Tenant Screening in Salt Lake City: How We Find Reliable Renters
Learn About Our Proven Tenant Placement & Screening Process At Advanced Solutions Property Management
At Advanced Solutions Property Management, we understand the difference between finding the RIGHT tenant versus the quick tenant. Our proven tenant screening system streamlines income, employment, credit, rental history and criminal background checks to put reliable tenants in your property.
Better Screening = Better Tenants
Property management isn’t just about collecting rent – it starts with placing quality tenants who will pay on time and take care of your investment. The screening process during lease-up is critical. We put a lot of effort into front-end screening because we know cutting corners leads to problems down the road.
“Over my 20 years in property management, I’ve learned that tenant screening is the single most important factor in rental property success,” said Bob Mack, Principal Broker and Owner at Advanced Solutions Property Management in Salt Lake City. “At ASPM, we’ve refined our screening process to protect our owners’ investments while treating applicants fairly and professionally. The extra time we spend on thorough screening saves our clients thousands in potential damages, lost rent, and legal headaches. When we place a tenant, we’re not just filling a vacancy – we’re setting the foundation for years of stable income and property appreciation.”
With over 65 years of combined property management experience, we have developed screening procedures to protect your investment from problem tenants. Property owners who come to us after self-managing tell the same story: inadequate screening led to tenant issues that became costly and time consuming to resolve.
Why Thorough Screening Matters
The financial impact of a bad tenant can be devastating:
- Eviction costs averaging $3,500-$10,000
- Lost rent during vacancy periods
- Property damage requiring repairs
- Legal fees for tenant disputes
- Time and stress dealing with problem tenants
One bad tenant can wipe out an entire year of rental income. The small investment in thorough screening pays big dividends in protecting your property and maintaining cash flow.
Self-managing landlords are under pressure to fill vacancies quickly and sometimes cut corners on screening to get rent flowing. This short term thinking leads to long term problems. Our screening approach balances efficiency with thoroughness to find tenants who will pay on time, respect your property and follow lease terms.
Our 4 Question Screening Process
ASPM’s tenant screening process answers 4 critical questions about each applicant:
- Do we have proof of the applicant’s identity?
- Does the applicant have a history of proper property care?
- Has the applicant demonstrated financial responsibility?
- Is the applicant’s income sufficient for the rental?
Our systemized approach uses state of the art background screening tools to get information quickly. This structured screening minimizes risk while ensuring fair and consistent evaluation of all applicants in compliance with fair housing laws.
Question 1: Do we have proof of the applicant’s identity?
Identity verification is the foundation of our screening process:
- All applicants 18 and over must submit current, unexpired government issued photo ID
- Social Security numbers are verified to confirm identity
- Address history is validated through credit reports and background checks* ID verification ensures only verified lessees can pick up keys to the rental unit
- Photo ID is kept on file for future reference if needed
ID verification protects you from fraud and establishes accountability. By verifying ID upfront we create a paper trail that can be very helpful if issues arise during tenancy.
Question 2: Does the applicant have a history of proper property care?
Behavior and pet responsibility screening predicts how an applicant will treat your investment:
- Rental history verification:
- Minimum 60 months of verifiable rental history with satisfactory lease fulfillment
- Any eviction judgments within 7 years: Automatic denial
- Background check for all occupants 18 and older:
- 7-year lookback period for convictions
- Automatic denial for:
- Violent offenses (murder, manslaughter, assault, robbery)
- Sexual offenses or child-related crimes
- Drug possession, trafficking, manufacturing
- Property crimes, fraud, dishonesty
- Crimes against persons or society
- Weapon offenses
- Pet screening:
- No pitbulls or vicious breeds
- No more than 2 pets per unit
- No pets in common areas
- Service animals permitted with documentation
Past behavior is the best predictor of future behavior. By thoroughly checking rental history and conducting comprehensive screening, we identify red flags that could put your property at risk. Our strict screening standards minimize the chance of property damage, illegal activity, or neighbor complaints.
Question 3: Has the applicant demonstrated financial responsibility?
Credit and financial responsibility screening shows an applicant’s payment patterns:
- Credit score requirements:
- 650 or higher: Meets requirements
- 520-649: Meets requirements with co-signer or increased security deposit
- 519 or lower: Automatic denial
- Account status evaluation:
- At least 95% of accounts in good standing: Meets requirements
- 85-94.9% of accounts in good standing: Requires co-signer or increased deposit
- Less than 85% of accounts in good standing: Automatic denial
- Bankruptcy evaluation:
- Open bankruptcies: Automatic denial
- Discharged bankruptcies within past year: Requires co-signer or increased deposit
- Collections accounts:
- One account in collections: Manual review required
- Two or more accounts in collections: Automatic denial
- Medical and student accounts under $50 excluded from calculation
We don’t just look at credit scores – we analyze the patterns behind them. A tenant who pays their bills on time is likely to pay rent the same way. Our credit evaluation balances opportunity with risk management, offering options like increased security deposits for borderline applicants while maintaining clear standards.
Question 4: Is the applicant’s income sufficient for the rental?
Financial qualification ensures tenants can comfortably afford monthly rent payments:
- Income requirements:
- 2.5x monthly rent for multi-unit apartments
- 3x monthly rent for single-family properties
- Income verification through:
- Recent pay stubs and bank statements for employed applicants
- 60 days of bank statements and prior-year tax returns for self-employed applicants
- Statement of benefits and bank statements for applicants receiving assistance
- All income must be fully verified with documentation
Income verification is one of the best predictors of on-time rent payments. We analyze actual documentation instead of taking an applicants’ word for their income. This verification process helps prevent payment issues before they start.
Our clear income requirements set realistic expectations and help identify tenants who are financially stable enough to meet the lease term without payment problems.
Complete Application Requirement
We require 100% complete applications with no exceptions:
- All fields must be filled out correctly
- Incomplete applications will not be processed
- Incorrect information (date of birth, social security number, etc.) requires reapplication with a new fee
- Complete applications allow for faster processing and accurate verification
This simple requirement is an effective screening tool. Applicants who can’t or won’t complete a basic application often struggle with other responsibilities. This policy also ensures we have all necessary information for thorough screening.
Adverse Action & Co-Signer Requirements
When an applicant doesn’t fully meet our criteria, we may take adverse action:
- Denial of application
- Increased security deposit
- Qualified co-signer requirement
Co-signer requirements:
- Must apply and pay application fee
- Must meet all applicant criteria
- Minimum 700 FICO score
- Income at least 5x market rent
Occupancy limits:
- 2 related persons per bedroom
- No more than 3 unrelated adults in a single unit
- In roommate situations, no more than 1 adult per room
These options provide flexibility while still protecting your investment. For borderline applicants who otherwise show promise, a co-signer or increased deposit can mitigate risk.
Pet & Service Animal Policies
Our pet policies balance tenant preferences with property protection. We understand that 70% of Salt Lake City renters have pets, but we also recognize the risks pets can pose to rental properties.
Pet Approval Process
Each property has specific pet guidelines based on:
- Property type and layout
- Owner preferences
- Community restrictions
- Insurance requirements
Breed and Animal Restrictions
For insurance and property protection, we cannot approve:
- Dog breeds classified as aggressive by insurance companies
- Barnyard animals (chickens, goats, etc.)
- Reptiles of any kind
- Rodents (hamsters, guinea pigs, etc.)
- Fish tanks (due to water damage risk)
- Exotic or unusual mammals
Tenant Responsibility
All tenants with pets must understand:
- Full responsibility for any damage caused by their pets
- This includes damage from both approved and unapproved animals
- Undisclosed pets are considered a lease violation
- Violations may lead to penalties including potential eviction
Service and Companion Animals
We follow all legal requirements regarding service animals:
- Service and emotional support animals are accepted with proper documentation
- No pet fees or pet rent charged for documented service animals
- Required documentation must verify the need for the assistance animal
- Service animals must still comply with tenant responsibility requirements
Our balanced approach keeps properties protected while accommodating responsible pet owners.
Lease Process
Once approved, we handle the entire lease process:
- Custom attorney-prepared lease agreements that protect owner interests
- Move-in costs must be paid via ACH transfer or certified funds (cashier’s check/money order)
- Personal checks and cash never accepted
- Detailed move-in inspection with documentation
- Clear explanation of tenant responsibilities and expectations
Our thorough lease documentation establishes clear expectations from day one, reducing the likelihood of misunderstandings or disputes during tenancy.
A La Carte
Don’t need full property management? We offer tenant placement as a standalone service:
- Complete tenant screening and placement
- Lease preparation and signing
- Move-in coordination
- One-time $195 placement fee
- Perfect for owners who want to self-manage but need help finding qualified tenants
This service gives you access to our professional screening expertise without ongoing management fees, making it an excellent option for hands-on property owners.
Fair Housing
ASPM strictly adheres to all fair housing requirements:
- We don’t discriminate based on race, color, religion, sex, handicap, family status, national origin, source of income, sexual orientation, or gender identity
- All applicants are evaluated using the same consistent criteria
- Documentation of all screening decisions is maintained
- Our staff receives regular fair housing training
Our commitment to equal housing opportunity ensures all applicants are treated fairly while still maintaining high qualification standards.
Results You Can Expect
Our thorough screening process produces measurable benefits:
- Lower eviction rates compared to industry averages
- Higher on-time payment percentages
- Reduced property damage incidents
- Longer average tenant retention (reducing turnover costs)
- Fewer lease violations and compliance issues
My husband and I have had a great experience with ASPM! They took over our properties from another terrible property manager business here in SLC. Great on communication, follow up, getting the units leased quickly.
– Nicole H.
Bob Mack and his team at Advanced Solutions Property Management do a wonderful job ensuring your investments are cared for a profitable. I have referred several property owners to ASPM. They all love the service, accountability, and transparency that they see month to month. Thanks Bob!! Keep up the good work.
– Dustin H.
Advanced Solutions Property Management provides comprehensive services that in the end creates greater profitability for investment properties. They are pros at handling the burdens of managing property and because they are experts they can expedite resolving customer issues. I highly recommend ASPM to anyone with residential or commercial investment property.
– Jennifer B.
