not have a lease with the owner of the property.
- Actual—The squatter must be actively living on the property.
- Open and notorious—The squatter is open and obvious about living in the property and isn’t trying to hide their presence.
- Exclusive—The squatter prevents other people from living in the property, just like an owner would.
- Continuous—The squatter must hold continuous and uninterrupted possession of the property for a certain number of years, which varies by state. In most states, squatters must live on the property continuously for around ten to 30 years.
In general, squatters need to meet all the above criteria for the entire length of time that is specified by their state’s laws on adverse possession before making a claim to legal title. Some states (such as Florida) also require squatters to pay property taxes during the time they continuously occupy the property to make a claim to valid title, as property owners would. See the chart below to learn about the occupation and property tax requirements to claim squatter’s rights in your state.
Squatter’s Rights by State
Below, you’ll find a chart with each state’s minimum occupation length for squatter’s rights, additional requirements, and legal citations.
Note that although ‘minimum occupation length’ indicates the length of time a squatter must continuously, notoriously, etc. occupy the property by law in order to file an adverse possession claim, some states provide provisions for shorter occupation periods if a squatter does certain other things. For example, paying property taxes may be required by your state for adverse possession, but it some states, doing so shortens the length of occupation required. Similar provisions apply in some states for having color of title or cultivating the land.
Be sure you understand your state’s specific laws before taking any action against a squatter, and consult with a real estate attorney with questions about a specific squatter situation. Additionally, remember that individual cities and localities may have stricter laws that also apply (New York City being the most notorious example).
| State | Minimum Occupation Length | Property taxes required? | Citation |
| Alabama | 20 years | Optional; 10 years occupation + taxes sufficient | Ala. Code § 6-5-200 |
| Alaska | 7-10 years | No | AS § 09-45-052 |
| Arizona | 2-10 years | Optional; 5 years occupation + taxes sufficient | ARS § 12-522 – 12-526 |
| Arkansas | 7 years | Yes | ACA § 18-11-106 |
| California | 5 years | Yes | CCP § 318, 325 |
| Colorado | 18 years | Optional; 7 years occupation + taxes sufficient | CRS § 38-41-101, 38-41-108 |
| Connecticut | 15 years | No | CS § 52-575 |
| Delaware | 20 years | No | Del. Laws 10 § 7901 |
| Florida | 7 years | Yes | Fla. Stat. § 95.18 |
| Georgia | 20 years, or 7 with color of title | No | OCGA § 44-5-163 and 44-5-164 |
| Hawaii | 20 years | No | HRS § 657-31.5 |
| Idaho | 20 years | No | Idaho Code § 5-203 |
| Illinois | 20 years | Optional; 7 years color of title + taxes sufficient | 735 ILCS § 5/13-101, 5/13-105 |
| Indiana | 10 years | Yes | IC § 32-21-7-1, 34-11-2-11 |
| Iowa | 5 years | Optional; 1 year occupation + taxes sufficient | IA Code § 560 |
| Kansas | 15 years | No | KS § 60-503 |
| Kentucky | 15 years | No | KRS § 413.010 |
| Louisiana | 30 years, or 10 with color of title | No | LA Civ. Code § 742 |
| Maine | 20 years | No | MRSA 14 § 801 |
| Maryland | 20 years | No | MD Code, Cts. & Jud. Proc. § 5-103, 201 |
| Massachusetts | 20 years | No | MGL 260 § 21 |
| Michigan | 15 years | Optional; 10 years occupation, color of title, + taxes sufficient | MCL § 600.5801 |
| Minnesota | 15 years | Yes, at least 5 years | MN Stat. § 541.02 |
| Mississippi | 10 years | Yes, at least 2 years | Miss. Code § 15-1-13, 15-1-15 |
| Missouri | 10 years | No | MRS § 516.010 |
| Montana | 5 years | Yes | MRC § 70-19-401, § 70-19-411 |
| Nebraska | 10 years | No | Neb. Stat. § 25-202 |
| Nevada | 5 years | No | NRS § 11.070, 11.150 |
| New Hampshire | 20 years | No | NHRS § 508:2(I) |
| New Jersey | 30 years (60 for woodland areas) plus color of title | Yes, at least 5 years | NJRS § 2A:14-30 to 2A:14-32 |
| New Mexico | 10 years plus color of title | Yes | NMSA § 37-1-22 |
| New York | 10 years | No | NY RPA Code § 511 |
| North Carolina | 20 years, or 7 years with color of title | No | NCGS § 1-38, 1-39 |
| North Dakota | 20 years | Optional; 10 years occupation, color of title, + taxes sufficient | NDC § 28-01-04; 47-06-03 |
| Ohio | 21 years | No | ORC § 2305.04 |
| Oklahoma | 15 years, plus color of title | Yes, at least 5 years | OS § 12-93, 94 |
| Oregon | 10 years | No | ORS § 105.620 |
| Pennsylvania | 21 years | No | 42 PS § 5530 |
| Rhode Island | 10 years | No | RI Gen. Laws § 34-7-1 |
| South Carolina | 10 years, plus color of title | No | SC Stat. § 15-67-210 |
| South Dakota | 20 years | Optional; 10 years occupation, color of title, + taxes sufficient | SDC § 15-3-1, 15-3-16 |
| Tennessee | 20 years, or 7 years with color of title | Yes, unless squatter has color of title | TN Code § 28-2-109, 28-2-101 |
| Texas | 3 years with color of title; 5 years if squatter cultivates, has color of title, and pays taxes; or 10 years if improves the land | Optional; 5 years if squatter also cultivates and has color of title | Tex. Prop. Code § 16.024-16.026 |
| Utah | 7 years, plus color of title | Yes | US § 78B-2-214 |
| Vermont | 15 years | No | 12 VSA § 501 |
| Virginia | 15 years, plus color of title | No | VA Code § 8.01-236 |
| Washington | 10 years | Optional; 7 years with color of title + taxes sufficient | RCW § 7.28.085, 7.28.050, 7.28.70 |
| West Virginia | 10 years | No | WV Code § 55-2-1 |
| Wisconsin | 20 years, or 10 with color of title | Optional; 7 years occupation, color of title, + taxes sufficient | WI Stat. § 893.25, 893.27 |
| Wyoming | 10 years | No | WS § 1-3-103 |
| D.C. | 15 years | Yes | D.C. Code § 16-1113 |
Why Do Squatters Have Rights?
At this point, you may be wondering, “Why do squatters have rights at all?” It’s your property—you (or your family member or ancestor) bought it, after all. Why would anyone else have a claim to it?
To answer this question, we have to endure a short history lesson. The legal concept of squatting dates all the way back to medieval England but became particularly important in the early 1700s. During this time, commoners would farm jointly on common land, which became sparse when wealthy landlords purchased large tracts. Some of that land sat unused, and some of it became difficult to track due to lost titles and deeds.
Squatter’s rights came about to encourage landowners to actually use their land instead of letting it go to waste. If an individual built a home and occupied a tract of unused land for a long enough period without the owner taking legal action against them, the individual would be allowed to stay. The United States adopted this principle as part of the Homestead Act of 1862, which provided legal protections to pioneers who moved onto vacant land, built homes, and planted crops.
Today’s laws have preserved this albeit slightly antiquated idea of squatter’s rights. However, the existence and legal proceeding of squatter’s rights today does still have some purpose. For instance, squatter’s rights encourage and incentivize landlords to look after and use their properties/land. They also prevent confusing scenarios in which an individual living in a home they thought they owned is asked to move when the “real” owner’s descendants discover a long-lost deed.
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How Does a Squatter Claim Adverse Possession, Get Color of Title, and Obtain the Title?
It’s very rare for a squatter to truly meet all the above criteria for a legally valid claim. But what happens when they do?
Imagine this scenario: You inherited a house from your relative in Michigan a long time ago. Instead of renting it out or selling it, you let it sit and don’t regularly check on it. Many years later, you finally visit the house only to find out that a squatter has been living there.
Michigan law requires squatters to live in a property for at least 15 consecutive years to claim squatter’s rights. If your squatter meets this requirement and the four others, they may have what’s called “color of title” – an apparent title or claim to the house even without a valid deed. They can go to a local court and file an action for adverse possession. In adverse possession cases where the squatter is really serious, they may bring some additional evidence to support their claim for possession, including:
- Property tax receipts for the real property, if they’ve paid them
- Mail addressed to them at the property
- Evidence that they’ve beautified the premises, such as planting flowers or landscaping
You, the owner, need to provide evidence that clearly disputes the squatter’s or proves your ownership and use of the premises. If the squatter brings an action to quiet title (a motion to decide the legal ownership of the house), you may be required to bring this evidence to a trial and present it in front of a judge. A squatter who moves to file a quiet title action must be confident that they have enough evidence to establish property ownership and prove that they fulfill the role of the rightful owner, possibly with the help of a real estate attorney.
Only after occupying the house for 15 years, meticulously collecting evidence, attending a hearing, and receiving a judgment for adverse possession from the court, can a squatter officially and fully claim ownership of your property and receive a clear title.
How Do You Get Rid of Squatters?
Squatters are concerning for many reasons. They can drive away other tenants, damage your property, or wreak other types of havoc. Plus, as long as a squatter is living in your property, you’re losing money on the rent they should be paying.
So, how do you get rid of them? Let’s return to the squatter at your house from the previous section. In almost every state, removing a squatter requires going through the full, formal eviction process in that state. In practice, this means:
- Calling local law enforcement to verify that the person is indeed a squatter, and not merely a trespasser (who can be removed by police officers and tried criminally).
- Sending the squatter an eviction notice, providing the appropriate number of days to move out dictated by your state’s laws
- Filing an eviction action in court
- Attending a hearing to present evidence of the squatter’s unlawful occupation
- Receiving an eviction order from the judge
- Taking this order to the sheriff’s office, who will remove the squatter.
Note: Only a sheriff can physically remove a squatter from your property. At no point should you attempt to physically force the squatter to leave. Threatening or harassing squatters is also not allowed.
Can You Turn Off Utilities on a Squatter?
Upon noticing a squatter, many landlords panic and try to think of the fastest way possible to remove them. If you’re in this boat, you may immediately wonder, “Can you turn off utilities on a squatter?”
In almost all states, the answer to this question is strongly “no.” Turning off utilities like water or heat would fall into the category of “self-help” evictions, which are illegal. The only way to remove a squatter, in most states and situations, is through the legal eviction process.
There is one exception to the rule above. In 2014, Michigan passed a law that legalized peaceable self-help evictions for removing squatters only. This means you could reasonably try to get your Michigan squatter to leave by making the property unlivable—changing the locks or turning off the gas, heat, water, etc., before you resort to the legal route and file for eviction in court. However, this special law only applies to squatters (self-help evictions are still outlawed for tenants in Michigan), and no matter what, it’s still illegal to try to physically remove the squatter yourself.
Conclusion
If you find squatter’s rights utterly confusing, that’s understandable. The procedures and policies for squatter’s rights can be complex, unintuitive, and dated. However, if you know the five simple criteria for squatter’s rights, you have a strong enough understanding to realize how important it is that you keep up with your properties and avoid legal entanglements with squatters altogether. Squatters also underscore the importance of getting title insurance and performing a thorough title search before buying a property in case any previous quiet title complaints, property boundary disputes, or other title disputes could interfere with your ownership claim to your property.
Squatter FAQs
Do squatters really have rights?
Yes, but only under strict legal conditions. Squatters can gain rights through adverse possession laws if they live on a property openly and continuously for a set number of years—usually between 10 and 20— and often while meeting other criteria like paying property taxes for many years.
In practice, this only happens when properties have been severely neglected by their owners for many years. A squatter that has just moved into your property likely does not have any rights to the property or occupation of it.
How long does a squatter have to live on a property to claim ownership?
It depends on the state—anywhere from 5 to 30 years. Some states reduce the required time if the squatter pays property taxes, holds color of title, or cultivates the land.
What’s the difference between a squatter and a trespasser?
A trespasser is someone who is unlawfully on a property for a short time. A squatter lives on the property long-term, often openly and exclusively. Squatters may require a formal eviction process and must be removed by the sheriff’s office, while trespassers can usually be removed by police.
Can a squatter gain legal ownership of my property?
Technically, yes—if they meet all adverse possession requirements in their state, document their occupation and other requirements (like property tax payments), and win a court ruling. This usually requires open, exclusive, and continuous occupation, and in some states, paying taxes or holding color of title.
Many landlords are worried about squatters making a claim and legally taking their property, but due to the strict requirements this happens very rarely in practice.
How do I remove a squatter from my property?
You must follow your state’s legal eviction process. This includes sending an eviction notice, filing a court case, attending a hearing, and having a sheriff enforce the removal. Self-help evictions are illegal in most states.
Can I turn off utilities to force a squatter out?
In almost all states, no—this is considered a “self-help” eviction and is illegal. One exception is Michigan, where landlords may turn off utilities or change locks to remove squatters—but only squatters, not tenants.
What is color of title in a squatter’s claim?
Color of title is an apparent claim to ownership of a property that may have some defect (e.g., such as, lacking the proper documentation). In many states, having color of title can strengthen an adverse possession claim and even shorten the time required to gain legal ownership.
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Provided by AAOA
Identify Problem Tenants Before They Move In
A small amount of preparation early can help landlords avoid late payments, excessive complaints, property damage, and other issues that often stem from rushed or inconsistent tenant selection.
Identifying problem renters before they move in begins with a clear, consistent tenant screening process.
Clarifying the Kind of Tenant You Want
Before reviewing rental applications, define the qualities of a dependable tenant for your property. Establishing objective criteria helps ensure that your tenant screening process remains consistent and fair across all applicants.
Common qualities many landlords look for include:
- Steady income that supports the monthly rent
- Respectful and timely communication
- No history of evictions
- A positive background check
It is equally important to identify behaviors that may signal a poor fit. Frequent moves, incomplete applications, excessive unresolved debt, or reluctance to verify information can indicate higher risk. According to the Consumer Financial Protection Bureau, tenant screening reports can contain errors or outdated information, which makes it important for landlords to review reports carefully rather than relying on automated decisions alone.
All screening decisions must comply with state and local fair housing laws. Every applicant must be evaluated using the same standards, and reasonable accommodations must be provided when required.
Creating a Listing That Attracts the Right Renters
Your rental listing shapes a renter’s first impression and helps filter applicants before the screening process begins. A clear, detailed listing attracts serious renters and sets expectations early.
Include key information such as:
- Property type and general location
- Monthly rent and security deposit
- Number of bedrooms and bathrooms, square footage, and notable features
- Included utilities
- Clear, accurate photos
- Lease terms
- Availability date
- Pet policy
Use inclusive, factual language and avoid anything that could be interpreted as discriminatory. Focus on what the property offers rather than expectations about who should live there.
Getting Your Listing in Front of Quality Applicants
Once your listing is complete, promote it through multiple channels to increase visibility. A larger applicant pool improves your chances of finding a tenant who meets your screening criteria.
Effective options include:
- Posting a For Rent sign in a visible area
- Listing on major rental websites and local social media groups
- Sharing through neighborhood boards or community apps
Before scheduling showings, make sure the property is clean and presentable. A well maintained space signals professional management. Prompt responses to inquiries are also important, especially in competitive rental markets.
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A Three-Part Method for Choosing Tenants with Confidence
A structured tenant screening process helps landlords focus on the factors that matter most while maintaining consistency.
- Confirm the rent fits within the applicant’s budget
Verify that applicants have reliable income from wages, benefits, or subsidies that reasonably cover monthly rent. Many landlords use an income guideline of at least three times the rent, though this varies by market. - Review how the applicant manages financial obligations
A credit report reveals payment patterns. Look for consistent, on-time payments and review any accounts in collection or with repeated late payments. As noted by the National Low Income Housing Coalition (NLIHC), recent changes to eviction record access mean landlords should understand how local laws affect what appears in screening reports. - Speak with professional references
References from former landlords, employers, or other professional contacts can provide valuable insight. Ask about reliability, communication, and how the applicant handled their responsibilities.
Why Careful Tenant Screening Matters
Tenants directly affect rental income, property condition, and overall workload. Taking time to screen applicants carefully reduces avoidable problems and helps landlords choose renters who pay on time and respect lease terms and their property.
According to reporting by The Philadelphia Inquirer, some cities now require landlords to disclose screening criteria or limit blanket exclusions based on credit or eviction history. These changes reinforce the need for transparent, well documented screening practices.
As reported by the NLIHC, several states have expanded eviction record-sealing laws, which can limit what screening information is available to landlords and increase the importance of careful, lawful screening practices.
While no screening process eliminates every risk, consistent tenant screening significantly reduces surprises and protects your rental investment.
Final Thoughts
Clear communication supports effective screening. Applicants should understand expectations from the beginning, and landlords should remain available to answer questions. Because laws and rental markets change, it is important to review screening criteria periodically to stay compliant and effective.
Choosing tenants carefully helps prevent problems before they start, and that begins by identifying problem tenants before they move in.
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By John J. Stromberg
Estate planning for rental property owners involves a multitude of estate planning options available to rental property owners. Most rental housing owners understand the general purpose of a will and its goal to carry out the deceased’s instructions after their death. However, too many hapless owners have overlooked the necessary requirements to ensure their will’s validity, thereby triggering a myriad of problems for their heirs.
Primary Requirements to Execute a Will
Even the most basic wills require one of the following events to occur in front of two or more witnesses: (1) the testator signs the will in front of the witnesses; (2) the testator directs one of the witnesses (or some other person) to sign the name of the testator and have that person actually signing for the testator also sign their name; or (3) the testator acknowledges that a signature previously made on the will without the witnesses present at that time, was in fact signed by the testator or signed at the testator’s direction. Further, those two witnesses must sign the will within a reasonable time before the testator’s death.
Modifying or Revoking a Will
Once a will is in place, the owner can revoke or modify it by (1) executing a subsequent will; or (2) burning, tearing, or otherwise completely destroying the current will for the intended purpose of revoking or altering the same.
The testator can even have another person carry out the latter acts at the direction, and in the presence, of the testator with at least two other people present to attest to the fact the testator did in fact direct that other person to take such action.
Witness as Beneficiary
The owner’s heirs and beneficiaries can serve as a witness during the execution of the will. However, it is not recommended that the owner’s heirs, or a beneficiary, also serve as a witness due to concerns of undue influence on the testator that could later create costly litigation.
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If the testator’s will already includes instructions for a distribution of rental properties, marriage can trigger a revocation of that will, unless (1) the testator’s will shows a clear intent that it is not to be revoked by any subsequent marriage, or that the will was drafted in contemplation of the marriage; or (2) the testator and spouse entered into a written agreement before the marriage (e.g., a prenuptial agreement) specifying (a) what the spouse is to receive, or (b) that the spouse shall have no rights in the estate.
If the married testator divorces their spouse after execution of a will, the divorce triggers a revocation of (1) all provisions in favor of the former spouse, and (b) any appointment of the spouse as personal representative of the estate. (That’s why divorce judgments commonly describe the revocation of any previously executed wills.)
Who should be my Personal Representative?
Rental property owners should choose their personal representative carefully, as that person will be responsible for the testator’s estate.
An ideal personal representative would have property management experience, financial aptitude, and both the time and resources to maintain the properties with only limited direction from the testator’s will. Further, when there is conflict during distribution of the estate, it may become necessary for the court to exercise its authority and appoint a personal representative to resolve the issues.
There are a multitude of estate planning options available to rental property owners. Every owner is as unique as their estates and objectives. This short article offers only a handful of the different circumstances rental housing owners may experience when contemplating the proper execution of a will.
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By Jason Jones
Exclusions outline what your insurance policy does not cover. Carriers often exclude costly risks like earthquakes or those deemed the owner’s responsibility, such as wear-and-tear or mold. Insurance covers sudden, accidental damage, not gradual or preventable issues.
Knowing which losses are typically excluded helps clarify retained risks and prevent coverage assumptions. Some exclusions can be bought back by endorsement or separate policy.
Standard homeowners policies often exclude business-related losses, including those resulting from rental activities. Investors must have a policy designed specifically for investment properties to ensure proper protection.
Wear-and-Tear
Normal wear and tear is expected from regular use. As an investor, you should be prepared to pay for carpet cleaning or a fresh coat of paint between renters. Wear-and-tear and deterioration are industry-wide exclusions. These small “repairs” can be covered by the security deposit or accepted as the cost of doing business.
Intentional Tenant Damage
Many investors assume that any damage done by a tenant will be covered by their property policy. Intentional tenant damage is usually a sudden, one-time event and may include damage such as broken doors, missing appliances, or spray-painted walls. Damage done by tenants is typically excluded and not considered vandalism or theft to most carriers as you have a lease entrusting the tenant with the care of your property. That contract should stipulate penalties for misuse of the property, whether that be withholding the security deposit or filing a civil lawsuit.
Mold & Fungus
Standing water from floods, backups, etc. can cause mold within 24-48 hours. Coverage for mold, mildew, and fungus is typically completely excluded or very limited. As insurers differ, policy language may mention “mold,” “organic pathogens,” “mycotoxins,” or “penicillium.” Policies may also exclude wet/dry rot and bacteria. Some courts of law treat mold as a pollutant. As such, mold may not be covered if the policy has an absolute pollution exclusion. Mold can damage building materials and affect tenant health.
Sewer & Drain Backup
Tree-root blockages or clogs may cause sewage to back up through drains in the home. This water backup or overflow from a sewer, drain, or sump is typically excluded from standard property policies. For these losses to be covered, you’ll need to purchase a Sewer & Drain Backup endorsement.
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Natural Disasters: Earthquake, Sinkholes & Flood
Standard property policies typically exclude damage from earthquakes, sinkholes, and floods due to their catastrophic and unpredictable nature. However, coverage is often available for all three through an endorsement or separate policy. Flood damage must come from an external source, such as overflowing rivers or heavy rain, not from internal plumbing or sewer systems. Most also exclude surface water, tides, waves, and overflow from any body of water.
Faulty Workmanship
Most policies exclude coverage for damage resulting from faulty structural work, like deck support failure or other construction defects. Even if a renovation property is properly insured under a Builders Risk policy, carriers typically exclude Faulty Workmanship to prevent overlapping coverage. Instead, any damage or negligence caused by a contractor’s workmanship should be covered under their own policy.
These exclusions reflect common limitations in standard investment property policies.
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By Kristi Mergenhagen
If you decided to make the decision to rent out your house, there’s a lot you need to consider. While a lot of people go with using an agent, we wanted to talk with you about everything you need to know about renting your house without an agent.
While using an agent might make the entire process easier, it’s a lot more expensive and can be harder for you to actually rent out your home. Below we’re going to talk about reasons why you shouldn’t necessarily go with the real estate agent to rent out your home and how you can do it without one the easy way.
Why You May Not Want To Use An Agent?
So, why should you not use an agent when renting out your home? Are there certain things you need to be aware of? Will this cost you way too much money and mess up your budget? Let’s talk about a handful of reasons why you may not want to use a real estate agent for this very purpose.
Limited Services
If you’re putting your home on the market for potential renters to see, real estate agents will only use the multiple listing service. This is a service that is only accessible by real estate agents and is, often times, the only service that they use to find housing that’s available.
When a landlord uses the multiple listing service to look for rental properties that are on the market, they’ll miss everything that’s available from a landlord that’s not using a real estate agent. This makes it so that there are very few options available, and your home may not be one of them.
When you’re renting your home, you want to post a listing just about everywhere possible so you can find the best tenant there is available. Using an agent that also uses the multiple listing service will prevent this from happening.
On that same note, if you were the one looking for a home to rent, you are more likely to see better properties available just by looking at real estate sites online on your own.
They Cost A Lot
Just like landlords, real estate agents expect to get paid. They’re usually found working with people who are buying or selling their homes. When you hire a real estate agent, you have to pay them by giving them a percentage of what your home sells for.
This can add up to tens of thousands of dollars, depending on what your home sells for. Since the housing market is so accessible by prospective tenants and landlords alike, it’s almost pointless to hire a real estate agent that will only end up costing you money.
Similarly to selling your home through a real estate agent, if you want to rent out your home with one, you’ll end up paying a percentage of the rent you receive to the agent in the form of a fee for finding a tenant and possibly fees for “managing” the tenant.
A lot of the time tenants will look for future housing on their own, which takes out the purpose of a landlord or homeowner even needing to use an agent in the first place.
They May Not Want To Work With You
When it comes to real estate agents, it can actually be hard to find one that will help you rent out your home. Most of the time, real estate agents are looking for a property that is for sale, not for rent.
They also may not want to work with you because they may require a real estate agent commission. Most landlords don’t want to pay this commission, as it’s not really necessary. You can easily find someone to rent your home without needing to pay extra money.
Doing More Bad Than Good
If you’re a landlord, chances are you’re already well aware of how much houses and rental units go for in your area. When you put a real estate agent into the mix, they’ll tend to want to negotiate rent prices and will oftentimes have the tenant pay a lower rent than you’re wanting to receive.
As a landlord, you’re likely not looking to negotiate on rent prices. Doing that on top of paying a commission for a real estate agent just sounds like a big waste of money to us.
How To Rent Without An Agent?
So, with all that being said, how exactly do you rent your home without using a real estate agent? While it is a lot cheaper to do so, there are some things that you need to be aware of. There are certain concerns that can come up when you’re renting out your property.
Looking For Tenants
Whether you’re using a real estate agent or not, the first thing you want to do is look for prospective tenants. It’s important to note that not all tenants are good tenants.
You can easily post your home for rent across sites like Trulia and Craigslist. You can have people fill out an application right from the advertisement. You’ll also be able to complete background and credit checks if needed.
There is even software you can download that will post your rental property for sale across multiple sites with the click of a button. This saves you time, energy, and possibly money.
If you were to hire a real estate agent, they would do this for you. But it’s not a lot of work and it’s fairly easy. Why not do it yourself and save some money in the process?
Create An Inventory
Now, let’s say you found a great tenant to rent your home. This can be an entire family, multiple college students, or a single person looking to rent their first home.
Your next step is to prepare an inventory (or a move-in, move-out checklist). This isn’t necessarily mandatory, but you should create one as it can help you in the long run. When renting your home, an inventory will form the basis of any claim you have for the deductions from the deposits which you’ll need to go through and also take photos of before anyone moves in.
You can do this yourself or you can allow your letting agent to do it for you. Be sure that all deposits are kept with a deposit protection scheme by making sure that you give the tenant the paperwork that is needed legally.
You also have the option to register the deposit yourself. If this sounds like a route you’d like to take, consider talking to an online letting agent.
Becoming A Landlord
Being a landlord comes with a lot of perks, especially when you’re renting out your own home. When you’re a landlord, you won’t have to pay a monthly fee for a letting agent to manage your property.
This can save you a lot of money over time and you’ll probably learn a few things along the way. That being said, there are some things that are required of you as a landlord.
You’ll always need to make sure that rent is collected, repair or hire someone to repair anything that needs fixing, make sure that the property is safe and livable, and you’ll also have to check the property every 3 to 6 months for current conditions.
Renting out your own home is a great way to bring in some extra cash while still getting the mortgage paid off. As long as you make sure that you find tenants that will pay rent on time and take care of the property, it should be a success.
What It Will Cost You
So, you know that by not hiring an agent you’ll save a lot of money, but this doesn’t mean you won’t spend anything. Being a landlord comes with a lot of requirements that you wouldn’t have if you were to use an agent.
One thing to note is that being a landlord can be quite time-consuming. You might have maintenance requests that pop up at the last minute, you may need to work late on weekends, or you might even find yourself working on a holiday.
A lot of the times being a landlord can take you away from important family time and there can be blurred lines between personal life and work. It may be good for you to know, but you can hire a maintenance staff to take some of the burden off of you.
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Structuring your business as an LLC can bring important advantages: It lets you limit your personal liability for business debts and simplify your taxes. Here, you’ll find the key legal forms you need to create a single-member or multi-member LLC in your state, including:
- LLC articles of organization
- Operating agreement for member-managed LLC
- Operating agreement for manager-managed LLC
- LLC reservation of name letter, and
- Minutes of meeting form
Form Your Own Limited Liability Company has easy-to-understand instructions, including how to create an operating agreement that covers how profits and losses are divided and major business decisions are made. You’ll also learn how to choose a unique LLC name that meets state legal requirements and how to take care of ongoing legal and tax paperwork.
Tips And Tricks For Renting Your Own Home
Whether you can’t find a buyer, or you’re just deciding to rent out your home, we wanted to include some tips and tricks for making the entire process as easy and as stress-free as possible.
Pricing Rent Adequately
Depending on your personality, you might feel like you shouldn’t charge that much for rent. It’s important when you’re a landlord to know that you have to make some money. This is why it’s crucial to price your rent according to the area the property is in.
Let’s say you live in Saint Paul, Minnesota. You’ll find that a neighborhood like Highland Park is going to have much higher rent prices than that of a neighborhood like Midway.
If you have a house for rent in Los Angeles, you’ll need to charge more for rent if it’s located downtown, rather than in the outskirts such as Irvine. But how do you know how much rent is for the area you have a property in?
There are a number of ways you can check this; you can look online and see what similar properties are going for, or you can ask around. You may also call real estate agents and see what they would charge a renter for a home like yours.
As long as the mortgage is covered and there is a little on top for you to make an income, you should be good.
Properly Screening Tenants
You already read a little bit above about what it takes to find the right tenant. We want to encourage you to take a few important steps when it comes to finding the perfect tenant.
It is absolutely crucial to perform a background check. This will show you a lot of information about the prospective tenant and can help you decide whether they are a good fit or not.
You’ll also want to pull a credit report. You can easily do this on your own by researching information through credit reporting agencies such as Equifax or Experian. It is important to note that you’ll want to follow the Fair Credit Reporting Act or FCRA when doing so.
On top of that, you’ll want to check their criminal history. Some information may come up related to their criminal history on their background check, but it’s important to do both. You can search state as well as local records online or you can find an agency that will do it for you to get you the information you need.
Lastly, it’s important to check references. This can be something as simple as contacting their employer to see how long they’ve been working there. You can also check references by calling the prospective tenant’s previous landlords and hearing what they have to say.
Writing A Lease
Another thing that is absolutely crucial to do when you are renting out your own home is to have a written lease. Normally, if you were to have an agent, they would help you with this part, but without one it’s up to you to do it.
When you have a lease, it needs to include some specific information so that you and the tenant are on the same page. We’ve included some of the basic things that should be in the lease below:
- How long the lease is or the lease term. This can be month-to-month, 6 months, 9 months or 12 months. As a landlord, the lease term is up to you.
- A security deposit as well as first and last month’s rent
- Rental due dates
- Any additional fee information
- Additional charges such as a parking space
- Who’s responsible for what repairs
- A list of all tenants
- What upkeep the landlord is responsible for, such as lawn care
- Any rules that the tenant needs to follow
- Eviction terms that are clear to understand
- Any pet-related information or rules
- The dates the lease is active
- Anything related to HOA fees
It may seem like a lot of information, but you’d rather have things covered and communicated than not. A lease is a legally binding contract that you and the tenant are required to follow and that is there for the protection of both
Have House Insurance
Another crucial step to renting out your home without an agent is to protect your home with the correct insurance policy. This will be a different policy than the one you had when you were living there.
When you lived in your own home, your insurance was a homeowner’s policy. This will cover things like the structure of the home itself, any damages that may occur to the home or within the home and any belongings that you have inside the house.
When you rent out your home, you’ll need rental home insurance instead, also known as fire insurance. This is absolutely necessary and can save you a lot of money and potential lawsuits in the long run.
Rental home insurance will cover the structure of the house, legal costs, loss of rental income if your tenant doesn’t pay, repairs and fixes along with any medical expenses that may be required.
In addition to you having rental home insurance, you may want to charge a fee for your tenants to have renters insurance or advise them to get renters insurance on their own. This will help to cover their belongings in case something bad were to happen to or within the home.
Hiring Staff
You read a bit about how hiring your own maintenance team can be incredibly helpful. These are employees of yours that will fix repairs if needed and handle all the on-property needs.
You may also want to hire a management company. They will help you not only to find a tenant, but they’ll perform all the tenant screening procedures that are required. This will also keep you emotionally distant from the tenant, which may come in handy if you need to evict them.
Hiring a management team will ensure that you get the rent every month and that your tenants treat your home with care. Whether you’re hiring a maintenance employee or a property manager, it’s important to know that these cost money and will decrease your monthly income.
Be Aware Of Eviction Laws
Lastly, you need to be aware of the eviction laws for your state. If you need to evict a tenant, you’ll likely need an attorney. Sometimes the tenant won’t leave willingly, and you can’t just go into the property and remove them yourself.
The laws vary quite a bit from state to state, so it’s important to be aware of the laws and regulations for where your property is. You should also be aware of the reasons why you can evict someone along with what’s not considered an offense that can lead to eviction.
Eviction can make things quite awkward; if you have the chance, sit down with your tenant and have an adult conversation. Tell them you understand what they’re going through and give them the opportunity to pay rent within a certain number of days or you’ll file an eviction lawsuit.
Let them know that an eviction lawsuit can ruin their credit score and any possible chance for them to get a loan or mortgage in the future. Be kind when doing this, but also be stern and straightforward.
Final Words
Hopefully, this has taught you everything you need to know about how to rent your house without an agent. It may require a bit more work on your behalf, but it will also save you a ton of money in the long run.
Renting out your home is a great way to make extra income each month. There are plenty of things you can do to take some of the responsibility off your shoulders, such as hiring a maintenance employee.
Make sure you’re aware of all eviction laws and that you have everything covered in the lease. Also, be sure that the tenant has read the lease and has the option to ask questions if they have any about the lease.
Whether you hire a real estate agent to help you rent out your property is up to you as both situations (renting with the help of an agent and without one) have pros and cons you need to weigh up.
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Provided by Genuine Property Management
As a landlord or property owner, staying on top of your investment’s financial health is essential. Whether you self-manage or work with a property management company, one of the most important tools for tracking income, expenses, and profitability is the owner statement. This document provides a clear overview of your rental property’s financial performance.
Below, we’ll break down what an owner statement is, what it typically includes, how often you should expect to receive one, and why it matters so much for your bottom line.
What Is an Owner Statement?
An ownership statement, sometimes called a landlord statement or property management report, is a document containing a detailed financial summary. It outlines all income and expenses related to a rental property over a specific period. This is a different document than a statement of ownership, which confirms your legal rights over your property.
Owner statements may be generated by a property management company and made available via email or an online owner portal. For landlords who self-manage, creating one can still be incredibly valuable for tracking finances and preparing for tax season.
What’s Typically Included in an Owner Statement?
While the exact format can vary depending on the property management software or company, most owner statements include the following key components:
- Rental Income: This section shows how much rent has been collected from tenants during the reporting period (including revenue from parking, laundry, and other amenities). A rental statement may also note if any payments were late, partial, or still outstanding.
- Operating Expenses: This part outlines all expenses related to managing and maintaining the property. It may include:
- Property management fees
- Maintenance and repair costs
- Utility payments (if applicable)
- HOA dues
- Landscaping or pest control
- Legal or administrative fees
- Owner Disbursements: After income and expenses are tallied, this section shows the net amount disbursed to you—the owner. It may list the method of payment (e.g., bank transfer) and the date funds were sent.
- Reserve Fund Activity: If your management agreement includes a reserve fund (used for emergency repairs or maintenance), your statement will detail any contributions to or withdrawals from this account.
- Itemized Transactions: Some statements provide a line-by-line breakdown of each transaction, including dates, vendors, and descriptions. This level of detail is especially helpful for recordkeeping and tax preparation.
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How Often Are Owner Statements Sent?
Owner statements are typically sent monthly, providing a consistent financial snapshot of your rental property’s performance. Most property management companies distribute these reports within the first week of the new month, once all income and expenses from the previous month have been finalized. This ensures landlords receive accurate data on rent collection, maintenance costs, and disbursements.
In addition to monthly rental statements, some landlords may receive quarterly summaries to track broader financial trends or annual owner statements used for tax reporting. These annual reports often include cumulative income and expenses, plus IRS Form 1099 for tax filing purposes.
If you’re self-managing your property, it’s still a good practice to generate monthly or at least quarterly statements. Regular reporting not only keeps your finances organized but also helps you spot patterns, budget more effectively, and stay compliant with tax requirements. Consistent reporting is key to maintaining financial control and transparency over your investment.
Why Owner Statements Are Important for Landlords
Owner statements play a vital role in helping landlords manage their rental properties efficiently. Here’s why they matter:
- Financial Clarity: Track income, expenses, and net cash flow to evaluate the profitability of your rental property.
- Simplified Tax Preparation: Use itemized statements to accurately report income and claim deductions—no need to sort through piles of receipts.
- Accountability: Verify that your property management company is collecting rent, paying vendors, and handling funds properly.
- Performance Monitoring: Spot trends such as rising maintenance costs or consistent late payments, and adjust your strategy accordingly.
- Informed Decision-Making: Use financial data to guide decisions about rent increases, renovations, or expanding your portfolio.
- Professional Recordkeeping: Maintain organized, audit-ready documentation for lenders, accountants, or potential buyers.
Owner statements aren’t just paperwork—they’re essential tools for growing and protecting your investment.
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By Allie Militello
There’s one word all experienced landlords have come to fear: eviction.
Nothing is worse for a landlord than going through the long and expensive process of evicting a tenant. Many landlords hope to avoid this nightmare by performing an eviction records search on their potential tenants. But, how do you make sense of the results for someone who has never looked at eviction records?
According to TransUnion, the total eviction-related expenses for property managers averages $3,500. Unfortunately, that’s money that could have been in your pocket had you not had a tenant that broke the lease, didn’t pay rent and more.
Checking eviction history before you rent to a new tenant is a key part of choosing the right tenants who will be long-term, profitable renters. Renting to those with a long eviction history will cause more grief, so learning how to avoid that situation is essential.
In this post, we’ll review how to examine an eviction report, where to find eviction records and more.
Why Is An Eviction Record Search Necessary?
Before we get into the details of how to check eviction history, you may still be curious about why this check is necessary.
Simply put, people tend to have patterns of behavior. If a tenant has been evicted from a property one time before, this shows that they may find themselves in the same situation again in the future.
If they’ve been evicted multiple times, you can be all-but-sure that they will be a difficult tenant to work with.
Eviction only occurs in the most serious of cases. There are times when a tenant does so much damage to property or simply refuses to pay their rent, and those are the times when an eviction occurs.
If a potential tenant has a history of eviction, you will want to consider their profile much more carefully before even considering renting. If you don’t, you’ll be putting yourself and your business at risk.
What’s Included In An Eviction Report?
An eviction records search results will include basic information about the filing. The record will consist of the defendant or the tenant’s full name, the name of the plaintiff or property owner, the address of the property, the dates that the eviction was filed, the location of the court the eviction was filed with as well as the outcome of the eviction proceedings.
At RentPrep, we ensure that any eviction record that returns from a search matches the correct applicant. We verify any records that return with the name and address provided by the eviction record and compare that with the information provided by the landlord to ensure that the information in our reports is as up-to-date and accurate as possible.
How To Look Up Evictions
You must know how to look up evictions, especially when it comes to legality.
Eviction Lookup Method 1: Court Records
The most direct and thorough way to determine if a potential tenant has a eviction history is to check court records. Every state, county, and area may have different courthouses, and so it may seem impossible to find out if this tenant has ever done wrong before.
First, find your state’s website.
Court records can be searched by state. Use this resource to find your state’s website, which can be used to search court records. Each state may have multiple websites that can be checked for various home-related issues, so be sure to check each one thoroughly.
Second, search the names.
Once on the court records website, search the potential tenants’ names to find out if they have any eviction records in their past.
You will want to be sure you are thorough and check more than just the main name they gave you on their application. In addition to their currently used name, check the following names:
- Birth name
- Nicknames
- Alternate names
- Names with or without initials
- Name before or after marriage/divorce
By ensuring you check every combination of their name you can come up with, you will be able to make sure there aren’t any records you are missing.
Third, get access to the record.
While you cannot view the full record for eviction cases in every state, you can get a thorough briefing or full access in most states with this type of case.
It’s essential you actually view the eviction case. Don’t let the presence of an eviction case cause you to write off a potential tenant.
In some cases, bad landlords try to wrongfully evict a tenant, and this would still cause an eviction case to be present in the person’s history.
While learning to check eviction records, you must consider the meaning of every result you find in your search to give every tenant a balanced chance.
If you cannot view the record online or travel to the courthouse in person, call them to see if you can pay a copy fee to have a case record mailed to you.
Eviction Lookup Method 2: Hire A Third Party Service
As you can see, doing the work of finding the right courthouse, checking every name that the tenant may have used in the past, and collecting the full court information can be quite the task.
Plus, you may not know what states your potential tenant has lived in during their life!
Because figuring out how to check eviction history can be quite complicated, several services include eviction checks as part of their tenant screening services. A screening service can do a national eviction search thoroughly and effectively. The screening services often come back including credit information so you can make a comprehensive and well-informed decision about future tenants.
If you aren’t experienced or confident in your ability to research every potential tenant, it may be time to use a screening service to help you narrow down the list of maybes to find the perfect renter.
For Tenants: How To Check If You Have An Eviction
Are you a tenant hunting for an apartment? Wondering how to see if you have an eviction on record that might negatively affect your chances when applying for an apartment? Thankfully, doing this is just as easy for you as for landlords.
In fact, you can use the exact same methods outlined above to find out if you have anything negative in your rental history. Landlords use these techniques, so it makes sense for you also to use them!
The ultimate way to ensure you know how your records will show up for a landlord is to ask what screening service, if any, they use. You can then check via this same third-party service to see your record.
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How To Understand Eviction Search Results
We may not be able to understand what exactly led to the eviction being filed, but we can learn the results of the court proceedings from the record. The final disposition provided on an eviction record will give us more information regarding the outcome of the eviction filing. It is important to remember that an eviction filing does not always mean that the tenant was forced to vacate the property.
Civil New Filing Vs Judgment Vs Restitution of Premises
Common dispositions, or final outcomes, include civil new filing, judgments, or restitution of premises.
When the outcome on the record is “Civil New Filing,” the case was either canceled or dismissed. There are many reasons why the eviction proceedings could have been dropped. For example, the tenant may have paid past due rent that was owed, or they have agreed with the landlord or property manager outside of court, causing the eviction filing to be dropped.
If the eviction proceedings end with a judgment, the eviction was filed in favor of the landlord. In this case, the court has ordered that the tenant must pay the landlord money for rent owed and/or for any damage done to the property.
Sometimes referred to as a default judgment, this outcome occurs when the tenant fails to appear in court or respond to the eviction summons. “Restitution of Premises” is the outcome that most landlords hope for when filing for an eviction. This means that the judge has ordered the tenant to be removed from the property and full ownership is returned to the landlord. The judge will then order the tenant to vacate the property within a given time frame.
Cons Of Running Your Own Search
If you choose to run your own eviction search, be wary of where you receive the records from. Specifically, with services that offer automatically generated reports, you’ll want to be extremely careful that the records belong to the correct person and can be legally used in the adverse action process should the results lead you to deny a tenant.
Typically, the information provided on an eviction record includes the applicant’s first and last name and the property’s address. You’ll want to ensure that your applicant is the only person who has lived at that address with that name to ensure the eviction record belongs to them. This step is crucial if the applicant has a common name.
Remembering that eviction records can only be reported within seven years of filing is also essential. Any eviction records older than 7 years cannot be used in the decision to deny an applicant.
To avoid any confusion or any potential legal trouble, we recommend using a service with FCRA screeners to search eviction records for you. At RentPrep, we hand-compile our reports to ensure that any information is accurate and is compliant with all state and federal laws. Our screeners are all FCRA certified, meaning they have the knowledge and expertise to ensure that the results in our reports can legally be used in the decision-making process.
How To Look Up Evictions FAQs
Are Evictions Public Record?
Yes, evictions are added to the public record after they are filed with the court system. Whether or not the full details are readily available depends on what state the report was filed in, but all evictions will show up in some way on public records. Depending on the case’s final judgment, it may also appear in criminal background checks.
Generally speaking, however, eviction records do not appear in a credit report as of July 2017. This is why many landlords do separate eviction history checks in addition to a credit report.
How Can I Check If I Have Evictions On Record?
The best way to check if you have evictions on record is to go through the steps outlined above. While the technique was written with landlords in mind, you can use the same technique to check your own information. Here is a simplified step-by-step:
- Use this website to find your state’s court data system.
- Search your name and any aliases you have used to see if any evictions appear.
- If evictions show up, you can contact the court to view the full eviction details to see what the documents actually say.
Another way to check if you have any evictions on record is to request a full tenant screening report on yourself or even a criminal background screening; these checks may include evictions in some cases.
RentPrep’s services are intended for landlords to run background screening on potential tenants and should not be used to check for your own personal eviction history. If you’re interested in searching for possible eviction records, we recommend calling the court you believe the eviction could have been filed with. This could be the county or town court in which the property is located.
How Do You Get An Eviction Removed From Your Public Record?
If you lost the eviction case in court, there is no way to have the court records expunged from the civil records as the case was valid and fully prosecuted. If, however, you won an eviction case or the landlord dropped it, you can make sure it no longer appears in court records.
If a landlord has ever filed against you for eviction but you won the case or it never went to court, you will want to make sure the records are expunged so they do not appear in eviction report searches by potential landlords.
How Can I Check My Rental History?
If you want to check out what type of rental history report your landlord or potential landlords might be looking at, the easiest way to do that is to sign up with a third-party service and run a report in your own name. This is also how to determine if you have an eviction on your record.
Landlords often use screening services to get a complete and comprehensive look at the rental history of prospective tenants, so this is an easy way to check out your own information. Checking your own information is also an important step to ensure that all information shown is accurate.
How Soon Does An Eviction Show Up?
Evictions typically show up on records within 30 to 60 days; the exact amount of time it takes for these records to appear depends on the court system, the filing agencies, and what types of screening services are being used to check this data.
Do Evictions Show Up On Background Checks?
The term background check doesn’t necessarily denote a specific type of information search; landlords who use the phrase background check typically do both a criminal background check and an eviction history check.
Evictions would not appear on criminal background checks unless an associated charge or misdemeanor had to be settled in civil court. Evictions will appear in an eviction history check for as long as they are on record with the courts; these files are typically on file for seven years.
Checking your credit report for evictions isn’t going to bring back any results; evictions are not included there.
It is common for background checks performed to apply for a rental to include eviction records search. Suppose an eviction record search is performed during a background check. In that case, the record will typically be reported regardless of the outcome, provided that the record is not too old to include in the report.
Do Dismissed Evictions Show Up On Background Checks?
Dismissed evictions should not appear on your background checks, but there are some cases where the paperwork will still be on file with the court system. If the landlord doesn’t read the full document and only sees that an eviction filing exists, this might lead them to make incorrect assumptions about the responsibility of a potential tenant.
Dismissed evictions can be expunged from a tenant’s record as the court would likely find that it is in the interest of justice to remove evictions that were not complete.
Can You Still Get An Apartment With An Eviction?
Many landlords will still rent to tenants with an eviction, mainly if there is a solid reason for that eviction happening or if it was many years in the past. If you have an eviction on your record, it is best to be upfront with any landlords about it, why it happened, and how to avoid any repeat scenarios.
It’s best if the landlord finds out from the tenant rather than from their screening services.
How far back can an eviction search go?
Eviction records can be included on a report seven years after the eviction was filed. Any documents older than 7 years cannot legally be included in a report.
Choose Your Tenants Carefully
Renting out property is about more than just finding someone who is willing to live in your rental. It’s about finding tenants with a good relationship with you and your property.
If you don’t choose tenants carefully and learn how to check eviction records, you could be putting your entire business at risk. All the information gathered in rental applications should supplement your research about each tenant.
Be sure to check for a history of evictions:
- Search courthouse records.
- Consider every possible nickname.
- Hire help for more detailed eviction reviews.
By paying attention to the history of potential tenants, you can make smarter choices about who you invite to live in your rental properties. This decision should include an eviction history, a background check, and credit scores. With all of that information, you’ll be making the wisest choice a landlord can make.
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By Noel Krasomil
Whether you’re selling a rental property, switching to property management software, or simply tired of paying 8% to 12% monthly recurring fees, you’ll need to know exactly how to terminate your existing property management contract.
To help, this guide will walk you through common reasons landlords make the switch, a six-step guide to canceling your contract, and a free termination letter template for you to use.
No hard feelings, property managers, but today’s landlords have more efficient and affordable tools at their disposal.
Reasons to Terminate Your Property Management Contract
There are plenty of reasons to cancel your property management contracts, including:
High Costs Are Hurting Your Bottom Line
Most property management companies charge between 8 and 12% of the monthly rent price. That’s no minor expense, and the recurring fees can have a real impact on your cash flow. If rising fees are stunting your returns, it might be time to axe your contract to free up more funds.
You’ve Sold, Moved, or Expanded Into a New Market
Sometimes, a simple sale or a move to a new area is all it takes to part ways with your property manager. If you’ve offloaded a rental or expanded into another market, switching management is often the practical next step. Nothing personal, soon-to-be-ex property manager. It’s just business.
Lack of Communication or Responsiveness
Whether it’s missed maintenance requests, delayed rent updates, or tenant complaints left unanswered, communication breakdowns can harm your business in numerous ways. If your property manager isn’t alert and responsive, it’s probably time to consider replacing them with a more dependable solution.
Poor Maintenance and Repair Handling
When maintenance issues arise, addressing them promptly and effectively is non-negotiable. If your property manager is failing to deliver when gathering quotes, vetting contractors, or scheduling repairs to maintain habitability, they’re a liability.
To resolve this issue, consider switching to property management software that includes built-in maintenance tracking and a coordinated repair dispatch system.
Tenant Complaints
Tenants and property managers have to get along. (Your sanity relies on it.) If you’re hearing complaints from tenants about poor communication, delays, or general unprofessionalism, it might be time to start drafting your termination letter. Disgruntled tenants can lead to turnover, bad reviews, and prolonged vacancies you can’t afford.
Desire to Self-Manage or Use Property Management Software
Maybe you suddenly have more time on your hands and want to take a crack at self-managing your properties. Or perhaps you’ve realized that modern software offers time-saving tools that can streamline most of the work for you. Regardless of your reason, you might be primed to make a bold move that saves you thousands by simplifying your rental operation.
Property management software can help you advertise listings, screen tenants, collect rent, manage repairs, and store documents, all from the comfort of your computer or smartphone. And if going entirely DIY feels too risky, a hybrid approach with occasional hired help is also viable.
How to Terminate Your Property Management Contract
Before you rush to submit your notice, ensure you understand the proper procedure for cutting it loose. The following six steps will help you exit your property management agreement:
Step 1: Review Your Contract Terms
Always reread your property management contract before terminating it. (This rule goes for any contract you ever sign, really.) As you review it, look out for termination clauses, notice periods, and any early cancellation fees. Understanding the fine print helps you avoid slipups and increases your chances of a clean split.
If, after reading your contract, it makes sense to cancel, take steps to move forward. Open up your laptop, draft your notice letter, and get ready to deliver some bad news to your property management company (professionally, of course).
Step 2: Issue Written Notice to Terminate Your Contract
Next, it’s time to tell your property management company something they probably don’t want to hear: you’re moving on to greener pastures. To do that, you’ll need to send them a formal termination letter that is professional, clear, and direct.
When writing your letter, be sure to include your property address(s), termination date, and any relevant references to the contract’s terms. Stay specific, avoid emotion, and make it simple for them to close out their end of the relationship.
Pro tip: Keep reading for a free termination letter template you can copy, paste, fill in, and send directly to your property management company.
Step 3: Square Up on Finances
When you end your contract, you’ll likely have some loose financial ends to tie up. These might include termination fees, unpaid invoices, or pending maintenance reimbursements. Review your final statements carefully to ensure everything adds up before proceeding.
Then, pay everything in full and get written confirmation from the old company that your account is closed and zeroed out. The key here is to completely shut the door on this past arrangement. Don’t leave it cracked open for surprise charges or disputes down the road.
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Step 4: Communicate the Change With Tenants
Switching from a property management company will inevitably bring changes. Let tenants know you’ve parted ways with your property management company and explain what to expect next. Clear communication will prevent your tenants from texting the wrong number, mailing checks into the void, or being unsure who to call when the toilet backs up.
Step 5: Transition Property Management Duties to Software
Now it’s time to start transitioning as many of your day-to-day duties as possible over to software. You can automate many aspects of your operation, including rental applications, tenant screening, state-specific lease generation, accounting, and bookkeeping, among others.
And while your operation won’t become completely passive, it’ll become a whole lot simpler. You’ll save time, streamline essential processes, and put an end to forking over 8 to 12% of your rent each month.
Sign up for a free TurboTenant account to get started.
Step 6: Monitor the Transition Closely
As you automate, make sure tenants sign up for digital rent payments and understand how to enroll in autopay. Double-check new leases before sending them out and ensure that your accounting system is set up correctly. Make necessary tweaks to stay organized.
Pay attention to how things run once you’ve made the switch. If payments are late, tenants get confused, or messages go unanswered, make adjustments as needed. A little fine-tuning early on will go a long way toward keeping your business running like clockwork.
Free Property Management Termination Letter Template
[Your Full Name]
[Your Mailing Address]
[City, State, ZIP Code]
[Email Address]
[Phone Number]
[Date]
[Property Management Company Name]
[Company Address]
[City, State, ZIP Code]
Subject: Termination of Property Management Agreement for [Property Address]
Dear [Property Manager’s Name],
I am writing to formally terminate the property management agreement for the rental property located at [Rental Property Address], as outlined in our contract dated [Original Contract Date].
In accordance with the termination clause stated in the agreement, I am providing [X] days of written notice, with the final effective date of termination being [Termination Date]. Please confirm receipt of this letter and begin the process of transferring management duties, tenant records, and any outstanding funds or deposits.
I request a final accounting statement, along with all relevant documentation, including lease agreements, maintenance records, inspection reports, and current tenant contact information. Kindly ensure that any future correspondence regarding the property is sent directly to me at the contact information listed above.
Thank you for your service to date. I appreciate your assistance in facilitating a smooth and professional transition.
Sincerely,
[Your Full Name]
TurboTenant: Your All-in-One Digital Property Manager
Now that you understand how to terminate your property management contract, it’s time to take control of what happens next. TurboTenant can help with the transition by automating rent collection, lease signing, tenant screening, and more.
Not to mention, many of TurboTenant’s core features are free to use. Signing up takes just a couple of minutes, and you won’t even need to bust out your credit card. Once you’ve taken our software for a test drive, you can upgrade to a paid plan for full-feature access. It’s less than the middle-tier Netflix price.
Sign up for a free TurboTenant account and start holding onto the 8 to 12% that used to go to your property manager.
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