Vermont Rental Application

What type of information should landlords collect?

Including the right questions in your rental application form is the key to selecting your next tenant with confidence. An online rental application with sample questions can make the process quick and easy.

Use your Vermont rental application to collect the following information:

• Personal information: Names (of applicants, co-applicants, and/or co-signers), date of birth, SSN, email, phone number, smoking status, vehicle details, and emergency contact
• Financial information: Employment status and income history
• Rental history: Details of previous and current residences
• Professional and rental references: Contact information of employer and previous landlords
• Pets: Ask about pets and/or service animals

Landlords collect sensitive information in rental applications, so federal and state laws regulate the questions landlords can ask and how they can use the information they receive to inform the approval process.

We’ll review these legal regulations and more as we cover pre-screeners, federal and state laws, pets, and denial processes.

Pre-Screener 

The pre-screener helps you identify qualified candidates from first contact. This brief set of questions precedes the official application and allows you to identify potential red flags that could lead to neighbor complaints and stress during rent collection.

Here’s what every pre-screener should ask for:

• Personal/contact information
• Employment status
• Income
• Self-reported credit score
• Move-in date
• Household size
• Pet information
• Smoking status

After reviewing the pre-screener, you can decide whether to send a complete application form to the interested party. Although a pre-screener is a time-saving first step, it doesn’t replace the full Vermont rental application form.

Federal Application Laws

Whether you’re accepting applications for your farmhouse on a few acres or a duplex in Downtown Burlington, all Vermont landlords need to comply with federal laws. These are the five federal laws you need to know:

Fair Housing Act (FHA): This law prohibits landlords from discriminating against applicants based on these protected characteristics:

• Race
• Color
• National origin
• Religion
• Sex
• Familial status
• Disability

You can’t ask questions about FHA-protected characteristics, use discriminatory advertising, or offer unequal renting terms. This law applies to landlords, property managers, and employees responsible for accepting renters (Fair Housing Act).

Equal Credit Opportunity Act (ECOA): This law protects renters who have received public assistance or have lived in public housing. The ECOA also outlines how landlords can assess credit reports and details reporting guidelines for applicants (Equal Credit Opportunity Act).

Americans with Disabilities Act (ADA): Landlords can’t deny an applicant solely based on a disability, and they must accommodate the renter’s condition (Americans with Disabilities Act).

Fair Credit Reporting Act (FCRA): Before pulling a credit report, landlords must obtain the applicant’s written consent and inform the applicant if they deny the application based on the applicant’s credit history (Fair Credit Reporting Act).

Civil Rights Act of 1866: Landlords can’t discriminate against race and color, and must treat all applicants equally (Civil Rights Act of 1866).

Vermont Application Laws

Vermont also has its own set of rental application laws, including the Vermont Fair Housing and Public Accommodations Act and Vermont landlord-tenant laws.

In addition to FHA-protected characteristics, Vermont law also bans discrimination based on:

• Marital status
• Age
• Sexual orientation
• Gender identity
• Because a person intends to occupy a dwelling with one or more minor children
• Because a person is a recipient of public assistance
• Because a person is a victim of abuse, sexual assault, or stalking

Landlords can’t deny an applicant based on these characteristics (9 V.S.A. § 4503).

Here’s more information that all Vermont landlords should know:

Source of income: Landlords can’t discriminate against applicants who receive public assistance, including Section 8 vouchers (9 V.S.A. § 4503).

Criminal history & eviction history: In Vermont, landlords can consider criminal history and eviction history when denying an applicant.

Sexual orientation and gender identity: These are protected characteristics in Vermont, so landlords can’t discriminate against or deny housing based on them (9 V.S.A. § 4503).

Portable tenant screening reports: Vermont landlords permit portable tenant screening reports, but Vermont law doesn’t require landlords to accept them.

Pets, ESAs, and Service Animals 

In Vermont, 70% of households own pets. Pets and service animals need a place in your Vermont rental application, too.

Have a no-pet policy? You still can’t discriminate against applicants with emotional support animals (ESAs) and service animals. However, the tenant must cover the costs of any property damage caused by the animal.

Pet information: Include application questions that ask about pets, ESAs, and service animals.

Fair Housing Act: Landlords can’t discriminate against applicants due to an ESA or service animal, or charge a pet deposit, pet fee, or pet rent. Furthermore, they can’t deny an applicant based on the breed, size, and/or weight of an ESA/service animal.

Denial Process

Landlords must follow a uniform, legal process when denying applicants. In Vermont, landlords can legally deny a renter based on:

• Insufficient income
• Credit history
• Rental history
• Criminal background
• False/incomplete answers

Denial notice: Vermont law doesn’t require landlords to inform applicants who aren’t selected to live in their rentals.

Credit/Background denials: Is your denial decision based on information from a credit or background check? Under the Fair Credit Reporting Act, you’ll need to send the applicant an adverse action notice detailing the reporting agency’s name and contact information, and a statement of the applicant’s right to dispute inaccuracies.

Document storage: Vermont law doesn’t require landlords to store documents, such as denied applications and screening reports. As a best practice, always keep them on file. These records will help you defend against claims of discrimination. Save time by eliminating paperwork and storing a digital copy online with TurboTenant.