Finding a new rental after eviction can feel like carrying a locked door with you to every showing; your tenant screening report will show that you have been evicted from previous rentals, and this often results in instant rejection by most landlords.
The good news is, there are some things you can do about it.
First, understand what property managers see in your file.
Second, learn why they give so much weight to your record. Lastly, find out exactly what legal steps you can take to correct or explain it.
How do Landlords Use Screening Reports to Assess Risk?
One way to play damage control is to first understand how landlords see your tenant screening report.
These landlords use the paper as a quick snapshot of your past behavior in another rental, as well as your financial reliability.
Here are five ways to decode the data:
Confirming Eviction Filings and Judgments
They look at how many times you’ve been filed upon by an illegal detainer or have debt owed to another landlord.
A legal eviction doesn’t matter if you were physically removed from your home prior to the court date because this document is recorded in your rental history.
Therefore, even though a landlord does not want to take the time and expense of legally evicting a tenant, they will consider your likelihood as a tenant, considering all possible scenarios.
Evaluating Debt-to-Income and Payment Patterns
Landlords evaluate your credit. This includes both positive and negative credits.
When there are recent collections associated with your utility or phone bill payments, it can indicate potential financial problems.
The assumption will be made that you may not have enough money to pay for your rent, plus the costs of any damage done to the property.
Cross-Referencing Prior Addresses and Landlord References
Landlords check the address history on rental applications and compare it to the credit report. Obscured or missing rental history is a huge concern.
Landlords sometimes call the property manager for your second most recent address to see your status at that property.
They do this to check if you moved out due to an eviction or on good terms.
Checking Criminal Background for Property Safety
In addition to the ability to pay rent, landlords care about the safety of other tenants and the property itself.
They want to know if someone is a convicted felon and, if so, the nature of the conviction.
However, blanket bans on evictions and other criminal history have recently been more scrutinized by fair housing advocates, especially in places like Philadelphia.
Verifying Income Fraud and Identity Discrepancies
Landlords want to know who you are, so they will use a third-party screening service to verify your identity and check your income using paychecks and even bank statements.
They want to make sure that the credit report is accurate, and if the report indicates a frozen credit report, the landlord and service will request more documentation.
Is an Eviction a Major Red Flag?
Let’s say you’re renting for the first time in 20 year. Is an eviction on your record a bad thing?
Evictions are major red flags on screening reports. For most landlords, they are the biggest predictors of future tenant problems. They show that the relationship between the landlord and tenant broke down legally.
The normal way the tenant is informed of this removal is not being run out of the property.
For the sake of your rights and your dignity, Bay Property Management Group Philadelphia prioritizes clear communication and formal notice delivery to mitigate risks of wrongful eviction.
Even if the eviction was dismissed or filed years ago, in most cases, it results in automatic disqualification from all the larger property management companies.
How to Remove Eviction From Tenant Screening Report?
It is not straightforward to have an eviction removed from one’s records, but it’s not impossible. Below are some strategies, prioritized from least to most complex.
Step 1: Pull Your Full Tenant Screening Report
To solve a problem, one must first understand it. Tenant screening reports can be pulled from TransUnion SmartMove, Experian RentBureau, and LexisNexis Consumer Center.
Thanks to a federal law that guarantees one full report from each tenant screening company, you can get these reports for free. Check every detail and understand what precisely you want to remove.
Step 2: Dispute Inaccuracies With the Screening Company
If the eviction is filed incorrectly or is incomplete, or if the eviction isn’t even for you, you can file a formal dispute with the screening agency.
They must remove unverified information. Under the Fair Credit Reporting Act, they have 30 days to verify this information if you file a dispute. Make sure you do this in writing and keep a copy for yourself.
Step 3: Petition the Court to Seal the Eviction Record
There are many jurisdictions that give judges this kind of discretion. Even the most unfavored judges give this to dismissed court records, especially if your landlord settled.
In some instances, Pennsylvania courts also permit a request for this kind of discretionary sealing. These cases will then be removed from the public record.
Step 4: Satisfy Outstanding Judgments
The money judgment will stay on your screening reports and credit files until paid in full, and the court has issued a “Satisfaction of Judgment”. Obtain a “Satisfaction of Judgment” from the Court Clerk after paying off the debt, and file that with the Court Clerk.
While the judgment still shows up on your credit report, filing for satisfaction indicates the matter was resolved, so it should be less concerning to potential new landlords.
Step 5: Add a Consumer Statement to Your Report
If you are unable to have a record removed, you have the option to include a 100-word statement in the screening file.
Example situations include losing a job due to illness or a landlord not completing necessary repairs. Again, just the facts, don’t get too emotional.
Bonus: If landlords fail to follow proper legal notice procedures required by your state, you may be able to sue for damages resulting from wrongful eviction. For more information on this option, speak to a tenant rights lawyer in your area.
Conclusion
Re-establishing yourself after an eviction requires time and paperwork. However, it is possible.
To help rebuild, focus on things over which you have control, such as correcting inaccuracies in your report, settling past debt, and providing truthful information about your past to potential new landlords.
By having a clean record and presenting an accurate account of your history, you are transitioning from a previous at-risk applicant to a present-day qualified candidate.
