Finding a place to rent can be tough, but what happens when you’ve got an eviction on your record? Unfortunately, having an eviction in your rental history can significantly complicate the process of securing a new lease. Landlords often view evictions as a red flag, fearing potential financial risks or disruptive behavior. This negative mark can make it seem like your options are severely limited, leading to feelings of stress and hopelessness as you struggle to find suitable housing.
However, having an eviction doesn’t automatically mean you’re destined for housing insecurity. While it presents a challenge, it’s not an insurmountable barrier. With the right strategies and preparation, you can increase your chances of finding a landlord willing to give you a second chance. Knowing how to navigate the rental market with an eviction on your record is crucial for regaining stability and securing a safe and comfortable place to call home.
What are my rights, and how can I improve my chances of renting again?
How long does an eviction stay on my record and impact rental applications?
An eviction itself, meaning the court record of the eviction lawsuit, can remain on your public record indefinitely, although its impact diminishes over time. Credit reporting agencies typically report evictions for up to seven years, similar to other negative marks like bankruptcies. However, landlords often consider rental history reports, which may include eviction filings and judgments for longer than credit reports.
While the court record of an eviction remains public, its practical impact on rental applications lessens as time passes. Landlords are more concerned with recent rental history, typically focusing on the past three to five years. An eviction from eight or ten years ago will likely be viewed less harshly than one from six months ago. The specific policies of individual landlords vary, so there’s no universal expiration date after which an eviction becomes irrelevant. Some landlords may disregard older evictions entirely, while others may have blanket policies against renting to anyone with a prior eviction, regardless of its age. The severity of the eviction’s impact also depends on the circumstances surrounding it. For instance, an eviction stemming from a misunderstanding or a one-time financial hardship might be viewed more leniently than one resulting from repeated lease violations or property damage. Being proactive in addressing the issue, such as demonstrating improved financial stability or providing references from previous landlords who can vouch for your reliability, can significantly improve your chances of securing a new rental despite a past eviction. You can also explain the situation honestly to potential landlords and emphasize the steps you’ve taken to prevent a recurrence.
What can I do to improve my chances of renting with a prior eviction?
Renting with a prior eviction requires proactive steps to mitigate landlord concerns. Be honest and upfront about the eviction, demonstrate financial stability, improve your credit score, seek co-signers or guarantors, offer a larger security deposit, and look for landlords willing to work with those who have past evictions.
Even though an eviction on your record presents a significant hurdle, it isn’t insurmountable. Honesty is crucial; attempting to hide the eviction will almost certainly backfire when a background check is performed. When you apply for a rental, address the eviction directly in your application or during your interview with the landlord. Explain the circumstances that led to the eviction (e.g., job loss, unexpected medical bills) and, more importantly, emphasize how your situation has changed and what steps you’ve taken to prevent a recurrence. Landlords are more likely to consider your application favorably if you demonstrate accountability and show that you’ve learned from the experience. Beyond explaining the past, focus on showcasing your current stability. Compile documentation proving consistent income, such as pay stubs, bank statements, or tax returns. Work on improving your credit score; even a small increase can make a difference. Consider offering a larger security deposit than required or proposing to pay a few months’ rent in advance. These actions demonstrate your financial commitment and reduce the landlord’s perceived risk. Finally, consider the possibility of obtaining a co-signer or guarantor with a strong credit history and stable income. A co-signer agrees to be responsible for the rent if you fail to pay, providing an extra layer of security for the landlord.
Should I disclose my eviction upfront, or wait to be asked?
Generally, it’s better to disclose an eviction upfront. Transparency builds trust, and proactively addressing the issue allows you to frame the situation and mitigate potential concerns a landlord might have if they discover it during a background check.
Waiting to be asked about an eviction can backfire. Landlords often run background checks, and discovering the eviction without you disclosing it first can make you appear dishonest or like you’re trying to hide something. This can immediately disqualify you, even if the eviction circumstances were understandable. By disclosing upfront, you demonstrate responsibility and give yourself the opportunity to explain the situation. You can acknowledge the eviction, briefly explain the circumstances (job loss, medical emergency, etc.), and most importantly, highlight the positive steps you’ve taken since then to improve your financial stability and rental history. Furthermore, disclosing upfront demonstrates that you are prepared. You can have documentation ready to explain the eviction, such as court papers or proof of repayment plans. You can also provide strong references from current or past employers, demonstrating your reliability and responsibility. Remember to be honest and avoid making excuses. Focus on what you’ve learned from the experience and how you’ve become a better tenant as a result.
Are there specific types of landlords or properties more likely to accept tenants with evictions?
Yes, smaller, independent landlords and properties with higher vacancy rates or those located in less competitive rental markets may be more willing to consider applicants with prior evictions compared to large property management companies or luxury apartment complexes.
Smaller, independent landlords often have more flexibility in their screening criteria and may be more willing to hear your explanation and assess your current situation on a case-by-case basis. They may be more understanding if you can demonstrate that the eviction was due to circumstances beyond your control, like a job loss or medical emergency, and that you have taken steps to prevent similar issues from happening again. These landlords also sometimes prioritize a personal connection with the tenant and are willing to take a chance based on a good interview and strong references, even with an eviction on your record. Properties struggling to fill vacancies, especially those in less desirable locations or with less amenities, may be more lenient in their tenant screening process. Landlords of these properties may be more focused on securing a reliable tenant quickly, even if it means accepting a higher level of risk. Furthermore, landlords focusing on short-term rentals or those renting individual rooms in shared houses might be more amenable to overlooking an eviction, especially if the duration was long ago and the applicant demonstrates financial stability.
How can I explain the circumstances surrounding my eviction to a potential landlord?
Honesty and proactive communication are key. Briefly explain the situation leading to the eviction, taking responsibility for your role while providing any relevant context (job loss, medical emergency, etc.). Highlight what you’ve learned from the experience and, most importantly, emphasize the steps you’ve taken to prevent a recurrence, such as improving your financial stability or addressing the issue that led to the eviction.
Elaborate on the extenuating circumstances without sounding defensive or blaming others. For example, if a job loss led to the eviction, clearly state the timeframe, your efforts to find new employment, and how you’ve since secured stable income. If the eviction was due to a dispute with a previous landlord, explain the nature of the dispute and, if possible, offer evidence of your perspective (e.g., documentation of repair requests). Landlords are primarily concerned with risk; your goal is to demonstrate that the eviction was an isolated incident and that you are now a reliable tenant. Remember to be prepared to provide supporting documentation. This could include proof of current employment, bank statements demonstrating financial stability, letters of recommendation from previous (non-evicting) landlords or employers, or evidence of completing a financial literacy course. Offering a larger security deposit or agreeing to a shorter lease term can also mitigate a landlord’s concerns and show your commitment to being a responsible tenant. The goal is to present yourself as a responsible individual who has learned from past mistakes and is now a trustworthy applicant.
What kind of documentation can I provide to offset the negative impact of an eviction?
To mitigate the negative impact of an eviction on your rental application, provide documentation that proactively addresses the circumstances and demonstrates your improved financial stability and responsible tenant behavior. This includes evidence of consistent income, a strong credit report (or explanation of credit issues), letters of recommendation from previous landlords (excluding the one who evicted you), proof of completed financial literacy or tenant education courses, and a written explanation of the events leading to the eviction and the steps you’ve taken to prevent a recurrence.
When crafting your explanation, be honest and transparent, but focus on demonstrating responsibility and growth. Acknowledge the eviction, briefly explain the circumstances (job loss, medical emergency, etc.), and then clearly outline the steps you’ve taken to rectify the situation and prevent it from happening again. For instance, if job loss contributed to the eviction, provide proof of current stable employment and a budget demonstrating your ability to afford the rent. If the eviction stemmed from a dispute with the landlord, present any documentation that supports your version of events and highlights your efforts to resolve the issue amicably (even if unsuccessful).
Remember that landlords are primarily concerned about their financial risk. Therefore, providing evidence that you are now a reliable and responsible tenant is crucial. Offering to pay a higher security deposit, agree to a shorter lease term initially, or provide a co-signer with a strong credit history can also help alleviate their concerns. Ultimately, the key is to be proactive, transparent, and demonstrate a commitment to responsible tenancy.
Can a co-signer help me get approved for an apartment despite my eviction history?
Yes, a co-signer can significantly improve your chances of getting approved for an apartment even with an eviction on your record. A co-signer with a strong credit history and stable income provides the landlord with an added layer of financial security, mitigating the risk associated with your past eviction.
Having a co-signer essentially acts as an insurance policy for the landlord. They are guaranteeing that rent will be paid, even if you default. Landlords are primarily concerned with consistent and reliable income, so a co-signer with a proven track record in this area can ease their concerns about renting to someone with an eviction. The co-signer agrees to be legally responsible for the lease obligations should you fail to meet them, which includes paying rent, covering damages, and abiding by the lease terms. However, it’s important to note that not all landlords accept co-signers, and those who do will have specific requirements. They will typically require the co-signer to have excellent credit, a substantial income, and a stable employment history. The co-signer will also need to complete an application and be subject to a credit check and background check, just as you would. Be transparent with the landlord about your eviction history and explain the steps you’ve taken to improve your financial situation since then. This honesty, coupled with a strong co-signer, can significantly increase your chances of securing an apartment.
Navigating the rental market with an eviction on your record can feel like an uphill battle, but hopefully, this guide has given you some helpful strategies and a renewed sense of hope. Remember to be patient, persistent, and proactive in your search. Thanks for taking the time to read this, and we wish you the very best of luck finding your next home! Feel free to check back with us anytime for more helpful tips and resources.