There are plenty of qualified renters out there, and your Idaho rental application is your one-way ticket to finding them. When combined with property management software, the right form can make securing tenants more convenient, faster, and more organized, so you can fill your vacancy from just about anywhere.
Before you get out there in the fresh air and sunshine, let’s review everything you need to know about rental forms. We’re also sharing our free application template that you can start using today.
Information to Collect
Here’s a helpful checklist to make sure your Idaho rental application is asking for all the essential renter information:
- Names of applicants and co-signers
- Social Security number
- Date of birth
- Phone number
- Email address
- Rental history (current and past addresses, leasing dates)
- Move-in date
- Employment
- Income
- Rental and professional references
- Household size (including animals)
- Vehicles to be parked on the property
- Emergency contacts
- Smoking status
When working with an online rental application, it’s essential to keep the laws in mind. Because landlords collect private information, laws regulate what questions they can ask and what details they can discuss.
Rest assured, we’re here to explain it all in detail. In this article, we’ll cover the federal and state laws dictating how landlords use applications to accept or deny applicants.
Quick Guide to Screening a Tenant
Use this step-by-step guide to responsible tenant screening in The Gem State.
1. Pre-Screen
Get a head start on qualifying renters by using a pre-screener to collect:
- Contact information
- Employment, income, and self-reported credit score
- Move-in date
- Household details (occupants, pets/service animals, smoking status, and vehicles)
Based on the information collected, landlords can pick out qualified renters to send their application form to. Remember, pre-screeners can’t replace your official Idaho rental application form. But, they do help you hone in on the renters who appear to be a good fit for your listing.
2. Conduct Showings
After you’ve created your online listing and set up your pre-screener, get ready to show the rental. Before meeting tenants in person, make sure the answers to common renter questions are top of mind. Use these sample questions to help you prepare:
- How much is the security deposit?
- Are utilities included?
- Are there late rent fees?
- How do you handle maintenance requests?
- Which appliances does the rental include?
3. Distribute and Collect Applications
Send your rental application form to interested renters. When you collect each completed form, confirm that the applicant signs the consent and acknowledgement section. Since you can’t run a credit or background check without it, you need their signature to move forward with tenant screening (Fair Credit Reporting Act).
Idaho Application Laws
Remember those laws we mentioned at the beginning of this article? Let’s review the Idaho Human Rights Act and state-specific landlord-tenant rights:
In Idaho, landlords can consider:
- Source of income (including child support, Section 8 vouchers, and disability benefits)
- Sexual orientation
- Gender identity
- Eviction history (unless sealed under Idaho Senate Bill No. 1327)
- Criminal history (obtained through a criminal background check)
Portable tenant screening reports: Idaho allows you to accept portable tenant screening reports, but state law doesn’t regulate their use.
Pets, ESAs, and Service Animals
Your pet policy is one thing, but service animals and Emotional Support Animals (ESAs) are another story. Federal law prohibits landlords from discriminating against renters with a service animal or ESA. Here’s what you need to know:
Animals and rental applications: Include a section for animals in your application so you can ask about pets, service animals, and ESAs. Collect details like breed, name, and size.
The Fair Housing Act (FHA): Landlords can’t deny applicants solely because of their service animal or ESA, or because of the animal’s weight, size, or breed. It also prohibits them from charging a pet fee, pet rent, or pet deposit for service animals or ESAs (Fair Housing Act).
Animal-related damages: If a tenant’s pet, ESA, or service animal damages your property, you can hold them responsible for covering the repair cost.
Federal Application Laws
Boise and beyond, these federal laws apply to every Idaho rental application:
Equal Credit Opportunity Act (ECOA): The ECOA defines how landlords assess rental applications and establishes credit reporting guidelines for applicants. It also prohibits landlords from discriminating against renters who receive public assistance (Equal Credit Opportunity Act).
Fair Credit Reporting Act (FCRA): Landlords must collect a renter’s written consent in order to run their credit report. You must also notify applicants if you reject them based on their credit history (Fair Credit Reporting Act).
Fair Housing Act (FHA): Under the FHA, you can’t:
- Offer unequal rental terms
- Practice discriminatory advertising
- Discriminate against applicants based on race, color, national origin, religion, sex, familial status, and disability (Fair Housing Act)
Americans with Disabilities Act (ADA): Landlords must accommodate renters with disabilities. The ADA prohibits discrimination based on a renter’s condition (Americans with Disabilities Act).
4. Use a Third-Party Screening Service
From credit checks to eviction and tenant background checks, try using a tenant screening service like TurboTenant to get the information you need — at no cost to you.
5. Check Application References
Go beyond what you can learn from the application alone by reaching out to the renter’s references. We recommend asking questions such as:
- Would you rent to them again?
- Did they break your lease?
- Did they ever miss rent payments or pay late?
Additionally, request any information you may have specific questions about.
6. Approve or Deny Applications
To help you secure a tenant as quickly as possible, we recommend accepting multiple applications on a first-come, first-served basis. When making decisions, remember the big three: rental history, credit score, and rent-to-income ratio.
Denial Process
When denying applicants, handle each and every one consistently and in compliance with the law. In Idaho, landlords can reject applicants based on:
- Income
- Rental, credit, or criminal history
- False answers
Denial notice: You only need to send tenant rejection letters if you deny an applicant based on their credit or background check.
When you deny an applicant based on their credit/background check: You must comply with the FCRA and send the renter an adverse action notice. Make sure the notice includes the reporting agency’s name, its contact details, and the renter’s right to dispute errors.
Document storage: File away all application-related paperwork for at least 2 years in case anyone files a discrimination claim against you.
Avoiding Fraud
Always run thorough credit, background, and eviction checks to spot red flags. Take the time to verify the renter’s identity, employment, and income. Don’t forget to double-check every document.
