How to Screen Tenants Like a Pro 

If you're a landlord or property manager, especially here in North Idaho, finding great tenants is one of the most important, but also risky, parts of the job. We’ve seen too many people not take this step seriously, only to regret it later with unpaid rent, legal headaches, or damage that eats away at your bottom line. Screening tenants properly doesn’t just protect your investment, it sets the tone for the entire relationship.

Here’s how we approach it at Golden Properties and how you can apply these same principles to your rentals.

1. Start With the Law

Before you even ask any questions, you need to know the rules. The Fair Housing Act makes it illegal to discriminate based on race, color, religion, sex, national origin, disability, or familial status. In practice, this means:

• You must apply the same screening criteria to every applicant.

• You can't make housing decisions based on gut feelings or personal preferences.

• Your language, both spoken and written, matters.
  
  

Make sure your criteria are in writing, consistent, and compliant. For a more detailed breakdown of protected classes and federal guidance, check out HUD’s site here: https://www.hud.gov/program_offices/fair_housing_equal_opp

2. Verify Income, But Do It Right

A general rule of thumb is that applicants should make 2.5–3x the monthly rent in gross income. But here's where the details matter.

Someone might make enough on paper, but if they’re paying $3,000 a month in car loans, credit cards, and other debt, they may not actually be in a position to afford your place. You want to look at the entirety of their financial situation, not just how much they make on a monthly basis.

Financial responsibility is just as important as financial capacity.

3. Evaluate the Credit Report, Not Just the Score

Credit checks are one of the most misunderstood parts of tenant screening. Many landlords ask, “What’s your minimum score?” But here’s the truth, setting a hard cutoff can open you up to discrimination claims if you're inconsistent.

Instead, look at the full report. Focus on:

• Payment history: Are there missed payments? Recent ones are more concerning than old ones.

• Accounts in collections or bankruptcy filings: These are red flags, but not automatic disqualifiers.

• Debt-to-income concerns: Heavy revolving debt (credit cards, personal loans) can make an otherwise qualified tenant a financial risk.
  
  

There’s also data showing that tenants with higher credit scores tend to take better care of properties. A 700+ score often correlates with lower risk, while anything under 600 tends to increase the chances of late rent or damage.

Want to go deeper? This Experian chart on tenant risk by credit score is a good place to start.

4. Dig Into Rental History

A strong rental history is always good to look for, but only if you verify it properly.

Always ask for landlord references from the past several years. Then call them and ask:

• Did they pay on time?

• Any bounced checks or payment plans?

• Complaints from neighbors?

• Property condition at move-out?

• Would you rent to them again?
  
  

Pro tip: The previous landlord (not just the current one) may be more honest. If the current landlord is desperate to get rid of them, they might paint a rosier picture just to get them out.

Also, if the applicant owned a home recently, use mortgage payment history as a proxy for rental reliability.

Here’s a free rental verification form we recommend: Sample Idaho Rental Verification Form (PDF)

5. Pets: Friend or Foe?

Here in Kootenai County, saying “no pets” can eliminate 60–80% of your applicant pool. Most people have dogs. If you screen pets properly, they can actually add to your cash flow, not just add headaches.

Here’s what we suggest:

• Allow dogs, case by case.

• Collect pet deposits (check your local laws).

• Charge monthly pet rent ($25–$100 per pet is standard).

• Screen for breed, age, and behavior.

Generally, the most damage comes from puppies under 2. Older, well-behaved dogs? Usually no problem. Just be sure your insurance policy covers breeds like Pit Bulls, Rottweilers, Shepherds, etc. or require a liability waiver if you accept them.

Cats? We typically say no. They tend to cause more odor and carpet issues than dogs, and once that smell is in, it’s tough to get out.

And don’t forget: Emotional Support Animals (ESAs) and service animals are not pets legally. You can’t charge fees or deny based on breed, but you can ask for legitimate documentation from a doctor, not just something printed off a website.

6. Look for Stability

You’re not just renting a property, you’re investing in people. One of the best ways to protect your investment is to find tenants who will stay long term.

Ask things like:

• How long were they at their last residence?

• How long do they intend to stay at yours?

Most property damage and expenses happen at move-in and move-out. Every time a unit turns, you lose rent, spend on repairs, and reset the marketing cycle.

If possible, time your lease to end during peak rental season (spring/summer). From there, you can offer 1- or 2-year extensions. If the market’s hot, shorter leases give you room to raise rent. If a downturn is coming, locking in for longer can provide stability.

Final Thoughts

Screening tenants is a balancing act between protecting yourself legally, selecting qualified residents, and keeping your units filled with people who treat your property like their home.

Be consistent. Be thorough. Be fair. And don’t cut corners because the cost of doing it wrong is almost always more than the time it takes to do it right.

Got questions about your screening criteria? Feel free to drop us a line. We're always happy to talk shop.