A previous landlord is the only person who has seen how your applicant actually pays rent and treats a home. The catch is that they have no reason to help you, and every question you add makes them less likely to reply.

So the real question isn't "what could I ask?" It's "what do I need to know, and what's the least I can ask to find out?"

The short answer: if you only ask four questions, ask these:

Did [applicant] rent from you at [address] from [move-in] to [move-out]? (Yes / No / Other)
Were they current on rent when they left? (Current / Behind, and roughly how much)
Did you take legal action against them? (Eviction filing, judgment, or collections: Yes / No)
Would you rent to them again? (Yes / No / Unsure)

Those four answer what nearly every longer form is trying to get at, and a busy landlord can answer them in about 30 seconds. The full list below is for when you need more detail and the landlord is willing to give it.

Why fewer questions gets better answers

Long landlord verification forms are common. A typical one asks for 20 or more fields: contact position, lease expiration, notice given, number of times late, average days late, household size, rule violations, times filed in court, balance owed, and comments on each.

Every one of those fields means the previous landlord has to dig through their records. For someone with their own tenants to worry about, that's homework, and homework gets put off. A short answer you actually receive tells you more than a detailed form that never comes back. We cover the other half of this, how to send the request, in how to get a previous landlord to respond.

Full list of questions to ask a previous landlord

Pick from these based on what you need. Anything you already know from the application (address, dates, rent amount) should be filled in for the landlord to confirm, not left blank for them to look up.

Confirming the tenancy

These catch applicants who list a friend as their landlord or stretch their dates.

Did the applicant rent from you at this address?
What were the move-in and move-out dates? (Or: are these dates correct?)
Who was on the lease?
What was the monthly rent?
Are you the owner, or do you manage the property for someone else?

Rent payment history

The most important section for most landlords.

Did they pay rent on time?
About how many times were they late in the last 12 months?
Did any payments bounce or get returned?
Were they current on rent when they moved out?
Do they owe you anything now? If so, about how much?

Legal action and lease violations

Did you file an eviction against them, or serve a notice to pay or quit?
Did you get a judgment against them or send a balance to collections?
Were there any serious lease violations, such as unauthorized occupants, pets, or noise complaints?

Move-out and property condition

Did they give proper notice before moving out?
Did they leave before the lease ended?
Was there damage beyond normal wear and tear?
Did they get their full security deposit back? If not, why?

Overall

Would you rent to them again?
Is there anything else I should know?

"Would you rent to them again?" often tells you more than the rest of the list combined. A hesitant answer or a long pause on the phone is worth a follow-up question.

Questions to avoid

Stick to the landlord's own experience with the tenant and the tenancy itself. Avoid questions about:

Protected characteristics, such as race, religion, national origin, sex, disability, familial status (including whether they have children), or any other class protected where you operate
Health or medical conditions, including questions about service or assistance animals beyond what's allowed
Personal life unrelated to renting, like relationships, lifestyle, or who they spend time with
Opinions presented as fact, like "Are they a good person?" Ask about what happened instead

Ask every applicant's references the same questions, and apply the answers the same way. Fair housing rules vary by state and city, so check what applies to you.

Red flags in a landlord reference

The "landlord" is hard to verify. No company name, a personal cell only, or they don't match the property owner in county records.
The dates or rent don't match the application. Small differences happen. Big ones need an explanation.
Vague answers to specific questions. "They were fine" when you asked about late payments.
The current landlord is overly eager. A current landlord may give a glowing reference to a tenant they want gone. The landlord before them has less reason to shade the truth, so ask for both when you can.
A balance owed or legal action. Not automatically disqualifying, but worth asking the applicant about directly.

Send these questions without the homework

Our free rental verification tool sends a previous landlord the four questions above, pre-filled with the address and dates the applicant gave you. The landlord answers on any device in about 30 seconds with no account, and can decline in one tap if they can't share. If you need the full record, send the detailed form instead, covering rent, late and returned payments, notice, violations, and damage.

You can also preview or print both forms to use over the phone or on paper.

Answers are passed along exactly as the landlord submits them. It isn't a background check or tenant screening report, and it doesn't make a decision for you.

Checking income too? A landlord reference tells you how an applicant paid rent in the past. A bank-connected income report shows estimated monthly income from their current transaction history, so you can see whether they can afford your unit. Use the rent-to-income calculator to check the numbers.

Frequently asked questions

How many questions should a landlord reference have?

As few as you need to make a decision. Four questions (tenancy confirmed, rent status, legal action, and would you rent again) cover what matters most and are short enough that most previous landlords will answer. Save longer forms for when you need the full record and expect the landlord to cooperate.

Should I call the current landlord or the previous one?

Both, if you can. The current landlord knows the most recent history, but may be motivated to give a good reference to a tenant they want to move out. A previous landlord has no stake in whether the applicant moves, so their answers tend to be more straightforward.

Can a landlord refuse to give a reference?

Yes. In most places, a previous landlord isn't required to answer a rental verification. Some companies have policies to only confirm dates of tenancy. If a landlord declines, ask the applicant for another reference or for proof of rent payments.

What if the applicant has no rental history?

First-time renters won't have a landlord reference. Look at other signals instead, such as income, a guarantor or co-signer, or references from an employer. See guarantor vs. co-signer for how those work.

Do I need the applicant's permission to contact their previous landlord?

Get it in writing. Most rental applications include an authorization to contact current and previous landlords. Mention it when you reach out, since it makes landlords more comfortable answering.