How to Get Rid of an Eviction on Your Credit Report

An entry reflecting an eviction on a credit report can significantly impact an individual’s financial standing and future housing prospects. While the eviction might not directly appear, associated negative financial information, such as unpaid rent sent to collections or civil judgments, can be reported. This adverse information can make it more challenging to secure new housing, obtain loans, or affect employment opportunities. This article provides guidance on addressing and potentially removing such entries from a credit report.

Understanding Eviction Reporting on Credit

An eviction record typically does not appear directly on a consumer’s credit report. Instead, the financial consequences of an eviction, such as unpaid rent, late payments, or a landlord’s debt being sent to a collection agency, are the items that can negatively impact a credit profile. If a landlord obtains a civil judgment against a tenant for unpaid rent or damages, this judgment can also appear on a credit report.

When a tenant owes money for unpaid rent, the landlord might sell this debt to a collection agency, which then reports the collection account to the major credit bureaus: Equifax, Experian, and TransUnion. This collection account will appear on the credit report, detailing the original creditor (the landlord), the amount owed, and the date the account went to collections. This type of derogatory mark can substantially lower credit scores. These entries remain on a credit report for up to seven years from the date of the original delinquency or the date the account was reported to collections. While the impact on a credit score may lessen over time, the presence of these records can still influence a landlord’s decision when reviewing tenant screening reports, which often include rental history data separate from traditional credit reports.

Gathering Information for Eviction Removal

The initial action involves obtaining current credit reports from all three major credit bureaus: Equifax, Experian, and TransUnion. These reports are available free of charge once a week through AnnualCreditReport.com. Reviewing these reports helps identify any specific collection accounts or judgments linked to the eviction, including details like account numbers, reported amounts, and reporting dates, which are necessary for any dispute or negotiation.

Accessing eviction court records is also important if a formal eviction case was filed. These records, including the initial filing, any judgments, or dismissals, are typically public and can often be obtained from the local county court where the eviction proceeding took place. These documents are vital for proving inaccuracies, such as a case being dismissed, or for providing context during negotiations, particularly if the eviction was not finalized or was withdrawn.

Collecting all relevant financial and communication records is also important. This includes copies of the lease agreement, any amendments, and all rent payment records, such as bank statements, canceled checks, or money order stubs. These financial documents serve as proof of payment history and can be used to dispute claims of unpaid rent or to demonstrate a good faith effort to fulfill obligations during negotiations. Retaining all written communication with the landlord, property management, or any collection agencies, including emails, letters, or debt validation notices, provides a comprehensive timeline and record of events, which can be invaluable for substantiating claims or agreements.

Disputing Inaccuracies on Your Credit Report

Disputing an eviction-related entry on a credit report is a primary method for removal when the information is incorrect or misreported. An inaccuracy can encompass various scenarios, such as incorrect dates of delinquency, a wrong tenant name, a dismissed judgment, or a paid account still showing as outstanding. Referencing gathered documents, such as court records or payment receipts, is essential to prove the discrepancy.

To initiate a dispute, contact each major credit bureau reporting the inaccurate information. Bureaus offer submission methods including online portals, mail, or phone. While online disputes are convenient, sending a dispute letter via certified mail with a return receipt provides proof of delivery. The letter should be clear, concise, and explicitly state what information is inaccurate and why. It must include identifying information like your full name, address, and the account number of the disputed entry.

Copies of all supporting documentation that prove the inaccuracy, like court orders or payment confirmations, should be attached. Never send original documents; always provide copies and keep a complete record for your files. Upon receiving a dispute, credit bureaus are legally required by the Fair Credit Reporting Act (FCRA) to investigate the claim within 30 days. During this period, the bureau will contact the entity that furnished the information to verify its accuracy. If the information cannot be verified or is found inaccurate, the bureau must remove or correct the entry. After the investigation, the credit bureau will notify you of the outcome.

Negotiating for Eviction Removal

When an eviction-related entry on a credit report is accurate, negotiation can be a viable strategy for its removal. This approach is often considered when there is past-due rent or a debt owed to the landlord or a collection agency. Offering to pay the outstanding amount, or a portion of it, can sometimes motivate the creditor to agree to remove the negative entry. Information gathered from the preparatory phase, such as payment records or communication logs, can serve as leverage or provide necessary context during these discussions.

Initiating negotiations typically involves contacting the landlord or the collection agency responsible for reporting the debt. All communication throughout this process should be in writing to create a clear record of discussions and any agreements made. A common negotiation strategy is a “pay for delete” agreement, where the consumer offers to pay a specified amount, often the full balance or a negotiated settlement, in exchange for the creditor agreeing to remove the negative entry from credit reports.

If a “pay for delete” agreement is reached, it is essential to obtain a signed written agreement from the creditor or collection agency before making any payment. This agreement should explicitly state that upon receipt of the agreed-upon payment, the eviction-related entry will be removed from all major credit bureaus. The document should also include the agreed-upon payment amount and a clear timeline for the entry’s removal. Without a written agreement, there is no guarantee the creditor will uphold their end of the bargain after payment. Once payment is confirmed and the agreement is in hand, the creditor is responsible for contacting the credit bureaus to facilitate the removal.

Monitoring Your Credit After Removal Efforts

After undertaking efforts to remove an eviction-related entry, consistently monitoring your credit reports is an important final step. Regularly checking your credit reports helps confirm that the negative information has been removed or accurately updated as expected. This ongoing review also allows for the early detection of any new inaccuracies or unauthorized activity.

You are entitled to a free credit report from each of the three major credit bureaus (Equifax, Experian, and TransUnion) once a week through AnnualCreditReport.com. Utilize this resource to scrutinize each report carefully for the specific eviction-related entries you sought to remove. Verify that the account is no longer listed or shows the updated status as agreed upon.

If the eviction-related entry is not removed as expected, or if new issues appear, take prompt action. This involves re-initiating disputes with the credit bureaus, providing copies of prior dispute letters and any agreements, or re-engaging in negotiations with the landlord or collection agency, always emphasizing any secured written agreement.