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January 2008 Issue
RentGrow "In the Know".
Do You Know Who Your Residents Are?
Tips on
Criminal Screening.
While the subject of "criminal screening" may sound
cold or even offensive to some applicants, it’s
important to remember this: whether property owner or
resident, we all want safe and peaceful places to
live. In the multi-family industry, criminal screening
has become one of the most important components in
accomplishing this goal. Criminal screening protects
your residents and your property. It’s a key marketing
point to let applicants know that they’ll be living in a
safe environment. And, in some cases, you may
need to conduct criminal screening to comply with
state and federal regulations.
However, this sort of screening--unlike credit
checks--is still in its infancy. So how do you know if
your criminal screening policy is effective, yet fair
and consistent? Consider the following tips.
1. Carefully
define your criminal criteria. Determine what
offenses are unacceptable. For example, you may identify
specific types of misdemeanors, such as those that are
violent towards people, or felony convictions within the
last 5-10 years. Contact
RentGrow for additional criteria
information.
2.
Educate yourself on discrimination
laws. This
site is a great resource. Remember, look only
at the records. Don’t make assumptions based on things
like a name or a personal characteristic that someone
may or may not be a criminal. Consistency protects you,
so treat all applicants equally. For example, you can’t
reject someone based on a criminal screening if you’re
not screening everyone. Make sure your policies are
documented and that they fall within any federal, state,
or county guidelines.
3.
Verify that you have the right
applicant. You should always verify the applicant’s
identity before you even begin the process of
criminal screening (or credit checks). For example, say
your applicant’s name is Chris Smith. While your
applicant might be female, the record that comes up
might be for a male. Methods for verifying an
applicant’s identity include checking government-issued
IDs, such as drivers’ licenses, social security cards,
or passports. Cross checking can also be valuable.
At
RentGrow, we can cross check references before you even
see the records at your request. We also
offer TotalScreen®
Address Search so you
can learn about their identity instantly.
4.
Streamline the criminal screening
process through a third party, such as RentGrow. Set
specifications with your screening partner to filter
results based on your specific criteria. This helps take
the burden off your leasing agents and lets them focus
on the job they do best—attracting
residents.
5.
Look beyond the data. Choose a
screening partner who can help you interpret results and
whose service provides a recommendation to accept or
decline the applicant.
6.
Keep in mind that for affordable
properties, certain rules exist for resident selection:
·
Owners must develop and make public
written selection policies.
·
The plan must include any preferences in
the admission of residents.
·
The restriction or preference must cite
the supporting documents to ensure
nondiscrimination.
7.
If you handle the criminal
screening process in-house, use consistent staffing and
follow consistent procedures:
·
Limit access to staff who have been fully
trained in order to eliminate inconsistencies.
·
Provide written, step-by-step instructions
for staff to ensure consistency.
·
Use standard forms so that each applicant
is subject to the same practices and will receive the
same consideration.
·
Use objective criteria.
·
Follow a formal written process for
collecting information. Owners should be careful about
informal information "gossip" about an applicant. Such
information is discriminatory and will affect applicants
inconsistently, since the owner does not collect this
for all applicants.
Remember,
information collected from the criminal screening
process enables property owners to make informed and
objective decisions. An effective screening policy will
also ensure fair, consistent, and equal treatment of
applicants. Last, but certainly not least, criminal
screening will help create a safe place for residents to
live--and peace of mind for
you. | 
