Steve Welty

Issue# 46

May 2025

Happy Saturday, Housing Heroes!

If you’ve ever found yourself crossing your fingers and hoping your next tenant is “the one,” this one’s for you.

We’ve managed thousands of rentals over the years at Good Life, and I want to share exactly how we screen tenants to avoid drama, protect your investment, and make landlording a whole lot easier.

First Things First: Put It in Writing

Starting 2025, AB 2493 says that if you charge a screening fee, you’ve got to give your tenant applicants your written screening criteria upfront.

But honestly? You should be doing this anyway.

Having your criteria in writing keeps things consistent, helps you steer clear of legal trouble, and sets clear expectations from the start. It also protects you from any “he said, she said” situations. Think of it like a compass for your decision-making.

So, What Should You Actually Be Looking For?

Here’s our go-to list at Good Life. These standards have helped us find solid tenants time and time again:

Income: We ask for at least 3x the rent in verifiable income. Not “I swear I make good money” - actual pay stubs, bank statements, or legit tax returns.
Credit Score: We’re flexible here, but we use a tiered system:
- 650+ is good to go (with 3x rent)
- 630–649 = 3.3x income
- 605–629 = 4x income. Because let’s face it, a score isn’t the whole story.
Rental History: Good references and no evictions. Pretty straightforward.
Background Check: We look at convictions that actually matter in a housing context, not stuff that happened forever ago and isn’t relevant.
Pets: If they’ve got pets, we check the breed, size, and require vet records and a cute photo. (Bonus: you get to see some adorable pets.)

What Not to Do

There are a few outdated habits we still see housing providers doing that can land you in hot water or just aren’t effective.

No college students or families? That’s a Fair Housing violation waiting to happen.
Only W-2 income? Self-employed folks can be great tenants. Focus on proof of income, not the format.
Requiring 750+ credit scores? You’re probably scaring off good tenants and increasing vacancy time.

And this is important: You can’t deny Section 8 applicants just because of their credit. You’ve got to assess them like anyone else, based on overall qualifications.

Our Screening Process in Action

Here’s how we do it at Good Life, step by step:

Pre-screen: Make sure the app is complete, ID matches, and they’re actually a real person.
Pet check: Breed, size, vet docs, done.
Credit + income: Apply our tiered matrix and look for warning signs like past-due housing bills or open bankruptcies.
Background: No recent evictions or serious red flags.
Timeline: We like move-ins within 14 days. Too fast or too far out? 🚩
Cosigners: Acceptable if needed, but must have solid credit (700+) and 4x rent in income.

Big Picture

The best tenants aren’t the ones who charm you on the phone - they’re the ones who check the boxes you’ve already decided matter. The goal is to take your gut out of it and follow a consistent process every time.

Good tenants make your life easier. Great screening gets you there.

Need help dialing in your process? Or just want someone to do it all for you? That’s literally what we’re here for.

Catch you next week

🎥 From Application to Approval: How We Screen Tenants

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Our team proudly serves San Diego, Orange, and Riverside Counties. Schedule a call with us today, and let’s chat about how we can guide you through every step of your property management journey.

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