Since my Giants stunk up the joint yesterday, the only think left to do was accompany friends to Molly Spillane's in Mamaroneck to watch the Jets beat the Bengals. Another guy we were with apologized to bring up work but had a real estate question (I actually don't mind. I bring the stuff up myself). He was relocating to Manhattan, and had found an apartment he liked, but was afraid that his rental application would be denied due to his low credit score. He had a guarantor, but their credit was good, not great, and he asked me if there was anything he could do to strengthen his case with this apartment or make a stronger case if he had to apply elsewhere.
I'm no expert in Manhattan rentals, but I am a landlord. I think most landlords agree with me when I say that a vacant unit is not good, but is better than a bad tenant. I asked him what his rental application included, and it was the application form, bank statements, and either his credit report or an authorization to run it. His agent suggested that he offer to pay extra rent in advance, but he wasn't sure if that was a good idea. Lots of questions.
Here is what I told him:
- Cash is king. Extra rent in advance would be a good thing, because it showed that he had money and he offered good faith. If you could pay 3 months rent in advance, it might be a huge compensating factor. I would not, however, put more than 2 months rent as a security deposit.
- When I was active in mortgages a letter of explanation was often required with files where credit was dinged. A good letter of explanation can show the landlord that you aren't an irresponsible deadbeat, but a good person who had some bad circumstances. If anything, just being conscious enough to acknowledge the lower score and be smart enough to try and explain it might do the trick.
- The application did not ask for his current landlord as a reference. This perplexed him. I explained that current landlords are not always good references. I've seen spiteful landlords lie about good tenants because they were angry that they did not renew their lease; I have seen landlords eager to get rid of crummy tenants give them glowing reviews. 12 months of cancelled checks are a far better thing to include. Cancelled checks are hard to argue with.
- If his application is denied before he can submit these things, the world wouldn't end if he re-applied with that documentation included, with a humble request for them to reconsider.
- J. Philip Faranda, Broker-owner, J. Philip Real Estate, LLC. 2010 Vice President, Westchester-Putnam Multiple Listing Service.
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Great point! I'm starting to see a lot more rentals pop up in this market. If you think about it all these people who foreclosed on theor homes need somewhere to live. Landlords should be happy if they find someone with perfect credit.
It might be easier to rent from an individual rather than a management company. I know of several apartment unit owners who are less interested in credit scores and more interested in the person trying to rent.
I have been a landlord for many years, and I put more stock in the person than the credit score, I am also very leery of people who want to pay cash for many months in advance. In my experience they were all people who were a nightmare to get out when the cash ran out. I think it is a crap shoot so to speak, do the best you can and deal with what happens.
Gerry,
I'm with you. I've had tenants with good FICO scores who were nightmares. I've also had tenants who tried to pay extra, or do work to the property, to get the keys when they were bad fits (to be mild). I think, though, that the combination of factors, and not just trying to "buy" the lease approval,
In the absence of good credit, I typically rely on 2 year rental history with property management company, 2 year job history (confirmed via human resources dept. and backed up with copies of last 2 paystubs). This system has worked great for me in qualifying and getting good tenants.