What Is Screening
Screening is the process a landlord uses to evaluate Section 8 voucher applicants by reviewing rental history, credit reports, criminal records, and other background information. This assessment determines whether the landlord will approve the tenant for occupancy.
Screening Standards and Fair Housing
Landlords conducting screening must comply with Fair Housing Act requirements. They cannot deny housing based on race, color, national origin, religion, sex, familial status, or disability. However, landlords can screen based on legitimate business criteria such as income verification, employment history, and criminal convictions that directly relate to tenant suitability.
The Public Housing Authority (PHA) in your jurisdiction may have specific guidelines landlords must follow. Many PHAs require landlords to use consistent screening criteria for all applicants, both voucher and non-voucher tenants. Some PHAs prohibit automatic denial for any criminal record, requiring instead that landlords evaluate the nature, severity, and timing of offenses.
What Landlords Typically Screen
- Rental History: Previous landlord references, payment timeliness, lease violations, evictions, and reasons for leaving prior residences
- Credit Reports: Outstanding debts, collections accounts, bankruptcy history, and payment patterns. Note that many PHAs limit how landlords can use credit scores
- Criminal Background: Convictions and sometimes arrests, though policies vary by jurisdiction. HUD guidelines allow screening for crimes of violence, drug-related offenses, and sex offenses but require individualized assessment
- Income and Employment: Verification that tenant income meets lease requirements, typically 2.5 to 3 times the monthly rent
- Landlord References: Direct contact with previous landlords about payment history and lease compliance
Tenant Rights During Screening
Tenants have the right to know what criteria the landlord is using and to receive denial reasons in writing. If denied based on a criminal background check or credit report, you must receive notice of the information used and have an opportunity to dispute inaccuracies. Under Fair Credit Reporting Act requirements, landlords using third-party screening companies must notify tenants and provide contact information to dispute errors.
Common Questions
- Can a landlord deny me for an old criminal conviction? Not automatically. Most PHAs require landlords to evaluate when the conviction occurred, what it was for, and your conduct since then. Recent or serious offenses carry more weight than old misdemeanors. Check with your local PHA for specific guidance.
- What if the screening report contains wrong information? You have the right to dispute inaccuracies. Request the screening report from the landlord, identify errors, and provide documentation. For credit or criminal reports, contact the reporting agency directly to file a dispute.
- Does my PHA conduct screening? No. The PHA determines your eligibility for the voucher program and Fair Market Rent, but individual landlords screen tenants. The PHA only verifies that the unit meets Housing Quality Standards (HQS) requirements.