Key Questions to Ask a Previous Landlord During Screening

A strong tenant screening process goes beyond reviewing credit scores and pay stubs. Speaking directly with an applicant’s former landlord to conduct a tenant reference check can provide an inside look at how they’ve treated a rental property in the past — and how they might treat yours.

But there’s a catch: ask the wrong question, and you could end up in violation of Fair Housing Act (FHA) laws, with fines that now reach more than $20,000 for first offenses.

To help you navigate this delicate but essential step, here’s our guide to the questions you’ll want to ask a previous landlord, the ones to avoid, and how to get the most out of the conversation.

Questions to Ask a Landlord During a Tenant Reference Check 

Not every landlord will give you a picture-perfect answer. Some may exaggerate, while others gloss over issues to avoid confrontation. That’s why tenant reference check questions should constitute just one piece of your overall screening process. These questions should never be the sole deciding factor.

With that in mind, here are thoughtful, fair questions to ask in a landlord reference:

• How long did the tenant rent from you? Asking this question sets the stage for the rest of their feedback. A tenant who stayed at a property for 3 years likely has a stable rental history, whereas a short-term stay may warrant follow-up questions.
• What condition was the unit in after move-out? Every landlord dreads the post-move-out inspection. Hearing how your applicant left their last rental can give you a sense of whether they’re responsible tenants who’ll respect your property.
• Did the tenant have any pets or animals? Landlords must accommodate Emotional Support Animals (ESAs) and service animals under federal law; however, it’s still helpful to know whether the renter lived with pets and how they handled that responsibility.
• Were there any conflicts with neighbors or other tenants? Disputes aren’t always deal breakers, but they’re worth asking about. If something concerning arises, discuss it with your applicant to get their perspective on the situation.
• How responsive was the tenant when issues came up? Try asking the former landlord to rate communication on a simple scale of 1 to 5. Tenants who communicate early about maintenance often help prevent bigger, more expensive issues.
• Would you rent to them again? Asking this question often gives the most telling answers. Even a simple, straightforward “yes” (or even a “no”) can speak volumes. But beware, trust your gut. If a landlord heaps unrealistic praise on a tenant, they could simply be trying to move on from them.
• Property-specific questions to ask the previous landlord. If you own a multifamily unit, ask how the tenant handled shared spaces. If you rent single-family homes, ask about how well they stayed on top of lawn care and upkeep.

Beyond the Reference Call

A tenant reference check is just one part of a thorough screening process. A well-rounded tenant screening* also should include reviewing:

• Lines of credit
• Credit inquiries
• Debt in collections
• Criminal background check
• Eviction report
• Credit score

*Some states and localities, such as New York City, don’t allow landlords to use eviction or criminal histories as determining factors. Always consult your local landlord-tenant laws to ensure compliance with the relevant regulations.

Pro Tip: Are you worried about fake pay stubs or fraudulent applications? You can watch our tenant screening webinar to learn how to streamline your process.

4 Tips to Make the Most of Your Landlord Reference Call

Try to have a phone call or face-to-face conversation with the previous landlord. These interactions can provide meaningful context for the answers they give you.

Of course, it’s also essential to respect their time, so you should aim to make your call efficient and effective. The quality of your conversation often depends on how you approach it. Here’s how to make it count:

1. Schedule the call first. Avoid cold calling if possible. Send a quick email or text to introduce yourself and request a brief call at a time that suits the previous landlord’s schedule.Example message: Hi [Landlord’s name], I’m reviewing an application from [Applicant’s name] and would appreciate the chance to ask a few questions. Are you available for a quick [phone call/Zoom] on [day/time]? Or use your landlord reference call template to help guide your questions..
2. Listen for tone. Tone of voice or body language (if you meet in person) can reveal more than words alone.
3. Stay professional. If your applicant provided a reason for moving, don’t mention it to their former landlord. Keep the focus on rental performance, not personal drama.
4. Take notes. Write down key points and ask permission to follow up later if needed.

Since we’ve reviewed what you can ask a former landlord during a tenant reference check, let’s talk about what you can’t ask — particularly anything that violates the FHA.

Questions Not to Ask (and Why They Matter)

While some states have enacted their own laws that provide additional protections for tenants, the FHA remains the primary federal safeguard against unfair housing practices. It prohibits landlords from discriminating against tenants based on:

• Race
• Color
• National origin
• Religion
• Sex (including gender identity and sexual orientation)
• Familial status
• Disability

These protections mean you cannot ask questions related to the categories above or use them as factors in rental decisions.

You should refrain from asking questions like:

• “What gender is the tenant?” (discrimination based on gender)
• “Where is the tenant really from?” (discrimination based on national origin)
• “What credit score did the tenant tell you they had?” (nonconsensual credit check)
• “Does the tenant have kids?” (discrimination based on familial status)
• “Do you think the tenant is deaf?” (discrimination based on disability)
• “Is the tenant a Christian?” (discrimination based on religion)

In early 2023, the White House introduced a Blueprint for a Renters Bill of Rights, outlining principles such as eviction prevention, fair leases, and the right to organize. The Blueprint itself is not law, but it has influenced recent state legislation and inspired new federal proposals, such as the 2025 Landlord Accountability Act. Whether these ideas become national policy remains to be seen.

Landlord Pro Tip: There are also specific questions you may not ask applicants with Emotional Support Animals (ESAs), so stay up-to-date to remain compliant. You cannot ask about the tenant’s disability or medical history; however, you may inquire whether the documentation for an assistance animal is valid.

The Bottom Line on Questions to Ask Previous Landlords

Tenant screening works best when you combine multiple tools — credit checks, background reports, reference check calls, and your own conversations with the applicant. By asking thoughtful questions of a previous landlord and avoiding anything that crosses Fair Housing boundaries, you’ll gain a clear picture of your applicant without exposing yourself to costly penalties.

When done properly, tenant reference checks are more than just another line to check off your to-do list. A good reference call can protect your investment, strengthen landlord-tenant relationships, and avoid the hassles that can come with problem renters. With TurboTenant, you can rest assured that our AI will vet any custom application and pre-screening questions, so you’re always in compliance with the FHA. Plus, screening tenants on the platform is free for landlords.

So sign up today and make landlording easier tomorrow.

Tenant Reference Check FAQs

Disclaimer: This blog is for informational purposes only and is published by TurboTenant. It is not legal, financial, or tax advice. Laws and regulations for landlords vary by state and locality and may change over time. Always consult a qualified attorney, accountant, or local housing authority before making decisions related to your rental property. The publisher and authors assume no responsibility for actions taken based on the information provided.