A tenant background check in Delaware gives landlords a more complete picture of an applicant before turning over the keys. But if you skip proper screening, you could rent to tenants who don’t pay rent, cause property damage, and force you to spend time and money evicting them.
This article covers what background checks include, Delaware and federal screening laws, how to run checks correctly, tips for a smoother process, and digital solutions to help you save time. Keep reading to get up to speed and screen tenants with confidence.
Information Delaware Background Checks Cover
Tenant background checks give you a clearer picture of who you’re renting to before you hand over the keys. Here’s the information most Delaware screening reports include and why each piece matters:
Identity Verification
This section confirms the applicant’s full legal name, date of birth, and prior addresses. It may also match identifying details against public and credit databases. Identity verification helps confirm that the information provided on the application aligns with official records.
Income Verification
Income verification reflects the applicant’s reported earnings and employment status. It may include employer information, income amounts, and supporting documentation such as pay history or financial statements. This category outlines whether the applicant has consistent, verifiable income.
Criminal Background
Criminal background reports compile available records of convictions from local, state, and national databases. Information may include offense type, jurisdiction, and case disposition. This section outlines an applicant’s reported criminal history, if any.
Credit History
Credit history includes credit score data, payment patterns, outstanding balances, collections, and account history. Reports may also show bankruptcies, charge-offs, or delinquent accounts. This section reflects how the applicant has managed financial obligations over time.
Eviction History
Eviction history contains records of prior landlord-tenant court filings, judgments, or eviction-related cases. Details may include filing dates, case outcomes, and court jurisdictions. This category documents prior legal disputes related to rental housing.
Rental History
Rental history reports summarize prior addresses and may include reported lease terms or landlord references, when available. Some reports outline past tenancy timelines or rental records associated with previous housing arrangements.
How to Run a Background Check in Delaware
A clear, step-by-step process keeps tenant screening organized and consistent. Here’s how the process typically works:
- Collect the rental application and written consent: Begin with a completed rental application and signed authorization. Written consent allows you to legally request credit, criminal, and background reports under federal law.
- Verify tenant’s identity and address history: Confirm the applicant’s name, date of birth, and prior addresses. Matching this information to official records helps ensure accurate report results and reduces the risk of identity errors.
- Run criminal background and sex offender checks: Search available local, state, and national databases for reported convictions or registry listings. This step surfaces publicly available criminal history tied to the applicant.
- Pull the credit report and review results: Obtain a credit report to view payment patterns, outstanding balances, collections, and overall credit activity. This report outlines the applicant’s financial track record.
- Analyze eviction history and court records: Review landlord-tenant court filings and eviction cases, including dates and outcomes. This section highlights prior rental-related legal disputes.
- Verify employment, income, and rental history: Confirm current employment, reported income, and past landlord references when available. This step supports a complete picture of financial stability and rental background.
- Review results against the screening criteria: Compare findings with your written standards to support consistent, defensible decisions.
Many landlords turn to trusted third-party screening tools to simplify this workflow, reduce manual effort, streamline screening, improve accuracy, and save time.
Federal Screening Laws
Federal regulations create baseline standards for tenant screening that apply in all 50 states, including Delaware, and guide how landlords handle applications and background checks nationwide:
Fair Credit Reporting Act: The FCRA governs how landlords access and use consumer reports. You must obtain written permission before pulling a credit or background check. If you deny an application or change terms based on a report, you must provide an adverse action notice and explain the applicant’s rights to review and dispute the information.
Equal Credit Opportunity Act: The ECOA requires you to apply financial screening standards consistently. Decisions must rely on objective credit and income qualifications, not personal characteristics. The law promotes equal treatment anytime you evaluate an applicant’s financial profile.
Americans with Disabilities Act: The ADA protects individuals with disabilities from unfair treatment in housing-related processes. Landlords must provide reasonable accommodations when necessary and avoid screening policies that unintentionally exclude otherwise qualified applicants.
Delaware Screening Laws
In addition to federal requirements, Delaware has its own tenant screening laws that build on national standards and set clear expectations for how landlords review rental applications, which include:
Permitted screening criteria: Delaware landlords may evaluate applicants using objective, business-related factors such as income, credit history, rental references, and prior lease performance. These standards must relate directly to tenancy suitability and apply uniformly to every applicant to remain compliant (25 Del. C. § 5116).
Prohibited screening criteria: Delaware law bars landlords from making rental decisions based on protected characteristics, including race, color, religion, sex, disability, familial status, national origin, age, sexual orientation, or gender identity. Screening policies must avoid both direct discrimination and practices that create unequal outcomes (6 Del. C. § 4603).
Considering a tenant’s criminal history: State housing protections require landlords to handle criminal history carefully during the screening process. Decisions should focus on whether past conduct relates to housing safety or tenancy responsibilities, rather than relying on blanket exclusions or arrest records alone (6 Del. C. § 4603).
Adverse action requirements: When screening results result in denial or altered rental terms, landlords must support their decisions with consistent, documented criteria. Clear records help demonstrate compliance with Delaware fair housing rules if an applicant disputes the outcome (15 U.S.C. § 1681m).
Reusable tenant screening reports: Delaware law does not require landlords to accept reusable tenant screening reports provided by applicants. Property owners may choose their own screening tools, provided they comply with state fair housing requirements and apply them consistently (25 Del. C. § 5116).
Tips for Analyzing a Tenant Background Check
Running a background check is only the starting point. How you review the report matters just as much as the information inside it. A steady, thoughtful approach helps you make fair decisions and avoid preventable screening mistakes.
Use consistent screening standards for every applicant: Create clear, written criteria for income, credit, and rental history. Applying the same standards to everyone keeps your process fair and your decisions easier to support.
Review the entire report, not just summary scores: Summary scores and alerts only tell part of the story. Reading the details gives you context and helps you avoid drawing conclusions from incomplete information.
Prioritize recent housing-related concerns: Focus on issues tied directly to renting, such as recent payment problems or lease violations. Older or unrelated records often carry less weight.
Look for patterns rather than one-time issues: Repeated issues usually signal more risk than a single incident. Patterns provide a clearer picture of overall reliability.
Give applicants a chance to explain or correct errors: Errors happen. Allowing applicants to explain or correct information supports fairness and leads to more accurate decisions.
Keep records showing how you reached each decision: Keep simple records showing how the report aligned with your criteria. Clear documentation promotes transparency and helps prevent disputes later.
Stay compliant with federal, Delaware, and local laws: Follow federal, Delaware, and local screening regulations to keep your process lawful and consistent.
Once you feel confident reviewing reports, the next step is choosing tools that make screening easier and more efficient. Continue reading to explore Delaware-compliant tenant screening software.
Delaware-Compliant Tenant Screening Software
Using a tenant background check in Delaware helps landlords protect their rentals and choose qualified tenants with confidence. TurboTenant’s screening software accelerates the process by delivering accurate results within 15 minutes of tenant authorization. Other features include:
- Delaware-specific leases: Create state-compliant leases aligned with Delaware rental laws
- Maintenance coordination: Manage repair requests and tenant communication in one place
- Rent collection: Accept online rent payments with tracking and reminders built in
- Accounting and bookkeeping: Track income and expenses with simple financial tools
Sign up for a free TurboTenant account today and simplify tenant screening while managing your Delaware rentals with ease.