Renting to College Students

College students get a bad rap when it comes to being good tenants. There are many, many college students out there who are hardworking, studious and responsible. Their lives are about much more than fraternity parties and March Madness. But they are young, which means for many of them the lease they sign with you very well may be the first lease they’ve ever signed.

Because of this age-based ignorance, the landlord that does a good job of being very forthcoming and patient during the application and lease-signing process has the best chance of forming a positive landlord-tenant relationship that leads to timely rental payments and respect for the property.

Be proactive in explaining things the students might not think to ask about. If utilities are not included in the rent, be sure that’s made known and give them the average monthly cost of utilities so they can factor that into their budgets. 

Tell students about the benefits of renters insurance, which doesn’t cost much but can protect them in the event that their belongings are damaged or stolen.

Finally, make sure they read the entire lease before they sign it, and go over each part with them so you know they’re paying attention. It may sound like hand-holding people who are supposed to be adult enough to sign a legal contract, but it’s worth the extra effort if it means less headaches for you later on.

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Credit Bureau’s Use of Rental Payment History Drawing Mixed Reviews

Experian RentBureau, one of the big three credit bureaus, recently began collecting data about consumer rental payments and including that data in its credit reports. Many see this as a positive step, particularly for those who are credit-worthy even if they don’t yet have traditional forms of credit, like credit cards or mortgages. Before this change, a lot of responsible people who don’t have a lot of credit were left at a disadvantage. Now their rental payment history can help boost (or lower) their credit scores. 

Still, there are some skeptics out there. Some point out that RentBureau’s database only covers about 8 million renters. That’s just over one-fifth of U.S. rental households, which is estimated at about 39 million. That leaves a ton of renters still at a credit disadvantage, even among their renting peers.

Others say reporting information on rental payment history may have a negative effect on low-income families struggling to pay the bills during the current recession. If an individual’s scores dip after a few late rent payments it’s not necessarily because that tenant is suddenly irresponsible, but because the economy is making it difficult for anyone to make ends meet.

As with any issue pertaining to credit reports, there are always two sides to a story. That’s why it’s important to stay on top of one’s own credit score, to know where you stand with creditors and lending agencies, and to dispute any inaccuracies.

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Recruit Neighbors To Watch Over Your Investment Property

Sometimes even the most attentive landlord isn’t around his or her property all the time. Unless you live right next-door, chances are a lot of your tenants’ behavior — and possible trouble — will go unnoticed by you unless someone tells you directly.

There’s no need to wait until the police call you to tell you about an arrest or other issue that happened at your property. The best observers of a tenant’s activity are that tenant’s neighbors, whether they also are your tenants or not.

Get to know the property owners who live near your rental property, and give them more than one way to contact you if something is amiss on your property. They have a vested interest in keeping their neighborhood safe and clean — and property values up — so they will be more than happy to send you an email or call you if they see or suspect trouble. Retired residents and stay-at-home moms are particularly helpful, because they’re home more than most and are fairly observant of their surroundings.

Increasing the number of eyes and ears on your property means you’re more likely to be alerted if there is a domestic violence issue, problems with people (or pets) that might not be on the lease, noise complaints, or another symptom of a problem tenant that didn’t show up on an instant tenant report or background check.

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Tips for Renting to College Students

March Madness is upon us, in more ways than one. Of course this is the time of year our attention turns to college basketball, tournament brackets and underdogs. But college students also are in a state of March Madness of another reason — housing issues. Specifically, now’s the time they start scrambling to secure off-campus housing for the coming school year.

Here’s what you should know about renting property to college students:

1. Make sure that the college students renting the apartment make enough money to cover the rent, or have their parents cosign the lease.

2. Make sure they understand the rental agreement is for one full year, not just during semesters. If they’re going to head “home” for the summer, they’ll need to find someone to sign a sub-lease or they’ll have to cover the rent themselves.

3. Make sure each person on the lease is responsible for the entire rent amount. College students sometimes switch roommates and housing mid-year due to personal conflicts, internships or studying abroad, so each tenant has to understand he/she is responsible for paying the entire rent amount until a new roommate is found and the lease is transferred.

4. Get a full security deposit to protect your assets from potential damage. College students are largely a responsible bunch who will respect your property while they live there, but parties and other gatherings will bring plenty of people through your place who might not be so respectful. It’s best to get a healthy security deposit and go over just what kind of cleaning and repairs will come out of that deposit if necessary.

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Many Americans Don’t Understand Credit Scores

According to a recent survey by the Consumer Federation of America and VantageScore Solutions, many Americans don’t really understand what goes into creating their credit score or how it may be used.

Among the findings, the majority of those surveyed didn’t know that a landlord or property manager could use a rental applicant’s credit score as a factor in deciding whether or not to approve them for a lease. About 67 percent of respondents incorrectly assumed age is a determining factor in the credit score, though nearly half knew the basic purpose of a credit score is to assess the risk for lenders of whether a borrower will or won’t repay a loan.

More than 1,000 Americans were surveyed by phone, averaging a D in total knowledge about credit scores, according to the survey results. VantageScore is a joint venture of three credit bureaus -- Equifax, Experian and TransUnion -- and calculates credit scores on a scale from 501 to 990.

Many may be ignorant about a credit score’s purpose or use, but that doesn’t mean a landlord shouldn’t use it. On the contrary, a thorough tenant screening and credit check are tops on the list of ways a landlord will know whether a tenant is lease-worthy.

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How Well Do You Know Your Applicant?

We have become a very transient society, never sitting still for long. Sure, there are still people who are born, reared and live their whole lives in the same small town. But the majority of us move from city to city, state to state, throughout our lives. Because of all this movement, those in property management often needs an atlas to decipher a prospective tenant’s rental application. Previous addresses and employers are often listed in multiple towns and states, and even a tenant’s personal references might not be in the area, or even in the state, where the rental property is located.

None of this is out of the ordinary or suggests that a person won’t make a good tenant, but it does raise the importance of a thorough tenant screening. Doing an in-depth background check on every prospective tenant will give you access to previous eviction notices and criminal records. Tenant screening also includes national searches in criminal sex offender databases that will give you peace of mind as well.

Gone are the days when you’d recognize a prospective tenant’s name or face, when you’d know their aunt or grandmother or boss. These days you are far more likely to have a complete stranger vying to live in your investment property. So do your homework and get to “know” them — thoroughly and promptly — before you have them sign a rental agreement.

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Being Nice Doesn’t Mean Compromising Principles

It’s OK to negotiate with potential tenants, especially if they’ve made a good impression on you and their application is in order. But too often landlords find themselves compromising their goals or going outside their comfort zones to appease people who haven’t even technically signed a lease yet.

That’s why it’s crucial that the landlord or property manager stays in control of the situation, from the initial walk-throughs to the lease signing and beyond.

1. Don’t accept someone’s copy of their credit report. Run your own. In fact, do an instant tenant report to see right away whether someone is worthy of being your tenant.
2. Don’t trust the fact that the person “seems nice.” Do a background check to rule out any criminals or sex offenders.
3. Don’t blindly accept someone’s request for a favor regarding when to give you the security deposit or first month’s rent. If they’re already having trouble coming up with money owed to you, it’s a good sign they’ll have trouble every month.
4. Don’t allow a prospective tenant to dicker with you over the rent price. Do your market research before deciding on what to charge for rent. That way when they complain that nobody in the area is asking that much, you’ll know whether they’re lying.
5. Don’t overlook a red flag, such as a pet being moved into the rental unit when the tenant said there were no pets. A tenant who lies is a problem tenant, and you’re probably in for a lot of headaches.

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