How do I get references from previous landlords?
Quick answer
Ask applicants to list their two most recent landlords on the application, with written permission to contact them. Confirm each landlord actually owns or manages the property before you call. Then ask direct questions about rent payment, lease violations, property condition, and whether they would rent to the applicant again.
Collect landlord contact details the right way
Start on your rental application. Include fields for the current landlord and at least one prior landlord, with names, phone numbers, and dates of tenancy.
Add a signed authorization line so the applicant permits you to contact those landlords. Without written consent, some landlords will not talk to you, and you want their cooperation.
Ask for two landlords, not one. A current landlord may give a glowing review just to move a difficult tenant along. A previous landlord has no reason to shade the truth.
Confirm you are actually calling a real landlord
Fake references are common. An applicant can list a friend who plays the part of a happy landlord and reads from a script. Verify before you trust the answers.
- Look up the property address in county tax or assessor records and confirm the owner name.
- Find the phone number independently instead of calling only the number on the application.
- Ask questions the person should know cold, such as the monthly rent and the move-in date.
If the details do not match the applicant's paperwork, treat that as a red flag and dig deeper before you decide.
Ask questions that reveal real behavior
Keep your questions factual and identical for every applicant. That protects you under fair housing rules and gives you answers you can actually compare.
- Did they pay rent in full and on time?
- Did they give proper notice before moving out?
- Were there complaints, lease violations, or damage beyond normal wear?
- Would you rent to this person again?
Listen for hesitation. A long pause on whether they would rent to the person again often tells you more than the words that follow it.
Know the limits and stay compliant
Treat every applicant the same and document the reasons behind any denial. Applying different questions to different people is an easy way to invite a fair housing complaint.
Keep a short record of who you called, when, and what they said. If a rejected applicant ever questions your decision, that paper trail shows you were consistent and fair.
What a former landlord may legally disclose, and what you are allowed to ask, can vary. Rules vary by state, so check your state guide at /laws/ and confirm anything unusual with your own counsel.
How Rentari helps
Rentari turns landlord references from a game of phone tag into a documented step. Landlord Verification sends a structured questionnaire to a former landlord and captures their answers in writing, so you get consistent, on-the-record feedback instead of vague voicemails.
Pair that with AI Tenant Screening for background, credit, and eviction history, and Income and ID Verification to confirm the applicant is who they claim to be. If screening is new to you, our tenant background check guide walks through what each report covers.
Related questions
How many landlord references should I ask for?
What if an applicant has no previous landlord?
Can a previous landlord refuse to give a reference?
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This article is general information for landlords, not legal, tax, or financial advice. Rules vary by state and city; verify specifics with the official statute or a licensed professional. See our state law guides.