How to Find Good Tenants: Complete Guide for Landlords (2025)

Finding a good tenant is the most important decision you'll make as a landlord. A great tenant pays on time, takes care of your property, communicates well, and stays for years. A bad tenant can cost you thousands in unpaid rent, property damage, legal fees, and stress.

The cost of a bad tenant: - Average eviction cost: $3,500-$10,000 (legal fees, lost rent, repairs) - Turnover cost: $1,000-$5,000 (cleaning, repairs, vacancy, marketing) - Property damage: $500-$10,000+ depending on severity

The value of a good tenant: - On-time payments every month - Minimal maintenance issues - Longer tenancy (reduced turnover costs) - Property maintained or improved - Positive referrals to other quality renters

This guide covers every step of finding great tenants: preparing your property, writing compelling listings, marketing effectively, screening thoroughly, and closing the deal.

Good tenants have options. They're comparing your property to others and will choose the one that best meets their needs. First impressions matter.

Essential preparations:

Deep clean everything: - Professional carpet cleaning - Windows inside and out - Kitchen appliances (inside and out) - Bathroom grout and caulking

Make necessary repairs: - Fix anything broken (handles, fixtures, outlets) - Patch and paint walls - Ensure all appliances work properly - Address any safety issues

Improve curb appeal: - Mow lawn, trim bushes - Clean front door area - Ensure exterior lighting works

Small upgrades with big impact: - Fresh paint (neutral colors) - New light fixtures - Updated cabinet hardware - Modern faucets

Pricing affects both the quantity and quality of applicants you attract.

How to determine market rent:

1. Check comparable listings: - Search Zillow, Apartments.com, Craigslist - Filter for similar size, bedrooms, location - Note asking prices for similar properties

2. Use rent estimate tools: - Zillow Rent Zestimate - Rentometer - Local property management company opinions

3. Consider your property's advantages/disadvantages: - Add for: updated features, parking, in-unit laundry, pets allowed - Subtract for: older appliances, no parking, street noise

Pricing strategy: - **At market rate:** Balanced approach, reasonable applicant pool - **5-10% below market:** Faster rental, more applicants to choose from - **5-10% above market:** Longer vacancy but potentially higher quality tenants

The vacancy cost calculation:

A $1,500/month unit priced $100 too high: - Takes 2 extra months to rent = $3,000 lost - Extra $100/month × 12 months = $1,200 gained - Net loss: $1,800

It's usually better to price competitively and fill quickly.

Your listing is your marketing. A well-written listing attracts quality applicants and pre-screens out poor fits.

Headline: Grab attention with key features - Good: "Renovated 2BR with In-Unit Laundry - Pet Friendly" - Bad: "2 bedroom apartment for rent"

Property details (must include): - Rent amount and deposit - Bedrooms and bathrooms - Square footage - Available date - Pet policy - Parking situation - Utilities included/not included

Detailed description: - Room-by-room highlights - Recent updates or renovations - Storage options - Outdoor space

Application requirements (pre-screens applicants): - Income requirement (e.g., 3x rent) - Background check required - References required

Take great photos: - Use natural light - Clean and declutter first - Shoot from corners to show room size - Include all rooms and key features

Get your listing in front of as many qualified renters as possible.

Free listing sites (use all of them): - **Zillow Rental Manager:** Syndicates to Trulia and HotPads - **Apartments.com:** Large audience, free basic listings - **Facebook Marketplace:** Huge reach, local audience - **Craigslist:** Still effective despite reputation - **Local Facebook groups:** Search "[City] Rentals" or "[City] Housing"

Word of mouth marketing: - Tell friends, family, coworkers - Ask current/past tenants for referrals - Post on personal social media

Timing your listing: - Best time to list: 4-6 weeks before available date - Best days to post: Thursday-Saturday - Best months: April-August (peak rental season)

How you handle inquiries affects both quantity and quality of applicants.

Response time matters: - Respond within 2-4 hours during business hours - Fast responses signal professionalism - Slow responses lose good applicants

Pre-screening questions:

Before scheduling a showing, ask: 1. "When are you looking to move in?" 2. "How many people will be living in the unit?" 3. "Do you have any pets?" 4. "What is your monthly income?" 5. "Have you ever been evicted or broken a lease?"

Red flags in inquiries: - Won't answer basic questions - Urgently need to move "immediately" - Ask if you'll accept below asking price - Mention they're "between jobs" - Avoid questions about rental history

The showing is your opportunity to assess applicants while selling them on the property.

Before the showing: - Confirm appointment 24 hours ahead - Ensure property is clean and presentable - Turn on lights and open blinds - Have application forms ready

During the showing: - Greet warmly and professionally - Walk through systematically - Point out key features - Let them explore and ask questions

Observe their behavior: - Are they respectful of the space? - Do they ask thoughtful questions? - Are they polite and professional?

End with next steps: - Explain application process - Provide application link or forms - Set expectations for timeline

Thorough screening is your best protection against problem tenants.

Screening steps:

1. Verify income: - Request pay stubs (last 2-3) - Call employer to verify employment - Income should be 3x rent minimum

2. Check rental history: - Call previous landlords - Ask: "Would you rent to them again?" - Look for evictions or lease breaks

3. Run background checks: - Credit check - Criminal background - Eviction history

4. Check references: - Call personal and professional references - Note any hesitation in responses

Fair Housing reminder:

You CANNOT discriminate based on: - Race, color, national origin - Religion - Sex, gender identity - Familial status - Disability

You CAN screen based on: - Income - Rental history - Credit history - Criminal history (with limitations) - References

Once screening is complete, select your tenant and move quickly.

Making the decision: - Trust your screening results - Don't discriminate based on protected classes - Document reasons for selection

Notifying applicants:

Accepted applicant: - Call immediately to inform them - Confirm they're still interested - Send lease for review

Rejected applicants: - Notify within reasonable timeframe - Keep explanation brief and professional

Securing the tenant: - Collect holding deposit - Set lease signing date - Prepare move-in package

Move-in process: 1. Sign lease with all parties 2. Collect first month's rent and security deposit 3. Conduct move-in inspection together 4. Hand over keys 5. Provide welcome packet with important information

Finding good tenants is only half the battle. Keeping them is equally important.

Why retention matters: - Turnover costs $1,000-$5,000 per occurrence - Long-term tenants maintain property better - No vacancy periods between tenants

How to keep good tenants:

Be responsive: - Address maintenance requests promptly - Return calls and messages quickly - Show you care about their experience

Maintain the property: - Don't let small issues become big problems - Make reasonable improvements over time

Be reasonable: - Don't nickel-and-dime good tenants - Be flexible when appropriate - Handle issues professionally

At lease renewal: - Start conversation 60-90 days before expiration - Offer renewal incentives if appropriate - Keep rent increases reasonable

The time you invest in finding quality tenants pays dividends for years. One great tenant can mean years of on-time payments, property care, and stress-free landlording.

Key takeaways:

1. Prepare your property first. Clean, repaired properties attract better tenants.

2. Price competitively. Research market rates and price strategically.

3. Write compelling listings. Good copy and photos attract quality applicants.

4. Market broadly. Use multiple channels to reach the widest audience.

5. Screen thoroughly. Verify income, rental history, and background.

6. Close quickly. Good tenants have options; don't let them slip away.

7. Retain good tenants. It's easier to keep great tenants than find new ones.

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