Why Massachusetts Landlords Should Run a Background Check [UPDATED]
Before renting out a property, landlords should run a background check to learn more about potential tenants. This will give the landlords an idea of if the tenant is reliable, has a good rental history, and if they have the potential to be a long-term renter.
Fair housing laws prohibit landlords from denying housing to tenants based on race, religion, disability, sex, ethnicity, or if they have children. Some states have stricter discrimination laws as well. However, landlords can make decisions based on the success of their business, and they can use background checks to determine if a tenant will pay rent, pay on time, and treat the property with care.
In this article, we talk about how landlords in Massachusetts can use background checks to choose between applicants by learning about their eviction history, credit history, or criminal background.
Why do a tenant background check?
Background checks are a simple and low-cost way to avoid risk when renting your property. The information you get will help you know if a potential tenant has a stable rent payment history or if they may be a liability because they have been evicted in the past. Tenant screening is a minor way to help you make a thoughtful business decision when you are choosing between rental applicants.
The 3 types of background checks
There are three types of background checks available for landlords in Massachusetts:
An Eviction Court search to see if they’ve ever been through eviction in housing court.
A Credit Check to see their financial stability.
A Criminal Records search to check for any criminal history.
Where to get a background check in Massachusetts
For Eviction Court records
Got to masscourts.org
Determine the district court(s) for their previous address(es)
Search by their name
Verify that their previous address matches that in court documents (multiple people may have the same name)
NOTE: Court records don’t tell the whole story and don’t necessarily mean the tenant was at fault or that they still owe money.
For Credit Checks
There are a number of different tenant screening services offering slightly different types of credit scores, some even including additional criminal and/or eviction history.
Choose the service that best suits your needs.
Register with the service (some may ask for proof that you’re a legitimate landlord to ensure privacy).
Search for your tenant.
NOTE: Credit scores can change drastically due to sudden financial disasters such as medical bankruptcy and do not necessarily indicate that a tenant won’t pay rent.
For Criminal Records
Family Watchdog allows you to search for registered sex offenders by address.
iCORI allows you to register for access to MA criminal records including felonies up to ten years old and pending charges. (NOTE: iCORI is more detailed than what batch screening services can provide)
Background check costs in Massachusetts
Depending on how you search and what you’re searching for, tenant screening services could cost anywhere from $0-60 per tenant, and some services charge monthly or annual fees of up to $200 per year.
NOTE: Under MA law you cannot require the tenant to pay for a background and/or credit check.
Example tenant background check services
Apart from the services mentioned above, here are some batch tenant screening services that can provide eviction history, credit checks, and criminal records all in one search.
Here are a few:
Background Examine
Services range from around $30 for a FICO score and criminal history to up to $55 for eviction information and a landlord reference check.
Equifax
Only available to licensed property managers. Includes a full background and tenant credit check, rental history, and employment verification.
Experian
$15 for just a credit score.
FirstAdvantage
Comprehensive screening for landlords with over 100 units at a monthly rate.
MyRental
$25 per tenant for criminal and eviction history, and $35 to include a credit report.
Rent Application
$40 for all major credit scores and criminal history.
RentPrep
$29-38 for background checks and TransUnion score.
SmartScreen
$40 for TransUnion credit report and criminal background.
TenantAlert
$30-50 for a credit report of your choice plus varying degrees of background checks.
TransUnion
$35-40 for credit scores, eviction reports, and income information.