How Do Landlords Check for Evictions? Best practices for property managers
When applying for a rental property, your past rental history is one of the most critical factors landlords consider. Among the biggest red flags? A previous eviction. But how do landlords check for evictions records? Do they rely on public databases, tenant screening reports, or references from past landlords?
In this comprehensive guide, we’ll break down how eviction checks work, what landlords look for during the screening process, and if you have an eviction on your record steps you can take to improve your rental prospects. Whether you’re a tenant seeking a fresh start or a landlord vetting applicants, we’ll cover the key insights you need to navigate the process with confidence.
In this guide you will Know:
- What Is an Eviction?
- Why Landlords Check for Evictions
- How Landlords Check for Evictions
- Tenant Screening Services
- Public Records Search
- Credit Reports
- Rental History Verification
- What Shows Up on an Eviction Report?
- How Long Does an Eviction Stay on Your Record?
- Can You Rent with an Eviction on Your Record?
- How to Remove or Dispute an Eviction
- Final Thoughts
What Is an Eviction?
An eviction is a legal process where a landlord removes a tenant from a rental property, usually due to violations like non-payment of rent, lease violations, or illegal activity. Evictions are filed in court, and if the judge rules in favor of the landlord, the tenant is legally required to vacate the property.
There are two main types of eviction:
- Formal Eviction (Court-Ordered): This goes through the legal system and becomes part of public records.
- Informal Eviction (Mutual Agreement): The landlord and tenant agree to part ways without legal action.
Only formal evictions are typically discoverable in background checks.
How do Landlords Check for Evictions and why ?
Landlords use eviction checks as part of a broader tenant screening process to assess an applicant’s reliability and risk level. Evictions often signal potential issues like unpaid rent, property damage, or conflict with previous landlords.
From a landlord’s perspective, evicting a tenant is costly, time-consuming, and emotionally draining. Therefore, screening applicants for prior evictions helps minimize future problems.
Landlords use several methods to check if a potential tenant has been evicted before. These methods include:
A. Tenant Screening Services
Most landlords use third-party tenant screening services that provide detailed background reports, including eviction records. Some of the most commonly used platforms include:
- RentPrep
- MyRental
- TenantReports.com
- TransUnion SmartMove
These services scan multiple databases, including court records, credit bureaus, and previous rental history. The reports typically cost anywhere from $25 to $50, depending on the level of detail.
B. Public Records Search
Since evictions are legal actions, they are considered public records. Landlords can search local court databases for eviction filings. However, this method is more manual and time-consuming and may not be practical for landlords managing multiple properties.
Public record searches are typically done through:
- County court websites
- Online public records databases
- Visiting the courthouse in person
Keep in mind that not all court systems have digital access, especially in smaller counties.
C. Credit Reports
An eviction itself won’t always show up on a credit report, but related information might. If a landlord sent an unpaid rent balance to collections, that collection account will appear on your credit history.
Landlords can obtain credit reports through:
- Experian
- TransUnion
- Equifax
A collection for rent or a judgment due to eviction can negatively impact your credit score and act as a red flag.
D. Rental History Verification
Many landlords will contact previous landlords as part of the screening process. They may ask:
- Did the tenant pay rent on time?
- Was the property well maintained?
- Did you have to evict the tenant?
Sometimes, landlords are more willing to share eviction-related information verbally than in formal records. This is why references are so important, even if your eviction doesn’t show up in databases.
4. What Shows Up on an Eviction Report?
When landlords screen applicants, an eviction report is one of the most telling documents they review. Unlike a simple credit check, these reports dig deeper into a tenant’s rental legal history—revealing not just whether an eviction happened, but critical details about the case. Here’s what typically appears on an eviction report:
- Filing Date – When the landlord formally filed the eviction case in court.
- Court Judgments – The court’s final ruling (e.g., “lease terminated” or “tenant retained possession”).
- Case Outcome – Whether the tenant was successfully evicted or if the case was dropped/dismissed.
- Unpaid Debts – Outstanding rent, fees, or damages owed from the case.
- Collection Records – If delinquent payments were forwarded to a collections agency.
Important Note: Even dismissed evictions (where the tenant wasn’t removed) may still appear on reports. Some landlords view any filing—regardless of outcome—as a risk factor.
5. How Long Does an Eviction Stay on Your Record?
An eviction can stay on your public record for seven years in most states, though this may vary depending on local laws. Credit reports may show eviction-related collections for the same amount of time.
After seven years, most tenant screening companies stop including the eviction in their reports.
6. Can You Rent with an Eviction on Your Record?
Yes, but it can be more challenging. Here are some ways to improve your chances:
- Be Honest: Don’t lie about your eviction. Explain the situation upfront.
- Provide a Co-Signer: A co-signer with good credit can help offset landlord concerns.
- Offer a Larger Deposit: Money talks. A larger security deposit may give landlords peace of mind.
- Show Stable Income: Prove your ability to pay rent with recent pay stubs or bank statements.
- Get References: Positive reviews from recent landlords can help rebuild trust.
Some landlords or property managers may be more flexible, especially small independent owners rather than large apartment complexes with strict policies.
7. How to Remove or Dispute an Eviction
If you believe an eviction is incorrect or unfairly reported, you may be able to dispute it. Here’s how:
Step 1: Get a Copy of Your Report
Start by obtaining a copy of your eviction or background report from the screening company used. Under the Fair Credit Reporting Act (FCRA), you are entitled to a free copy if you are denied housing because of the report.
Step 2: File a Dispute
If there’s an error (such as a case you won or that was dismissed), file a dispute with the reporting agency. Include:
- A written explanation
- Court documents showing the case outcome
- Contact information for verification
The agency has 30 days to investigate and respond.
Step 3: Expunge the Record (if eligible)
Some states allow expungement of eviction records, especially if the case was dismissed or resolved amicably. This process involves:
- Filing a request with the court
- Attending a hearing
- Getting the judge’s approval
Once expunged, the eviction will no longer appear in public records or background checks.
Final Thoughts
Eviction checks are an essential part of a landlord’s screening process, and past evictions can impact your ability to rent in the future. Landlords typically use tenant screening services, public records, credit reports, and rental references to uncover a tenant’s eviction history.
If you have an eviction on your record, don’t panic. With the right approach—honesty, financial stability, and strong references—you can still find a place to live. And if you’re a landlord, thorough screening helps protect your investment and ensures responsible tenants.
Understanding how landlords check for evictions empowers both tenants and property managers to make informed decisions in the rental process.
