Tenant screening can feel like a guessing game sometimes. Someone seems polite and says all the right things, but how do you really know they’ll be a responsible renter? One of the most effective ways to find out is by checking their eviction history. Knowing how to check eviction history helps you spot serious red flags early—before they turn into costly mistakes. This article will break it down in a simple, straightforward way, so you know exactly what to do and what to look for!
What Is an Eviction History?
An eviction history is a record of any legal actions taken to remove a tenant from a rental property. It typically shows whether someone has been formally evicted through the court system, not just asked to leave, but taken through the full legal process by a landlord.
These records can appear on a tenant's credit report or be found in court databases and tenant screening reports. While not every issue with a past rental shows up here, a formal eviction on file is a strong indicator that there were serious problems (like non-payment of rent, lease violations, or property damage).
What Does an Eviction History Includes?
Eviction reports can include a surprising amount of detail. You might see:
- Tenant and Landlord Information: The report lists the full legal names of both the tenant and the landlord involved in the eviction case. This ensures clarity about the parties and allows verification of identities across multiple rental applications.
- Case Details: Each eviction is tied to a unique case number, along with the filing date and the jurisdiction in which the case was processed. These details help landlords trace the case through public court databases for additional context or confirmation.
- Case Status: An eviction case may be ongoing, dismissed, settled, or resolved in court. The current status helps landlords gauge whether the situation was fully resolved or still pending, which may impact the applicant’s eligibility.
- Judgments and Outcomes: If the court sided with the landlord, the eviction report will note this judgment, along with any financial penalties ordered—such as unpaid rent, late fees, or property damage costs. These outcomes are key indicators of risk for future landlords.
- Court Records: Supporting documents—such as official filings, court notices, and case updates—are often attached or referenced in the report. These court records give landlords the ability to cross-check information and assess the seriousness of the eviction.
Why Does Checking Eviction History of Tenants Matter?
Because past behavior is one of the best predictors of future behavior. Checking a tenant’s eviction history is a critical step in protecting your property, income, and peace of mind. Here's why eviction history deserves close attention:
- Predictive Behavior: Eviction history can indicate deeper patterns like financial instability, communication failure, or disregard for lease terms.
- Stronger Tenant Screening: When combined with other screening tools like credit checks, income verification, and references, eviction history helps round out the full picture.
- Minimizing Financial Risk: Evictions can be a major expense for landlords, leading to missed rent, legal fees, and turnover costs.
- Understanding Housing Instability: Eviction records can indicate past struggles with stable housing, increasing the likelihood of repeated turnover.
In short, eviction history is more than just a checkbox on a screening form. It’s a key indicator of risk that, when interpreted carefully, can help landlords make smarter, more informed leasing decisions.
Landlord Legal Responsibilities When Using Eviction Reports
Before you run any kind of background check, it’s important to understand your legal responsibilities as a landlord. Under the Fair Credit Reporting Act (FCRA), here are the key responsibilities every landlord should know:
1. Written Consent
You must obtain written permission from the tenant or applicant before pulling a screening report or background report from a third-party screening service. This consent is not optional; it’s a legal requirement under the FCRA to protect consumer privacy.
2. Notification of Adverse Action
If you decide to deny the application, increase the rent, or require a higher deposit based on information in the eviction report, you must issue a formal Adverse Action Notice. This document informs the applicant of your decision and the specific reason behind it.
3. Accuracy and Fairness
Applicants have the right to dispute inaccurate or outdated information in their reports. You’re required to give them a copy of the report and let them know how to dispute any errors.
4. Non-Discrimination
Eviction reports should never be used to discriminate against applicants based on race, gender, religion, familial status, disability, or other protected characteristics. Always apply the same screening standards to every applicant to comply with federal Fair Housing laws.
Note: Some areas limit the use of older evictions or require landlords to offer tenants a chance to explain their history.
5. Privacy and Data Protection
Landlords must treat all applicant information, including eviction records with confidentiality. Do not share, store, or dispose of these reports carelessly. Use secure methods when handling sensitive data.
6. Observing State and Local Laws
Some states and cities have stricter regulations than federal law. For example, certain jurisdictions prohibit the use of eviction records older than seven years or require landlords to consider tenant explanations for past evictions.
3 Ways to Check a Tenant’s Eviction History
Thankfully, there are a few different ways to go about it, some more hands-on, and others that make the process almost effortless.
1. Manual Public Record Searches
Eviction cases are part of the public record, and in some states, you can search local court databases online for eviction lookup for free. This method can be effective if you're screening only one or two applicants and have the time to thoroughly investigate.
To do this, you’ll need to know the applicant’s full legal name and the counties or states where they’ve lived. Then, you can search civil court records for any filings related to public records for evictions (often called "unlawful detainers").
2. Outsourcing to Third-Party Services
This is by far the most common method. Tenant screening companies pull from national databases to check eviction status, credit reports, background checks, and more, all in one go.
Services like LeaseRunner and others are designed to make this part of the process fast and reliable. You'll typically need the applicant’s permission, and the reports are usually available within 24–48 hours.
Pro Tip: Don’t know how to scan tenant screening reports and select suitable tenants? Check out our blog on How to Check Your Tenant Screening Report.
3. LeaseRunner’s All-in-One Screening Platform
Alternatively, if you're looking for a simple, no-fuss option, LeaseRunner is a great pick. It’s designed specifically for landlords, and it includes eviction lookup, credit reports, criminal background checks, and more.
You don’t need to collect sensitive information yourself. Just enter the tenant’s email, and they handle the rest (getting consent, verifying identity, and delivering the report straight to your inbox).
How to Check Eviction History with LeaseRunner in 5 Easy Steps
Then, how do you look up evictions? LeaseRunner makes the screening process feel less like a chore and more like a smooth step in finding the right tenant. Here’s how it works:
- Create a free LeaseRunner account. It only takes a minute, and there's no cost until you run a report.
- Navigate to your dashboard, select "Screen"
- Choose the “Eviction Check" option (and any others you’d like, such as credit or criminal checks). Enter the applicant’s name and email address.
- LeaseRunner sends an email to the applicant requesting their consent and any necessary personal details. This keeps you from having to ask for sensitive information directly.
- Wait for tenant approval. Once the applicant consents, LeaseRunner conducts a nationwide search across all major jurisdictions, covering over 36 million records. The eviction report, along with any other selected reports, will be available in your dashboard.
How to Read an Eviction Report (What Landlords Should Watch For)
The next step is knowing how to read it and what it’s telling you. These reports can vary slightly depending on the service you use, but most will include the same core details.
- Tenant and Property Information: Shows the tenant’s full name and the rental property address involved in the case. Use this to confirm the report belongs to the correct applicant.
- Case Filing Date: When was the eviction filed? A recent eviction might raise more concern than one that happened several years ago.
- Case Status: Was the eviction completed, dismissed, or settled? A dismissed case might mean the tenant and landlord worked things out or that the case was filed in error.
- Judgment Details: Did the court rule in favor of the landlord? Was any money awarded? This shows whether the eviction was justified in the court’s eyes.
- Reason for Eviction: This can include non-payment of rent, property damage, or lease violations. Not every report will show this, but if it does, take note.
- Eviction History and Outcomes: Lists any previous eviction filings or judgments tied to the applicant. Multiple records may point to a pattern of rental issues worth a closer look.
It’s also important to look at patterns. One eviction from five years ago, followed by years of stable renting, might not be a deal-breaker. But multiple public records for evictions? That’s a major red flag.
Why You Should Review Credit and Eviction History Together
When you pair the eviction history with a credit report, you will get the full idea of how a tenant manages their responsibilities. On their own, each report highlights only part of the story, but used together, they can uncover patterns and risks that might otherwise be missed.
A tenant's eviction history shows how they have handled past rental situations, including any evictions, disputes, or lease violations. However, this doesn't demonstrate how they handle money in other spheres of their lives.
That’s where the credit report fills in the gaps. It reflects how consistently a person pays bills, manages debt, and honors financial commitments beyond rent. For example, a tenant may have a clean eviction record but a low credit score with late payments across multiple accounts. Or they may have one old eviction but now show a strong credit history and financial improvement.
In short, by reviewing both reports side by side, landlords can better assess risk and make informed decisions beyond surface-level impressions and choose tenants with real long-term potential.
How Long Does an Eviction Stay on a Tenant’s Record?
Evictions don’t follow tenants around forever, but they can stick around longer than many people expect.
The general rules are:
- On credit reports: A court-ordered eviction (also called a judgment) can stay on a tenant’s credit report for up to 7 years.
- In public records and screening databases: Many tenant screening services also keep eviction records for up to 7 years, though this can vary by state.
Some states are starting to pass laws that limit how eviction records can be used, especially in cases where the eviction was dismissed or filed during emergency periods (like during the COVID-19 pandemic). In a few places, eviction records can even be sealed after a certain period.
Bottom Line
Overall, tenant screening doesn’t have to be complicated. By checking eviction history along with credit reports, you can make better, more informed choices. Knowing how to check eviction history is key, and tools like LeaseRunner make it easy by providing quick access to all the essential tenant reports in one place!
FAQs
Q1: How to find out if I have an eviction?
To find out if you have an eviction on your record, you can check your public court records or tenant screening reports. You can search online court databases in the county where you lived, or request a copy of your eviction record from the courthouse. Additionally, you can use tenant screening services to run a background check that includes eviction history.
Q2: Where to find eviction records?
Eviction records are part of public court records and can usually be accessed through local government websites or directly at the courthouse. Many screening platforms will show you a tenant’s eviction history, including filing dates, reasons for eviction, and case outcomes.
