Whether you’re renting an Austin apartment or an Atlanta rental home, you’re probably going to need a rental history report. This report is a key factor many landlords and property managers use to determine whether you’ll be a reliable tenant. In this ApartmentGuide article, we’ll explore what a rental history report is, why it’s important, and how to get one for yourself. We’ll also offer tips on reviewing the report, correcting errors, and keeping your rental history in tip-top shape so you can increase your chances of securing the perfect place.
What is a rental history report?
A rental history report is a document that compiles your past rental information. It typically includes:
- Addresses of previous residences
- Landlords’ or property managers’ contact information
- Payment history and any late payments
- Evictions or broken leases
- Damages or complaints filed
- Criminal or credit checks, depending on the reporting service
Landlords and property managers often rely on this information to decide whether to approve your rental application because it helps them gauge how responsibly you’ve handled rental obligations in the past.
Why a rental history report matters
Your rental history report matters for a few key reasons:
- Establishing trust. Landlords want a tenant who pays on time and respects the property. A solid report shows a pattern of responsible renting.
- Speeding up the application process. If your rental history checks out, a landlord will likely finalize your application faster.
- Securing better rental terms. With a strong rental background, you could potentially negotiate better lease terms, such as lower deposits.
- Highlighting red flags. Conversely, unresolved issues (like unpaid rent or evictions) may raise concerns and cause potential landlords to reject your application.
What goes into a rental history report?
While each rental history report provider has its own format, most reports will include:
- Personal information. This includes your full name, date of birth, and Social Security number for verification.
- Past rental addresses. Expect to see a list of addresses where you’ve lived, often for the past seven to ten years.
- Landlord references. Previous or current landlords’ contact details may appear, allowing new landlords to reach out for references.
- Payment history. Late or missed rent payments can be listed. On-time payment records bolster your trustworthiness.
- Evictions and broken leases. If you’ve ever been evicted or walked away from a lease, that data may show up.
- Credit and background checks. Depending on the service, your report might include credit score details, bankruptcies, or criminal records.
How to check your rental history report
1. Contact tenant screening companies
Several specialized companies compile rental history reports. Common providers include:
You can reach out to these companies directly to request a copy of your rental history. They may charge a fee, though some offer free copies under certain circumstances.
2. Check credit reporting agencies
Though not identical to a rental history report, major credit bureaus like Experian, Equifax, and TransUnion might have rental data in their files. You’re entitled to a free credit report annually. While this doesn’t always serve as a formal rental history document, it can help you spot issues like unpaid rent sent to collections.
3. Ask your previous landlords or property managers
If you don’t want to pay for a formal report, consider compiling an unofficial history by asking past landlords to write reference letters. They can verify your timely payments and positive rental conduct. Although this won’t be as formal as a comprehensive screening report, it can serve as supporting evidence of your rental responsibility.
Reviewing your report for accuracy
Once you have your report, it’s crucial to go through it with a fine-tooth comb to ensure all the details are correct. Look out for:
- Incorrect addresses or inaccuracies in your address history
- Discrepancies in payment records (e.g., a missed payment that never happened)
- Errors in eviction records
- Mismatched personal information (like someone else’s data mixed with yours)
Mistakes can happen, and even small errors could negatively impact your chances of getting approved for an apartment. If you spot anything amiss, reach out to the reporting company promptly.
How to handle errors or disputes
To correct errors in your rental history report, take these steps:
- Gather proof. For instance, if your report shows a missed payment you’re sure you made, pull bank statements or rent receipts to back up your dispute.
- Write a dispute letter. Send it to both the screening company and, if relevant, any landlord or collection agency involved. State the error and include your evidence.
- Follow up. Under the FCRA, the agency has to investigate and respond. Keep copies of all communications and track timelines.
Your rights under the Fair Credit Reporting Act (FCRA)
As a renter, you have certain rights under the FCRA:
- Access to your report. You’re entitled to know what’s in your rental history report, which includes how your information is collected and used.
- Disputing errors. If you find inaccuracies, you have the right to challenge them. The reporting agency must investigate and correct mistakes within a reasonable time.
- Notification if denied. If a landlord rejects your rental application because of information in a consumer report, the landlord must inform you and provide the name of the company that furnished the report.
Red flags on your report and how a negative history might affect you
Landlords typically have several key concerns when reviewing a rental history report. Here are some common red flags they look for, along with how they may impact your chances of approval:
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Repeated late payments
- Potential impact: Consistent late payments suggest financial instability or poor budgeting habits. Landlords may worry you’ll struggle to pay rent on time.
- Outcome: Some landlords may request a higher security deposit, require a co-signer, or deny your application altogether.
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Evictions
- Potential impact: An eviction is one of the most severe red flags. It indicates a major breakdown in the landlord-tenant relationship, often due to unpaid rent or violations of the lease.
- Outcome: Many landlords will be hesitant to accept an applicant with an eviction on record unless there’s a compelling explanation.
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Broken leases or frequent moves
- Potential impact: If you have a history of breaking leases prematurely or moving often without a clear reason, landlords may view you as unreliable or worry you’ll leave them with a vacant unit before the lease is up.
- Outcome: They might offer you a month-to-month lease instead of a yearly lease or increase your security deposit to offset potential risks.
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Unpaid balances or collections
- Potential impact: If you have outstanding rent balances or collection accounts from past rentals, landlords can see this as a sign of financial irresponsibility.
- Outcome: You might be asked to clear these balances first or provide proof of payment before moving forward with a lease.
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Criminal record
- Potential impact: While some landlords are willing to rent to individuals with minor or dated offenses, others have strict policies against renting to those with a criminal background.
- Outcome: Depending on the severity, a landlord might deny your application or require more proof of stable employment and character references.
How a negative history might affect you:
- Higher deposits or additional fees. If a landlord sees a risky history, they may require more money upfront.
- Stricter lease terms. You may face limitations on your lease length or strict rules on lease-breaking.
- Difficulty finding rental options. In competitive markets, landlords can afford to be selective, so a negative report might reduce your choices.
- Co-signer requirements. A landlord might insist that you have a financially stable co-signer who will be legally responsible if you fail to pay rent.
The good news is that a negative history isn’t always a deal-breaker. Having a strong explanation, proof of income stability, or a reference from a reputable employer can sometimes ease a landlord’s concerns. You can also demonstrate positive steps taken since any past issues (e.g., paying down debt, completing a rental education course).
Tips for maintaining a strong rental history
Maintaining a clean rental record goes beyond just paying rent on time. Here are some tips:
- Pay your rent promptly. Always pay by the due date. If you foresee issues, communicate with your landlord as early as possible.
- Keep the property in good shape. Avoid damage, and when you move out, leave the rental in excellent condition.
- Communicate proactively. If any disputes arise, address them promptly to avoid escalation or evictions.
- Know your lease terms. Breaking a lease can leave a negative mark, so understand your obligations or negotiate before you sign.
- Maintain good credit overall. Your financial profile often impacts the data that appears in rental history databases.
A rental history report can make or break your next apartment application. Proactively checking your report, ensuring its accuracy, and addressing any issues can improve your chances of securing a lease—often with better terms. By knowing your rights and keeping your record in good standing, you’ll stand out in a competitive market and make the rental process smoother.
