By State
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By Type (5)
 Assoc. of Realtors Version
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How to Run a Background Check (6 steps)
U.S. Renter Statistics
1. Tenant Completes a Rental App
Rental Application
The landlord must obtain the tenant’s personal information and employment details and get their consent to run consumer reports (e.g., credit report, background check, etc.)
The landlord should also attach the Fair Credit Reporting Act (FCRA) Disclosure, which includes the tenant’s rights.[6]
Non-Refundable Fee ($)
On average, a landlord charges $30 as a non-refundable fee per applicant.[7]
2. Obtain a Credit Report
A credit score above 670 is considered “good” for most rentals.[8] However, a tenant’s credit score can be affected by several factors.
An applicant’s rent-to-income ratio should be no more than 30%,[9] meaning the rent shouldn’t be more than 30% of an applicant’s monthly income. However, this ratio depends on the rental market (ex. New York City was the highest at 66.9%[10]).
Recommended Screening Services
- Limited Consumer Report ($21) – RentPrep.com
- Detailed Consumer Report ($39.99) – MySmartMove.com
3. Verifying the Tenant
The landlord should verify the tenant’s work by contacting their supervisor or obtaining an employment verification letter.
Additional Documents
- Pay Stubs – Tenants can obtain from their employer or payroll provider.
- Tax Returns – To obtain IRS Form 1040 from the previous year.
4. Communicate with Former Landlords
It is common for tenants with a questionable history to contact their former landlords.
It is generally a red flag if the tenant has multiple periods of under one year.
5 Questions (to ask previous landlords)
- Was the applicant ever late on rent?
- Was the applicant ever served a notice to quit or evicted?
- Was the applicant a loud tenant?
- Did the applicant leave the previous residence in good standing?
- Was the applicant nice around co-tenants?
5. Check the Sex Offender Registry
Use the National Search Offender Database (or State Registry) to verify if a tenant is a former sex offender.
Cannot Reject (due to “Registry Status”)
Under federal law, it is unlawful for a landlord to reject a tenant after finding out they are listed in a sex offender registry.[11]
6. Make a Decision
The landlord must decide whether to approve or reject the tenant.
After Screening the Tenant
- If Approved – A lease agreement will be created.
- If Rejected – A rejection letter should be sent to the tenant that mentions where they can obtain a free copy of their consumer report.[12]
Maximum Rental App Fees ($)
| State | Maximum App Fee ($) | Laws |
| Alabama | No limit | No statute |
| Alaska | No limit | Landlord-Tenant Handbook Page 5 |
| Arizona | No limit | ARS 33-1321(B) |
| Arkansas | No limit | No statute |
| California | $52.46 | Cal. Civ. Code § 1950.6 |
| Colorado | No limit | Colo. Rev. Stat. § 38-12-903 |
| Connecticut | No limit | No statute |
| Delaware | 10% of the monthly rent or $50.00 | Del. Code tit. 25 § 5514(d) |
| Florida | No limit | No statute |
| Georgia | No limit | No statute |
| Hawaii | No more than the actual cost of obtaining screening information about the applicant | HRS § 521-46 |
| Idaho | No limit | No statute |
| Illinois | No limit | No statute |
| Indiana | No limit | No statute |
| Iowa | No limit | No statute |
| Kansas | No limit | No statute |
| Kentucky | No limit | No statute |
| Louisiana | No limit | No statute |
| Maine | The actual cost of a background or credit check | § 6030-H |
| Maryland | No limit (landlord must return unspent application fees over $25 within 15 days of receipt) | Md. Code, Real. Prop. § 8-213 |
| Massachusetts | Landlords may not charge (only brokers and agents permitted) | Mass. Gen. Laws ch. 186 § 15B(1)(b) |
| Michigan | No limit | No statute |
| Minnesota | No limit | Minn. Sat. § 504B.173 |
| Mississippi | No limit | No statute |
| Missouri | No limit | No statute |
| Montana | No limit | No statute |
| Nebraska | No limit | No statute |
| Nevada | No limit | No statute |
| New Hampshire | No limit | No statute |
| New Jersey | No limit | No statute |
| New Mexico | No limit | No statute |
| New York | Cost of background check or $20, whichever is less | N.Y Real Prop. Law § 238-A.1(b) |
| North Carolina | No limit | No statute |
| North Dakota | No limit | No statute |
| Ohio | No limit | No statute |
| Oklahoma | No limit | No statute |
| Oregon | No more than the average cost of screening applicants or the customary amount charged by tenant screening companies | Or. Rev. Stat. § 90.295 |
| Pennsylvania | No limit | No statute |
| Rhode Island | Not permitted unless the tenant fails to deliver any provide their reports | R.I. Gen. Laws § 34-18-59 |
| South Carolina | No limit | No statute |
| South Dakota | No limit | No statute |
| Tennessee | No limit | No statute |
| Texas | No limit | No statute |
| Utah | No limit | No statute |
| Vermont | Not permitted for residential tenancy | Vt. Stat. tit. 9 § 4456a |
| Virginia | $50.00 (not including extra expenses for performing background checks) | Va. Code § 55.1-1203(C) |
| Washington | No limit, but all costs must only be incurred in obtaining screening reports | Wash. Rev. Code § 59.18.257(1)(b) |
| Washington D.C. | No limit | No statute |
| West Virginia | No limit | W. Va. Code § 37-6A-1(2) |
| Wisconsin | No limit, but a landlord may only charge a maximum of $20 for a credit check | Wis. Admin. Code ATCP § 134.05 |
| Wyoming | No limit | No statute |
Sample
Download: PDF, MS Word, OpenDocument
Sources
- Experian – What is the Average Credit Score in the US?
- Redfin – What’s the Minimum Credit Score to Rent an Apartment?
- Moody’s – Q1 – 2024 – Housing Affordability Update
- National Multifamily Housing Council – Rent Payment Tracker
- DataProt.net – Criminal Record Statistics
- 15 § 1681b(b)(2)(A)
- RentPrep.com – A Landlord’s Guide to Rental Application Fees (50 States)
- RentPrep.com – Landlord Guide: What is a Good Credit Score for Tenants?
- HUD – Defining Housing Affordability
- Moody’s Analytics: Spending 30% of Income on Rent is the New Normal
- www.justice.gov/crt/fair-housing-act-1
- 15 § 1681m(a)(4)