Looking to find better tenants? The answer might’ve been in front of you all along: your Missouri rental application.
Whether it’s late rent, negligent residents, tenant turnover, or all of the above, a free application template can turn things around. A thorough form can help you secure tenants who are responsible, respectful, and happy to call your unit home (ideally, for years to come).
Let’s discuss how strategic tenant screening paired with property management software can help you overcome your landlord woes.
Information to Collect
A Missouri rental application should collect personal and contact information and provide an overview of the renter’s finances, rental history, and household details.
Your form should ask for:
- Applicant (and co-signer) names
- Social Security number
- Date of birth
- Phone number and email
- Rental history
- Employment
- Income
- References
- Emergency contacts
- Household animals
- Vehicles
- Smoking status
Since rental applications discuss private details, laws protect renters from discrimination. These laws regulate the types of questions landlords can ask, the information they can collect, and how they can use applications when selecting tenants.
We’ll be reviewing all Missouri rental application laws in the next section: our guide to tenant screening.
Quick Guide to Screening a Tenant
Here’s a roadmap to responsible, consistent tenant screening. We’ve included expert tips specifically for landlords in The Show-Me State.
1. Pre-Screen
Before you send out your online rental application form, we recommend using a pre-screener to qualify renters in advance. A pre-screener asks for:
- Contact information
- Move-in timeline
- Employment, income, and credit score
- Household size
- Animals
- Smoking status
A pre-screener doesn’t replace the official Missouri rental application. Instead, the information sample shows you which renters may be a good fit for your listing. From there, you can send your full application form to qualified renters.
2. Conduct Showings
Getting renters through the door is a great way to generate interest in your listing. Most landlords show the rental themselves, but some choose to have a property manager or listing agent conduct renter tours.
3. Distribute and Collect Applications
When you’re ready to pass out your application form, remind renters to sign the consent and acknowledgment section. You’ll need their signature to conduct tenant screening, including the credit and criminal background checks.
Missouri Application Laws
Not every state has the same rental application laws and landlord-tenant rights. Here’s what they look like in Missouri:
Protected renter traits: The Missouri Human Rights Act echoes federal human rights laws. It prohibits discrimination in rental housing based on race, color, religion, national origin, ancestry, sex, disability, and familial status.
There are no additional state-specific characteristics protected under this law (Mo. Rev. Stat. § 213.040).
In Missouri, landlords have the right to consider the following when selecting a renter:
- Criminal history
- Eviction records
- Gender identity
- Sexual orientation
- Age
- Source of income
Portable tenant screening reports: No laws in Missouri require landlords to accept portable tenant screening reports.
Pets, ESAs, and Service Animals
Don’t forget to ask renters about the animals they’ll have in the house or apartment. Even if pets are a no-go for you, you still need to accommodate renters with service animals and Emotional Support Animals (ESAs). Why? Because the Fair Housing Act prohibits landlords from:
- Discriminating against applicants solely based on their service animal or ESA
- Denying an applicant based on their service animal or ESA’s size, weight, or breed
- Charging a pet rent, fee, or deposit for service animals or ESAs (Fair Housing Act)
Note: If a service animal or ESA damages your property, you can hold the tenant responsible for the repair costs.
Start the conversation about pets, ESAs, and service animals early in your rental application. Make sure your form asks for the names, breeds, weights, and service status of any household animals.
Federal Application Laws
Here’s a quick recap of four federal laws affecting your Missouri rental application:
Fair Credit Reporting Act (FCRA): Before running an applicant’s credit check, you must obtain their written consent. If you deny applicants based on information in their credit report, you must inform them (Fair Credit Reporting Act).
Fair Housing Act (FHA): Landlords can’t ask questions about, discriminate against, or deny renters solely based on their:
- Race
- Color
- National origin
- Religion
- Sex
- Familial status
- Disability (Fair Housing Act)
Equal Credit Opportunity Act (ECOA): The ECOA protects renters who have received public assistance, regulates how landlords review rental applications, and outlines credit reporting guidelines for applicants (Equal Credit Opportunity Act).
Americans with Disabilities Act (ADA): Landlords can’t deny renters solely based on their condition, and they must accommodate the renter’s condition (Americans with Disabilities Act).
4. Use a Third-Party Screening Service
Credit, eviction, and tenant background checks are among the most critical steps in tenant screening. Use a trusted tenant screening service, like TurboTenant, to get the information you need.
5. Check Application References
There’s only so much you can learn from the application alone. Fill in any gaps by speaking with the renter’s references and past landlords. Ask pointed questions to verify application details, such as rental history and employment.
6. Approve or Deny Applications
If you’re not accepting multiple applications, doing so will up your chances for finding the ideal tenant. Accept applicants on a first-come, first-served basis. Here are three crucial considerations to base your decision on:
- Rent-to-income ratio: A good rent-to-income ratio puts the monthly rent amount below 30% of the renter’s gross income.
- Credit score: Most landlords set a minimum credit score requirement of 600–670.
- Rental history: If their rental history is lacking, ask for a co-signer.
Denial Process
In Missouri, landlords can deny applications based on:
- False information (including forged documents)
- Insufficient income
- Eviction records
- Criminal history
- Adverse credit history
Denial notice: In Missouri, landlords only have to send tenant rejection letters if they base the denial on a credit or background check. In this case, you must send the renter an adverse action notice. Under the FCRA, you must include:
- The renter’s right to dispute errors in their report
- The reporting agency’s name and contact details
Document storage: Keep all rental applications and tenant screening documents on file for at least 2 years. If a renter files a discrimination claim, you can use this paperwork to defend yourself.
Avoiding Fraud
Rental application fraud can range from little white lies to applying under a false identity. We recommend taking the following steps to protect your investment:
- Verify the applicant’s identity and documents
- Always conduct thorough, legally-compliant credit, background, and eviction checks
- Fact-check all application details, including the renter’s employment and income
