Before you hand over the keys, it’s smart to know who you’re renting to. Eviction history can reveal a lot about how a tenant handles responsibilities like paying rent on time or following lease terms.
In this guide, you’ll learn how to check eviction records on your own, no law degree or property manager required. We’ll cover:
- What eviction records show (and what they don’t)
- Free and low-cost ways to search
- How to spot red flags
- What to do if you find an eviction
Whether you’re renting out a single room or an entire property, this step helps protect your time, money, and peace of mind.
What Are Eviction Records?
Eviction records are official court documents that show a landlord filed a legal action to remove a tenant from a rental property. These records are part of the public court system and typically include key details like:
- Tenant and landlord names.
- Eviction filing date.
- Reason for the eviction (such as nonpayment of rent or lease violations).
- Case outcome (dismissed, settled, or judgment granted).
- Any monetary judgment (how much the tenant was ordered to pay).
Not all eviction-related situations appear in these records. For example, if a tenant moved out after receiving a warning or notice, without the landlord filing in court, there won’t be an official record. Similarly, if the case was filed but later dropped, it may still show up as a filing even though no eviction occurred.
Important Terms to Know
If you’re reviewing a report or searching court databases, you might come across these legal terms:
- Unlawful detainer: The legal term for an eviction lawsuit filed by a landlord.
- Judgment of possession: A court order granting the landlord legal rights to take back the rental unit.
- Writ of possession: A document that allows law enforcement to remove the tenant physically if they don’t leave of their own accord.
- Dismissed: The case was dropped or resolved without a judgment against the tenant.
- Sealed record: In some states, the court may seal or expunge eviction cases, meaning they’re no longer visible to the public.
Keep in mind that eviction records are usually tied to the tenant’s name, not a Social Security number. That’s why it’s important to confirm the applicant’s full legal name, date of birth, and rental history to avoid false matches, especially with common names.
Why Eviction History Matters for Landlords
Renting out your property means putting trust in someone to follow the rules, pay on time, and take care of the space. A tenant’s eviction history can represent an early warning sign that things didn’t go smoothly in the past, and may not in the future.
Protect Your Property (and Your Wallet)
Evictions are costly. Between lost rent, property damage, legal fees, and vacancy time, even one bad experience can set you back thousands.
A simple eviction check can help you:
- Avoid repeat offenders: Someone with multiple past evictions may be more likely to break lease terms again.
- Save time: Screening upfront reduces the chances of dealing with a lengthy court process down the road.
- Make informed decisions: Understanding a tenant’s rental history gives you a fuller picture beyond just income or credit score.
One Red Flag Doesn’t Always Mean “No”
Not every eviction record should automatically disqualify someone. For example, a tenant might have:
- Faced temporary job loss during COVID-19.
- Lived in a building that was foreclosed or sold.
- Had a case filed but later dismissed.
If an applicant has one eviction in the distant past, but good references and a steady income today, it might not be a deal-breaker. Always consider the context.
How to Look Up a Tenant’s Eviction Record
There are a few straightforward ways to check someone’s eviction history and get the information you need to make a confident leasing decision.
1. Ask About Evictions on the Rental Application
Start with a simple yes/no question: “Have you ever been evicted or asked to leave a rental property?” If the answer is yes, ask for more details: When did it happen? What were the circumstances? Was the case resolved or dismissed?
While this doesn’t replace a formal background check, it gives you a chance to hear the tenant’s side and compare it with what you find later.
2. Use a Tenant Screening Service
Screening services are the easiest and most efficient way to get eviction history, especially if you’re managing the process yourself. Most tenant screening services often check multiple databases and offer eviction checks as part of their background report, which may also include a:
- Credit report.
- Criminal background evaluation.
- Employment verification.
- Address history.
Expect to pay around $25–$65 per report, depending on the level of detail. Some services allow applicants to pay directly, while others charge the landlord.
Popular services for landlords include:
Be sure to get written consent from the tenant before running any background check, as required by the Fair Credit Reporting Act (FCRA).
3. Search Local Court Records
Eviction cases are public records, so you can often search court databases yourself online. Here’s how:
- Visit the website of the county court where the applicant has lived.
- Use the tenant’s full name and any known past addresses.
- Look for case types like “unlawful detainer,” “eviction,” or “landlord-tenant.”
This method is free or low-cost, but it can be time-consuming, and results are limited to that specific court or jurisdiction.
Tip: If you’re only screening one or two applicants a year, this process can be a helpful supplement to a screening report, but not a replacement.
4. Ask the Tenant to Provide a Report
Tenants are entitled to request a copy of their own rental history or eviction record through credit bureaus or screening services. You can ask them to provide this report directly, but make sure it’s recent and comes from a trusted source.
This works best if you already have a good sense of the applicant and just want to verify their record, but it should not be your sole method of tenant screening.
5. Call Previous Landlords
A quick phone call to a former landlord can give you valuable insight. Ask questions like:
- Did they pay rent on time?
- Did they follow the lease terms?
- Were there any legal issues or notices to vacate?
- Would you rent to them again?
You won’t get court-level detail here, but you will get a real-world perspective that helps you weigh any eviction record you may find.
How to Read an Eviction Report
Once you’ve run a background check or searched court records, you’ll want to understand what you’re looking at. Not every eviction filing means the tenant was removed, and not every record should count against them.
Here’s how to interpret what you find:
Key Details in an Eviction Report
- Filing date: When the landlord officially took legal action.
- Case type: Usually listed as “unlawful detainer” or “eviction.”
- Parties involved: Names of the tenant(s) and landlord.
- Case status/outcome: Whether the case was dismissed, settled, or resulted in a judgment.
- Judgment details: Any monetary damages awarded or a writ of possession issued.
What the Outcome Means
- Dismissed: The case was dropped or resolved before going to court—this is not a formal eviction.
- Settled: The tenant and landlord came to an agreement outside of court.
- Judgment for landlord: The court ruled in favor of the landlord and may have ordered the tenant to vacate and/or pay back rent.
- Writ of possession issued: Law enforcement had the authority to remove the tenant physically.
If the tenant paid the debt, moved out on their own, or the case was settled, it may not be a dealbreaker, especially if it happened several years ago.
Watch for These Red Flags
- Multiple evictions in a short period.
- Recent judgments within the last 1–2 years.
- Unpaid balances or damages listed in court orders.
- Cases across multiple counties may suggest a pattern.
Keep in mind that some tenants can become entangled in legal disputes or are evicted for reasons outside of their control, such as a property sale or owner move-in.
Tip: Make sure the report matches your applicant. Common names can bring up unrelated results. Check the full name, date of birth, and past addresses carefully.
What to Do If You Find an Eviction
Discovering an eviction on a tenant’s record doesn’t automatically mean you should reject their application, but it does mean you should dig deeper.
Here’s how to handle it step-by-step:
Step 1: Ask for context
Before making a decision, give the applicant a chance to explain. Some helpful questions include:
- What led to the eviction?
- When did it happen?
- How was the issue resolved?
- Have you rented successfully since then?
Look for signs of accountability and improvement. If they were upfront about it during the application process, that’s usually a good sign.
Step 2: Contact past landlords
If the eviction happened several years ago, check in with more recent landlords:
- Did the tenant pay on time?
- Any major issues or lease violations?
- Would you rent to them again?
Consistent positive references may help balance out a past eviction.
Step 3: Consider the timing
Recent evictions, especially within the last 12–24 months, may be riskier. However, an older case that has been resolved, with a solid rental history since, may not be a major concern.
Step 4: Review your screening criteria
If you use written screening guidelines (highly recommended), make sure you’re applying them consistently. For example, no evictions in the past 3 years, no more than one eviction on record, and good rental references since any prior eviction.
Having a clear policy protects you from potential legal claims and helps you stay consistent across all applicants.
Step 5: If you decide to deny the application
If the eviction is a dealbreaker, and you’re using a tenant screening service or credit report, you must follow Fair Credit Reporting Act (FCRA) rules:
- Send an adverse action notice.
- Include the name of the reporting agency.
- Inform the applicant of their right to request a free copy of the report and dispute any inaccuracies.
Being clear and professional keeps things above board and helps protect your rental business.
5 Common Pitfalls and Mistakes to Avoid
Even well-meaning landlords can make missteps when reviewing eviction records. Here’s what to watch for:
- Confusing filings with actual evictions
Not every case filed ends in eviction. Check the outcome; dismissed or settled cases shouldn’t carry the same weight as a court-ordered removal.
- Skipping consent
You must get written permission before running any background or eviction check. Include a consent section in your rental application to stay compliant with the Fair Credit Reporting Act (FCRA).
- Relying on credit reports alone
Evictions don’t always show up on credit reports. Use a screening service that includes a separate eviction search.
- Using inaccurate or outdated info
Free online searches can miss details or show unrelated cases. Stick with reputable services or search official court records directly.
- Applying standards inconsistently
Set clear, written screening criteria and apply them consistently for every applicant. It protects you and ensures a fair process.
Screen Smart, Rent Confidently
Checking eviction records is one of the simplest and most effective ways to protect your rental. It helps you avoid problems before they start—and gives you confidence about who you’re renting to.
While no system guarantees a perfect tenant, adding an eviction check to your process can save you time, money, and stress. It’s a small step that makes a big difference, especially when you’re managing rentals on your own.
