Homestruk Tenant Screening

---

version: 1.0.0

name: homestruk-tenant-screening

description: Screen tenant applications using Fair Housing compliant criteria for Massachusetts properties. Use when evaluating a rental application, setting screening criteria, checking an applicant against standards, or drafting acceptance/rejection letters. Covers income verification, credit checks, criminal background (with HUD guidance), rental history, and MA-specific protected classes.

user-invocable: true

tags:

- property-management

- tenant-screening

- fair-housing

- massachusetts

- rental-application

---

# Homestruk Tenant Screening

Evaluate rental applications using consistent, documented,

Fair Housing compliant criteria for Massachusetts properties.

When to Use This Skill

CRITICAL: Fair Housing Compliance

NEVER screen based on these protected classes:

Federal: race, color, national origin, religion, sex,

familial status, disability

Massachusetts adds: marital status, sexual orientation,

gender identity, age, ancestry, genetic information,

military/veteran status, receipt of public assistance

or housing subsidy (SOURCE OF INCOME)

MA SOURCE OF INCOME LAW: You CANNOT reject an applicant

because they pay with Section 8, MRVP, VASH, or other

housing vouchers. This is one of the most commonly

violated Fair Housing rules in MA.

Apply the SAME criteria to EVERY applicant. Document

everything. Subjective rejections invite lawsuits.

Screening Criteria (apply consistently)

1. Income Verification

Standard: Gross monthly income >= 3x monthly rent

Documents: 2 most recent pay stubs, tax return, or

employment verification letter.

Self-employed: 2 years tax returns + bank statements

Voucher holders: voucher amount counts toward income

Cosigner: accepted if cosigner meets 5x rent income

2. Credit Check

Run through TransUnion, Experian, or Equifax

Minimum score: 620 (document this threshold)

Red flags: active collections > $1000, recent bankruptcy,

judgments from prior landlords

No minimum score for voucher holders (many have thin credit)

Consider: medical debt should be weighted less

3. Criminal Background

Follow HUD guidance (2016 memo + updates):

evidence of rehabilitation

4. Rental History

Contact 2 most recent landlords (skip current if concerned

about retaliation/bias)

Ask: rent paid on time? lease violations? property damage

beyond normal wear? would you rent to them again?

Red flags: eviction history, owing prior landlord money,

property damage, noise complaints

First-time renter: no rental history is NOT a rejection

reason — use other criteria more heavily

5. Employment Verification

Confirm: employer name, position, start date, salary

Self-employed: business license + tax returns

Retired: Social Security statement, pension, or savings

6. ID Verification

Valid government-issued photo ID

Social Security number (for credit/background check)

Do NOT photocopy immigration documents beyond what is

needed for identity verification

Screening Decision Matrix

| Criteria | Pass | Conditional | Fail |

|----------|------|-------------|------|

| Income | 3x+ rent | 2.5-3x (cosigner) | Below 2.5x |

| Credit | 620+ | 580-619 (extra deposit) | Below 580 |

| Criminal | Clear or minor/old | Case-by-case review | Recent violent/drug mfg |

| Rental | Positive refs | Mixed/no history | Eviction or damage |

| Employment | Verified stable | New job/self-employed | Cannot verify |

PASS all 5 = approve

FAIL any 1 = reject (document specific reason)

CONDITIONAL = approve with conditions (cosigner, extra deposit)

Rejection Letter Template

When rejecting, you MUST provide an adverse action notice

per the Fair Credit Reporting Act (FCRA) if a credit or

background check was used in the decision.

Dear [APPLICANT NAME],

Thank you for your application for [ADDRESS].

After careful review, we are unable to approve your
application at this time. This decision was based on
[SPECIFIC CRITERIA - e.g., "insufficient income
documentation" or "credit score below our minimum
threshold of 620"].

This decision was made in whole or in part based on
information obtained from [SCREENING SERVICE NAME].
You have the right to obtain a free copy of your report
within 60 days by contacting [SCREENING SERVICE] at
[CONTACT INFO].

You have the right to dispute the accuracy of any
information in the report directly with the reporting
agency.

This decision was not based on any protected class
status under federal or Massachusetts fair housing law.

Sincerely,
[PM NAME]
Homestruk Properties

Save to: ~/.openclaw/workspace/drafts/rejection-[name]-[date].md

Acceptance Process

When approving:

1. Send approval notice with lease signing instructions

2. Collect: first month, last month, security deposit (max

1 month per MA law), lock change fee

3. NO other fees allowed at inception (MGL c.186 s.15B)

4. Schedule lease signing and move-in date

5. Prepare move-in packet (SOP: tenant-onboarding.md)

Integration

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About Homestruk

This skill is part of the Homestruk Landlord Operations System —

a complete property management toolkit for self-managing landlords.

**Free:** Download the Rent-Ready Turnover Checklist at homestruk.com

**Full System:** 10 operations documents + spreadsheets at homestruk.com

Built by Homestruk Properties LLC | homestruk.com