What Background Check Do Most Landlords Use?

If you own rental property in Salt Lake City or anywhere in Utah, one bad tenant can wipe out a year of profit, damage your property, and drain your time.

That is why most successful landlords rely on structured, professional background checks, not a quick online search or a “good feeling” after a showing.

In this guide, we will walk through what really shows up on a landlord background check, which reports most landlords rely on, and how professional screening protects your investment better than DIY.

If you are a Utah landlord who wants lower risk, fewer headaches, and better long term residents, this is for you.

What Landlords Are Really Looking For In A Background Check

 

What Landlords Are Really Looking For In A Background Check

Most landlords are not hunting for “perfect” tenants. We are looking for predictable ones.

When we screen residents at Advanced Solutions Property Management, our goal is simple: protect the property, protect the income, and protect our owners from avoidable risk.

Risk, Reliability, And Fit For The Property

A background check is really a risk assessment tool. We are asking three questions:

• Can this person pay rent consistently and on time?

Their credit history, debt load, and income tell us a lot about future behavior.

• Is this person likely to respect the property and neighbors?

Prior evictions, serious criminal activity, and past lease violations are big signals here.

• Is this person a good fit for this specific home and community?

A luxury downtown SLC condo has different expectations than a single family home in Sugar House.

What this really means is that the most common landlord background checks are built to answer those questions in a structured, consistent way.

Why Consistency And Compliance Matter

Consistency is not just smart business, it is a legal safeguard.

If two applicants are treated differently based on gut feeling instead of clear criteria, that is how fair housing complaints start. A proper screening system uses:

• The same written criteria for every applicant
• The same background reports for every adult occupant
• The same decision process documented every time

We also need compliance with federal, state, and local rules. For example, Salt Lake City landlords must be careful about how they use criminal records and how they handle adverse action notices when they deny or conditionally approve an applicant.

At ASPM, we combine written criteria with professional screening tools and our in house policies so owners stay protected and residents are treated fairly.

If you want a deeper look at how a property manager protects your investment beyond screening, our overview on how a property manager protects your investment is a helpful next step.

The Core Background Checks Most Landlords Use

The Core Background Checks Most Landlords Use

So what background check do most landlords actually use in practice?

There is no single nationwide “landlord background check.“ Instead, most professional managers use a bundle of reports through a tenant screening platform. At ASPM, we layer several checks together to get a complete picture.

Credit Reports And Rental‑Specific Credit Scores

A standard credit report is still one of the most common tools. We review:

• Payment history and late payments
• Total debt and types of accounts
• Collection accounts and charge offs
• Overall credit score

Many screening systems generate a rental specific score that weighs housing related behavior more heavily than, say, one forgotten medical bill. That helps us avoid overreacting to minor issues while still protecting our owners.

National, State, And County Criminal Records

Most landlords run some level of criminal background check. This might include:

• National criminal databases
• Statewide repositories
• County level court searches where the applicant has lived

We focus on recent, relevant offenses that could threaten resident safety or the property. At the same time, we follow fair housing guidance and Utah law so we do not unfairly punish old or irrelevant records.

For more detail on local compliance, our guide to Salt Lake City rental laws can help.

Eviction History And Prior Landlord Filings

Eviction history is one of the highest value reports for a landlord. Professional screening typically searches:

• Formal eviction judgments
• Possession filings that may have settled
• Housing related collection accounts

Patterns matter here. One minor dispute five years ago is very different from multiple recent evictions and unpaid judgments.

We pair this data with our internal experience handling late rent and eviction issues so owners are not betting their property on guesswork.

Income, Employment, And Identity Verification

Background checks work only if the identity and income on the application are accurate.

Most landlords will:

• Confirm ID and match it against reports
• Verify current employment and length of time on the job
• Review pay stubs, W 2s, or other proof of income

We also look at income compared to rent and other obligations. A tenant might technically earn enough, but if their debt load is very high, the risk of payment issues goes up.

Optional Checks: Rental References And Additional Screening

Many landlords still request landlord references, but we treat them as supporting information, not the main decision driver. Some owners also request:

• Pet screening and pet policies
• Additional verification for high end properties
• Screening specific to commercial tenants

We help owners in Salt Lake County and Davis County align these options with their risk tolerance and property type, then we apply them consistently.

If you are weighing pet related risk specifically, our resource on whether your lease should include a pet policy is a useful complement.

What Actually Shows Up On A Landlord Background Report

 

What Actually Shows Up On A Landlord Background Report

Many applicants are nervous because they do not know what will appear on a landlord background check. As owners and managers, we need to know how to interpret what we see.

Payment Patterns, Debt, And Financial Red Flags

A credit based tenant screening report shows far more than a single score. We look for:

• Chronic late payments on housing or auto loans
• High utilization on credit cards
• Recent collections, especially from prior landlords or utilities
• Recent bankruptcies or foreclosures

We pay close attention to patterns. A one time medical collection is very different from a history of unpaid rent and broken leases.

To understand how these patterns flow into your property’s bottom line, we recommend pairing screening with structured rental property accounting.

Criminal Records: What Landlords Can And Cannot Use

Criminal records can include arrests, charges, and convictions from various jurisdictions.

But, we cannot simply deny everyone with any record. Best practice and fair housing guidance say we should:

• Focus on convictions, not just arrests
• Consider the nature of the offense
• Consider how much time has passed
• Evaluate whether the offense is relevant to resident safety or property risk

Our written criteria and professional platforms help us apply these rules consistently so owners are protected without crossing legal lines.

Evictions, Broken Leases, And Housing Debts

Eviction reports usually show:

• Formal eviction judgments
• Filing dates and outcomes
• Money owed for rent or damages

We treat verified housing debts and repeat evictions as major red flags. They often correlate with tenant damage vs normal wear and tear issues later, which can become costly disputes.

Gaps, Inconsistencies, And Signs Of Application Fraud

Some of the most important background information is what is missing or does not line up. We watch for:

• Unexplained gaps in rental history
• Employment that cannot be verified
• Pay stubs that do not match reported income
• IDs or Social Security numbers that do not pass basic checks

At ASPM, we combine data from professional tenant screening tools with our team’s experience reading between the lines. This is where DIY background checks often fall short, and where professional management dramatically reduces your risk of difficult tenants.

Professional Tenant Screening Versus DIY Background Checks

Plenty of landlords try to piece together their own background checks using free sites, social media, or one off reports. We understand the temptation, especially for newer investors.

But there are real gaps and risks with DIY screening compared to what a professional property management company provides.

Accuracy, Data Coverage, And Up‑To‑Date Records

Low cost or consumer websites often:

• Miss county level records
• Use outdated databases
• Skip eviction specific data

Professional screening platforms aggregate data from multiple sources and update constantly. Our team in Salt Lake City uses these tools every day, across hundreds of applications, so we know how to spot issues that a one time landlord might overlook.

If you are asking yourself do I need a property management company, the quality of screening alone is usually enough to justify it.

Fair Housing, Compliance, And Adverse Action Rules

Improper use of background information can expose landlords to fair housing complaints, legal fees, and damaged reputation.

Professional managers:

• Maintain written rental criteria and apply them consistently
• Know when and how to send adverse action notices
• Stay up to date on Utah guidelines and local rules

Our team lives in this world daily, so owners do not have to learn compliance the hard way.

For a deeper look at the management side beyond screening, our overview on what a professional property management company does in Salt Lake is helpful.

Time Savings And Reduced Administrative Burden

Screening is not just about reports. It is about:

• Answering questions from applicants
• Handling application fees and paperwork
• Following up with employers and past landlords
• Documenting decisions and storing records

We handle all of that for our owners so they can focus on strategy instead of chasing paperwork.

Protecting Your Reputation And Resident Experience

The way screening is handled sets the tone for the entire resident relationship.

Slow responses, unclear criteria, or inconsistent decisions frustrate good applicants. Professional screening with clear communication helps attract respectful residents who stay longer and treat the property well.

We also know how to communicate decisions professionally and empathetically, which is a core part of how good property managers communicate.

Choosing The Right Background Check Service As A Landlord

If you decide to work with a property management company or professional screening provider, the service you choose will shape your risk for years.

Here is how we recommend evaluating your options.

Key Features To Look For In A Screening Partner

At a minimum, you want a service or management partner that provides:

• Integrated credit, criminal, and eviction reports
• Identity and income verification
• Clear, customizable approval criteria
• Fast turnaround times
• Compliance support and documentation

In our own practice at ASPM, tenant screening is bundled into full service management, along with marketing, maintenance, inspections, and financial reporting. That lets owners benefit from screening and long term property strategy together.

If you want to understand the full financial picture, compare background screening quality as part of the cost of property management in Salt Lake City.

How To Align Screening Criteria With Your Rental Strategy

Background checks are not one size fits all. A portfolio of Class A apartments in downtown Salt Lake will have different criteria than workforce housing in West Valley.

We help owners define:

• Minimum income and credit thresholds
• Flexible vs strict policies on older credit issues
• Pet policies and pet screening
• Additional checks for higher risk property types

Then we apply those rules consistently so the strategy stays aligned with the day to day decisions.

For investors thinking long term, our guide on how to maximize your rental property’s ROI in Salt Lake City shows how screening fits into an overall performance plan.

Common Mistakes Landlords Make When Evaluating Services

We see a few recurring mistakes when landlords choose background check tools or management partners:

• Focusing only on price, not on data quality or support
• Ignoring fair housing and legal compliance
• Using different criteria for different applicants
• Treating screening as a one time event instead of part of an ongoing relationship

The best approach is to choose a partner who views screening the way we do at ASPM: as part of protecting your investment, your time, and your reputation over the entire life of the property.

Talk To A Tenant Screening Specialist Today

Most landlords use a combination of credit, criminal, eviction, and income verification reports. The real difference is not which single background check they choose, but how consistently and professionally those checks are applied.

At Advanced Solutions Property Management, we bring that structure to every property we manage in Salt Lake City, Murray, and across nearby Utah communities. Our eviction rate stays below 1 percent and our vacancy rate below 5 percent because we pair strong screening with clear communication, proactive maintenance, and data backed decisions.

If you are ready to move away from guesswork and DIY checks, we invite you to speak with our team. You can review our pricing and service options and learn more about what it is like to work with Advanced Solutions Property Management.

For more educational resources on screening, compliance, and protecting your investment, our main property management tips library is a great place to continue learning.

Related reads:

• Why many Utah owners are moving to professional management
• Deep dive on tenant screening in Salt Lake City
• Strategic questions to ask before hiring any manager

 

Frequently Asked Questions

What background check do most landlords use for tenants?

Most landlords do not use a single, one-size-fits-all background check. Instead, they rely on a bundled landlord background check that includes a credit report, criminal records search, eviction history, and income and employment verification, usually delivered through a professional tenant screening platform or property management company.

What shows up on a typical landlord background check?

A typical landlord background check shows credit history and score, payment patterns, collections and housing-related debts, eviction filings and judgments, relevant criminal convictions, and verification details like employment, income, and identity. Landlords use these data points to assess risk, reliability, and whether the applicant is a good fit for the property and community.

Why do many landlords prefer professional tenant screening over DIY background checks?

Professional tenant screening usually offers broader, more accurate data, including county-level court records and eviction databases, updated regularly. Property managers also handle fair housing compliance, adverse action notices, and documentation. This reduces legal risk, saves time, and helps landlords apply their criteria consistently instead of relying on ad hoc or incomplete DIY checks.

How far back does a landlord background check usually go?

Most tenant screening services look back seven years for credit, eviction, and many criminal records, which aligns with common credit reporting rules. However, some serious criminal convictions or older court records may still appear, depending on state law and database practices. Landlords should follow local regulations and fair housing guidance when weighing older issues.

Does a landlord background check hurt a tenant’s credit score?

Many landlord background checks use a “soft” credit inquiry, which does not affect the applicant’s credit score. Some services or smaller landlords may still use a “hard” pull, which can cause a minor, temporary score drop. Applicants can ask in advance what kind of credit check the landlord or manager uses.