Any Chicago apartment landlord who's been around the block knows that every successful Chicago apartment tenancy begins with tenant screening and a tenant credit check. But due to changes in Cook County law, all Chicago landlords must revisit their tenant screening procedures in November 2019, when a new Cook County anti-discrimination law called the Just Housing Ordinance goes into effect.
We'll share a few great resources that make it quick and easy to check a potential tenant’s credit and criminal background. And we’ll explain the laws about tenant screening that landlords need to know and what information landlords should gather in a rental application form.
Is a tenant screening service the same as a tenant background check?
The best way to think of a tenant background check is a snapshot of a renter’s history with previous apartment rentals. If a renter is serious about signing a lease for an apartment, a landlord should get serious about checking their references. Landlords should ask for contact info of at least 2 previous landlords (not roommates, not significant others) in the tenant's rental application form and follow up with them. Aside from the obvious questions about eviction and damages in the tenant’s history, landlords might want to inquire about complaints from neighbors, cleanliness of the apartment and any other potential red flags in their apartment rental history.
What Chicago/IL/USA tenant screening laws do I need to know?
In April of 2019, the Cook County Board of Commissioners voted to pass the Just Housing Ordinance (JHO), with the ordinance scheduled to take effect in November of 2019. The ordinance requires all landlords in Cook County to assess a potential tenant's qualifications before looking at his/her criminal history. In other words, Chicago landlords can not ask an applicant about his or her criminal history until the landlord gives a provisional ‘OK’ to the tenant. The JHO prohibits landlords from denying housing on the basis of arrests, juvenile records, sealed and expunged records. If a criminal background check shows that an applicant has a criminal conviction, the landlord must disclose the source of the information to the applicant so that he/she can dispute its accuracy. Landlords must also perform an individualized assessment of the tenant's criminal history before denying housing. As of August 2019, the Cook County Department of Human Rights and Ethics is still drafting the Interprative Rules of the JHO, which will clarify the parameters of the individualized assessment.
In addition to concerns about criminal history, most landlords review a tenant's credit history, too. Federal law mandates that all three major credit bureaus—TransUnion, Experian, and Equifax—require landlords to undergo a rigorous on-site inspection by a licensed third party inspector before receiving an applicant's full credit check report. Inspectors check to make sure that reports are stored in a locked file cabinet, that there is a shredder onsite, and that the landlord’s home office is separate from the living area. Inspections can take several days to schedule and incur an additional cost to the landlord. Additionally, many part-time landlords may not pass such an inspection. For these reasons, the services that are recommended here on Domu are ones that do NOT require an on-site inspection. Because the applicant initiates the tenant screening process, an on-site inspection is not required to use the services below, making them ideal for smaller landlords who screen tenants only a few times each year.
What are the best questions to ask potential tenants?
All Chicago apartment landlords should not accept any rental application, irrespective of the results of a credit report, until they've examined a bona fide form of photo identification clearly tying the prospective tenant to the name on the report. Careful landlords should check the birthdate on a credit report to the birthdate on a driver's license to ensure that children who bear the same name as their parents do not attempt to finagle their way into a lease by substituting their parents' pristine credit for their own. That has been known to happen from time to time, so landlords are doing themselves a favor when they’re being vigilant in their own “pre-screening” process.
What is a tenant background credit check?
Landlords can think of a tenant credit check like a report card on a tenant’s finances. A credit check will return a numerical score that indicates the overall financial stability of a potential tenant, or their total credit, and this will help landlords answer a number of questions.
What information will a tenant credit check provide?
A tenant background check provides a wide array of information that’s useful to landlords. For example, does the applicant have outstanding debt or other financial obligations? Do they have large balances on credit cards? Do they have any liens taken out against them or their property? These answers could have major implications to a tenant’s ability to pay the rent in full and on time.
Can I choose a tenant based on their credit?
Landlords should determine an acceptable range of credit to move forward with a tenant’s application. Many of the services that are recommended here provide more guidance on what a healthy credit score looks like. Landlords should apply the same credit history requirements to all tenants -- remember that in Chicago and Cook County, landlords cannot discriminate based on a tenant's source of income. Landlords ought to be familiar with fair housing laws and can read more about how they work here.
What are the main problems of tenant screening services?
Tenant screening services like the ones we review here are beneficial for a number of reasons, and chief among those is that they’re really quick. Landlords who are in a hurry might appreciate a quick, cost-effective tenant screening process but there are drawbacks that come with the speediness of some screening services. Namely, the reliability of aggregated data. What does that mean? Think of a Google search for a common name like John Smith. The results will number in the millions, if not billions, and how might someone reliably narrow down the results to the *one* John Smith that they wanted to check? These screening companies are pulling data from a number of public databases, and with a common surname there is an increased likelihood that landlords will see results for a completely different person in their tenant screening report.
Another problem with tenant screening reports comes in the form of customer service. Tenant screenings are generally viewed as speedy and quick transactions that follow the typical script of 1) landlord provides email address to screening company, 2) applicant receives email from the company and pays the screening fee, 3) credit report comes back to the landlord, and then the ball is in the landlord’s court. The decision to move forward with an applicant is squarely on them and they (hopefully) hold enough information to make an informed, unbiased decision. If the decision is ultimately, “No, I’m not going to move forward with this tenant’s application,” and the reason is because of something that showed up in the credit report, then the landlord must inform the tenant that the credit check was the issue. The Federal Fair Credit Reporting Act requires landlords to provide an adverse action letter to tenants to inform them that something in the credit report was concerning and, the name and contact information for that credit agency, too, so that the tenant can request a copy.
What are some recommended tenant screening services?
Here are some of the tenant screening services that have worked for both large- and small-scale landlords who list their apartments on Domu.
How it works: Upon creating an account, landlords are asked a series of questions based on information from their own consumer history to verify their identity. The landlord then invites potential tenants to submit screening and background applications. The renter fills out the application online, submits payment, and shares the report with the landlord. Within minutes, the landlord is notified by email and can log in to view the applicant's credit, criminal and eviction reports.
What we like: RentConnect lets renters pull their own credit and share their full credit report with the landlord. Additionally, because the renter initiates and pays for their own report, it results in a “soft” inquiry that doesn’t hurt the applicant’s credit score. RentConnect offers renters an added layer of protection by not displaying social security or account numbers on the final report that is shared with the landlord.
Cost: Renters are responsible for the cost of each report that the landlord requests. Renters may share reports with multiple landlords up to 30 days from purchase.
- Credit report $14.95
- Criminal background report $14.95
- Eviction history $14.95
- Credit report, criminal background report, and eviction report $34.95
How it works: The landlord sets up an account and creates a profile for each rental property. The landlord can then invite potential tenants to apply through TransUnion’s website. The landlord is notified by email once an application has been submitted and the reports are complete. Turnaround time is typically only several minutes. TransUnion SmartMove offers two packages from which landlords can choose. The QuickCheck includes a bottom line leasing recommendation to accept or decline the potential tenant and a criminal background check. The QuickCheck Plus includes a leasing recommendation and the applicant's full credit, criminal and eviction reports. While results do not include the applicant's FICO score, they do include a "ResidentScore," which is a number ranging from 350-850 that is based on the applicant's credit history, similar to a credit score.
What we like: TransUnion SmartMove allows landlords to quickly access potential tenants’ credit and criminal background reports. Additionally, the service affords renters an added layer of security by maintaining the confidentiality of their personal identifying information. Results include a credit history, but the applicant’s social security number is not visible. Because the renter initiates the request, the credit check is considered a "soft" hit and does not impact the renter's credit score.
Cost: When landlords initiate the process, they can choose to pay the application fee or request that the potential tenant shoulder the cost. Pricing is as follows.
- Leasing recommendation, ResidentScore, and criminal background report $25
- Leasing recommendation, ResidentScore, full credit report, criminal background report and eviction report $38
How it works: Before creating an account, landlords are asked a short series of questions to verify their identity. The landlord then receives a unique URL that links to the property’s rental application. The landlord directs potential tenants to this link, which enables them to complete the application and submit payment online. The landlord is notified by email when applications are completed and may view the renter’s credit, criminal, and eviction reports within minutes. Results include the applicant's full credit report, including a credit score.
What we like: Registration is fast, and the site allows landlords to customize their rental applications, adding and removing questions as needed. To protect the renter's privacy, reports show only the last four digits of the applicant's social security number.
Cost: Rent Application is free for landlords. Fees are paid by the applicant upon submission of the application. Landlords can specify which reports they’d like processed. Pricing is below.
- Credit report $19.95
- Criminal background report, eviction history, employment verification and landlord verification is available for an additional $10 each.
The general information that Domu provides about Chicago landlord tenant law is not intended as legal advice. Domu endeavors to provide accurate information, but the law is subject to change, and Domu is not a law firm or provider of legal services. Questions about your particular leasing situation should be directed to a lawyer.