One of the best ways to keep your Vermont rental application legally compliant is by using an online rental application. Vermont has more extensive requirements compared to most states. A free application template can keep the entire process legally sound.
In this guide, we’ll take a closer look at application forms, tenant screening, and the must-know laws Vermont landlords must comply with.
Information to Collect
Rental applications help you select your next tenant. However, laws regulate what landlords can ask and what information they can collect. There are also legal guidelines outlining how landlords use applications when making a decision.
A Vermont rental application can gather:
- Applicant (and co-signer) names
- Contact information
- Social Security number (SSN)
- Date of birth
- Rental history
- Employment and income
- References
- Miscellaneous details (emergency contact, animals, smoking status, and vehicles)
- Supporting documents (proof of income and identification documents)
A note on Social Security numbers: Landlords may ask applicants for their SSN for tenant screening, but Vermont law doesn’t require them to do so. Landlords cannot refuse to accept an application because the applicant doesn’t provide a SSN (Vt. Stat. tit. 9, § 4456a).
Quick Guide to Screening a Tenant
Follow these six steps designed to help you identify red flags, comply with rental laws, and identify well-qualified applicants.
1. Pre-Screen
A pre-screener doesn’t replace your complete Vermont rental application, but it does keep you one step ahead. When renters browse your online listing, a pre-screener asks them for:
- Contact details
- Employment
- Income
- Credit score
- Move-in date
- Household size
- Animals
The pre-screener collects information to help you determine whether a renter is a good fit for your listing. It’s a great way to highlight renters who meet your criteria (and save space in your inbox).
2. Conduct Showings
Before you show the rental, have the answers to common questions ready. For example, renters may ask:
- Does rent cover any utilities?
- Are there good schools in the area?
- What appliances will the landlord include?
3. Distribute and Collect Applications
Make sure all renters have signed the consent and acknowledgment section of your Vermont rental application form. Without it, federal law prohibits you from conducting credit or background checks (Fair Credit Reporting Act).
Vermont Application Laws
Here’s an overview of the legal guardrails and landlord-tenant rights in The Green Mountain State.
Application fees: Vermont law prohibits landlords from charging any kind of application fee (Vt. Stat. tit. 9, § 4456a).
Social Security numbers: Landlords can’t require applicants to provide a Social Security number (Vt. Stat. tit. 9, § 4456a).
Source of income: You can’t discriminate against renters because they receive public assistance (Vt. Stat. tit. 9, § 4503).
Minor children: Vermont landlords can’t deny renters because they have minor children (Vt. Stat. tit. 9, § 4503).
Criminal & eviction history: There are no Vermont laws prohibiting landlords from considering criminal background check results or eviction records.
Portable tenant screening reports: You can use portable tenant screening reports in Vermont since no laws prohibit their use.
Pets, ESAs, and Service Animals
When it comes to service animals and Emotional Support Animals (ESAs), the Fair Housing Act prohibits:
- Discriminating against renters because of their service animal or ESA
- Charging any kind of pet fee (including a pet rent or pet deposit) for service animals or ESAs
- Rejecting applications based on a service animal or ESA’s weight, size, or breed (Fair Housing Act)
However, tenants are liable for any damage caused by their animals.
To keep compliant, use your application to ask about household animals. Request the animal’s name, breed, and service status. If the renter becomes your next tenant, you’ll have this information on file.
Federal Application Laws
Pay close attention to these federal laws:
The Equal Credit Opportunity Act (ECOA) prohibits landlords from discriminating against renters who receive public assistance. It also provides reporting guidelines for applicants and regulates how landlords assess rental applications (Equal Credit Opportunity Act).
The Fair Housing Act (FHA) protects the following renter characteristics:
- Race
- Color
- National origin
- Religion
- Sex
- Familial status
- Disability
Under this law, landlords can’t offer unequal rental terms or engage in discriminatory advertising (Fair Housing Act).
The Americans with Disabilities Act (ADA) requires landlords to accommodate renters with disabilities. It prohibits discrimination against renters based on their disability (Americans with Disabilities Act).
The Fair Credit Reporting Act (FCRA) requires landlords to obtain an applicant’s written consent before conducting a credit check. If landlords deny applicants due to credit reports, they must provide them with an adverse action notice (Fair Credit Reporting Act).
4. Use a Third-Party Screening Service
Credit, eviction, and tenant background checks are some of the most critical steps in tenant screening. Top landlords rely on TurboTenant. Try it today (for free).
5. Check Application References
Once you’ve determined an applicant could be a good fit, take the next step by conducting reference checks. These sample questions can help you get the information you need:
- Would you ever rent to them again?
- How much were they paying for rent?
- Did they miss payments, break the lease, or damage the property?
6. Approve or Deny Applications
Top landlords use a first-come, first-served approach and accept multiple applications based on:
- Rental history: Ask for a co-signer if a renter has less than 1 year of rental history.
- Credit score: Most landlords require a minimum score of 600–670.
- Rent-to-income ratio: We recommend using a rent-to-income ratio calculator. The rent amount should be less than 30% of the renter’s gross income.
Don’t forget to fact-check: Keep an eye out for red flags of fraud, including forged documents or false answers.
Denial Process
If you don’t handle denials consistently across applicants, you could be at risk for discrimination claims. In Vermont, landlords can deny applicants based on:
- Criminal background
- False information
- Poor credit
- Lack of income
- Adverse rental history
Denial notice: State law doesn’t require landlords to send tenant rejection letters.
Credit/background denials: If you deny renters due to their credit or background check, the FCRA requires you to inform them. You must send them an adverse action notice stating:
- The reporting agency’s name and contact details
- The renter’s right to dispute errors (Fair Credit Reporting Act)
Document storage: Although Vermont law doesn’t require it, store denied applications and screening reports for 2–3 years. These files can help you defend against discrimination claims.
Avoiding Fraud
Use these best practices to catch fraud attempts:
Never skip credit, background, and eviction checks (even if you know the applicant personally). Fact-check the renter’s identity, employment, and income. Look out for red flags (inconsistent information and signs of forged documents).
