How to Remove Items From Your Rental History

Rental history serves as a significant factor in a prospective tenant’s housing application. It provides a comprehensive overview of an individual’s past tenancy, informing landlords about their reliability and adherence to lease agreements. This record influences a landlord’s decision-making process, often determining whether an applicant is approved for a rental property. Understanding the components of this history and how it is accessed is therefore beneficial for anyone seeking new housing.

Understanding Rental History

Rental history encompasses a detailed record of an individual’s past tenancy behavior. This includes payment timeliness, outstanding balances, and instances of late or missed rent payments. Information regarding lease violations, such as unauthorized occupants or noise complaints, is also commonly recorded. The condition of the property upon move-out and any associated damages can also become part of this record. Eviction records, which are public court documents, are an impactful component of a rental history.

This information is sourced from various entities, primarily previous landlords and property management companies. Many landlords utilize specialized tenant screening services, which compile data from multiple sources. Prominent tenant screening bureaus include Experian RentBureau, CoreLogic SafeRent, and TransUnion SmartMove. These services gather reports that include previous addresses, the duration of leases, rent amounts, and contact details for past landlords.

Landlords access this history through several methods. The most common approach involves directly contacting previous landlords listed on a rental application to verify details and obtain feedback. They also frequently review credit reports, which may contain rental-related information such as collections from unpaid rent or eviction records if those issues impacted credit. Additionally, landlords often conduct public records searches to uncover any eviction filings or legal disputes related to rental agreements. Many now rely on integrated tenant screening platforms that combine credit, background, and eviction checks into a single report.

Individuals have the right to obtain their own rental history reports to ensure accuracy. Under the Fair Credit Reporting Act (FCRA), consumers can request one free copy of their credit report annually from each of the three major credit bureaus: Experian, TransUnion, and Equifax, via AnnualCreditReport.com. While these credit reports may include some rental data, direct rental history reports can also be requested from specific tenant screening agencies, for free annually or for a fee for more frequent requests. Compiling a personal record of past addresses, landlord contact information, and copies of lease agreements can also serve as a form of self-reported rental history.

Correcting Inaccurate Rental History

Should an individual discover inaccuracies within their rental history report, a process exists to dispute and correct these errors. The initial step involves obtaining a copy of the report, particularly if a landlord has issued an adverse action notice, which legally requires them to provide the name and contact information of the screening company. Review the report carefully for any discrepancies, such as incorrect personal identification, misreported payment histories, or details of evictions that do not pertain to you, are outdated, or were dismissed.

Once specific errors are identified, gather all supporting documentation that substantiates your claim. This evidence can include canceled checks or bank statements proving on-time rent payments, copies of lease agreements, and official court documents demonstrating the dismissal or resolution of an eviction case. Any written communications with previous landlords or property managers regarding the disputed matter, such as emails or text messages, should also be compiled. Maintaining a record of all interactions and documents is important for the dispute process.

The next step is to submit a dispute to the tenant screening company that generated the report. This dispute should be in writing and clearly explain each error found, referencing the report sections. Attach copies of your supporting documentation, but never send original documents. Many screening companies offer online dispute forms, while others may require submission via mail or phone; check their specific procedures.

Under the Fair Credit Reporting Act, the tenant screening company is obligated to conduct a reasonable investigation into your dispute. This investigation must be completed within 30 days, though it may extend to 45 days. If the error is related to credit information, also dispute directly with the major credit bureaus (Experian, TransUnion, Equifax) that show the inaccuracy. During this investigation period, it is recommended to inform any prospective landlords about the ongoing dispute, especially if you are actively applying for housing.

If the investigation confirms the information is inaccurate, incomplete, or cannot be verified, the reporting agency must delete or correct it from your report. However, if the dispute is not resolved to your satisfaction, or if the agency fails to respond within the stipulated timeframe, additional recourse is available. You have the right to request that a statement of your dispute be included in your file and in future reports.

You can file a complaint with the Consumer Financial Protection Bureau (CFPB) or your state’s attorney general’s office. In situations where harm has occurred due to inaccuracies, or if the screening company has violated FCRA regulations, consulting with a consumer lawyer or seeking assistance from a local legal aid organization or fair housing organization may be appropriate. Most negative information, such as evictions or civil judgments, cannot be reported after seven years, with bankruptcies remaining for ten years.

Addressing Legitimate Negative Rental History

When a rental history report contains accurate negative entries, proactive strategies can help mitigate their impact on future housing applications. An approach involves being transparent and honest with prospective landlords. Explain the circumstances that led to the negative entry, whether due to financial hardship, job loss, or other personal issues. Providing context and demonstrating accountability can help build trust and show changed circumstances.

A step to improve your standing is to address any outstanding debts owed to previous landlords. Paying off these arrears, or establishing a payment plan, demonstrates financial responsibility. Obtaining proof of payment or a settlement agreement for these debts can be presented to new landlords, signaling that past issues have been resolved. This action is often a prerequisite for many landlords to consider an application.

Demonstrating current financial stability and changed circumstances is also important. This can be achieved by providing proof of income and stable employment, such as recent pay stubs, bank statements showing consistent deposits, tax returns, or a letter from your employer verifying your status and salary. An improved credit score, reflecting responsible financial management, can also reassure landlords about your ability to meet rental obligations.

To reduce perceived risk, consider offering additional assurances to a landlord. This might include offering a higher security deposit, within legal limits, as a buffer against potential issues. Another strategy is to secure a co-signer or guarantor for the lease. Some landlords may also be open to starting with a shorter lease term, such as a month-to-month agreement, as a trial period to assess your reliability.

Seeking positive references can also be helpful. While a direct reference from a previous landlord with whom you had issues might be difficult to obtain, positive recommendations from employers, colleagues, or even a landlord from a more distant past can highlight your character and reliability. Some individuals also prepare a “renter’s resume” or a cover letter that proactively addresses any negative history while emphasizing their strengths as a tenant and their commitment to a positive tenancy. Finding private landlords or those who are willing to work with tenants who have challenging histories may offer more flexibility than large property management companies with strict screening criteria.