5 Red Flags to Watch for During Tenant Screening in Washington State

Finding the right tenants for your rental property in Washington State, especially in competitive markets like Seattle, is crucial for a smooth and profitable investment. A thorough and consistent tenant screening process is your first line of defense against potential problems like late rent payments, property damage, or costly evictions. While the goal is to find responsible and reliable individuals, it’s equally important to be aware of certain "red flags" that might indicate future issues.

However, navigating tenant screening in Washington State requires a keen understanding of both state and local laws, particularly the Fair Housing Act and specific regulations in cities like Seattle. These laws are designed to prevent discrimination and ensure fairness in the rental process, making it essential for landlords to apply their screening criteria consistently to all applicants.

This comprehensive guide will help Washington landlords, and specifically those managing properties in Seattle, identify five key red flags during tenant screening, all while adhering to legal requirements.

The Importance of Rigorous Tenant Screening in Washington State

Before diving into the red flags, let's reiterate why robust tenant screening is non-negotiable. Washington State's landlord-tenant laws, while providing certain protections for tenants, can also make eviction a lengthy and expensive process. Preventing issues upfront through diligent screening is far more efficient than dealing with them after a tenant moves in.

The stakes for landlords are significant. For example, recent data from InvestigateWest reveals a concerning trend: eviction filings in Washington State reached an all-time high in 2024, increasing by 53% since 2019, with fiscal year 2025 on pace to surpass even those numbers. In King County alone, where Seattle is located, eviction filings in January 2025 were a staggering 66% higher than pre-pandemic levels. Beyond the legal costs and emotional toll of an eviction, there's also the financial burden of tenant turnover. Nationally, the average cost to replace a resident in a rental home can range from $1,000 to $5,000, which includes expenses like marketing, cleaning, repairs, and the significant loss of rental income during vacancy.

A good tenant screening process typically includes:

• Application Review: A comprehensive application form requesting detailed information.
• Identity Verification: Confirming the applicant's identity.
• Credit Check: Assessing financial responsibility and payment history.
• Background Check: Reviewing criminal history and eviction records (with careful consideration of local laws).
• Employment Verification: Confirming income and job stability.
• Rental History Verification: Contacting previous landlords for references.

In Washington State, landlords must adhere to RCW 59.18.257, which requires written disclosure to applicants about what information will be collected during screening, what might cause a denial, and the right to a free copy of any consumer report used. Seattle has even stricter "First-in-Time" rules, requiring landlords to offer tenancy to the first qualified applicant who submits a complete application, and limitations on using criminal records for denial. Consistency in applying your screening criteria is paramount to avoid discrimination claims.

Red Flag #1: Incomplete or Inconsistent Application Information

The rental application is your initial window into a prospective tenant's attention to detail, honesty, and responsibility.

• Missing Fields: A common red flag is an application with numerous blank spaces. While some omissions might be accidental, often it suggests the applicant is trying to hide something, perhaps a spotty rental history, unstable employment, or a gap in their financial records. A responsible applicant will take the time to fill out the application thoroughly.
• Inconsistencies: Pay close attention to discrepancies in contact information for previous landlords, employment dates, or addresses. For instance, if an applicant lists a relative as a "previous landlord," it should raise a red flag. Always verify information directly with independent sources.
• Pressure to Rush: If an applicant attempts to rush the process or discourages you from contacting references, consider it a warning sign. They may be hoping you'll overlook crucial details.

Best Practice: Implement a "No Blank Space" policy. Clearly state on your application that incomplete forms may result in delays or disqualification. If you find omissions, politely ask for clarification. If the applicant remains evasive, it's a strong indicator of potential issues.

Red Flag #2: Unverifiable Income or Employment Instability

A tenant's ability to consistently pay rent on time is arguably the most critical factor. Financial instability is a major precursor to late payments and potential eviction.

• Lack of Verifiable Income: Be wary of applicants who cannot provide clear, verifiable proof of income. This includes recent pay stubs (2-3 months are ideal), an employment verification letter, or, for self-employed individuals, tax returns for the past two years or consistent bank statements. Vague statements about income without supporting documentation should prompt further inquiry.
• Frequent Job Changes: A history of frequently changing jobs or long periods of unemployment can indicate financial instability. While some career changes are normal, a pattern of short-term employment warrants a closer look.
• "Cash Only" Income: While some legitimate jobs involve cash payments, a strict "cash only" income that cannot be otherwise documented (e.g., through bank deposits) can be challenging to verify and may be a sign of unreported income or an attempt to obscure financial details.

Best Practice: Establish clear income requirements (e.g., gross income at least three times the monthly rent). Always verify employment directly with the employer's HR department or supervisor, not just a provided phone number. For self-employed individuals, request tax returns (with proper consent and privacy considerations) or bank statements that show consistent deposits over several months. Using a professional tenant screening service can help automate and verify income claims.

Red Flag #3: Negative or Evasive Rental History

Past behavior is often the best predictor of future behavior. A problematic rental history is a significant warning sign.

• Eviction Filings (with legal caveats): While an eviction filing is a major red flag, it's crucial to understand Washington State and Seattle's specific laws. Seattle's "Fair Chance Housing" ordinance, for example, prohibits landlords from denying tenancy based on past criminal or arrest records. Similarly, Washington State has limitations on considering eviction history that occurred during or within six months after a civil emergency. However, verified unpaid evictions or unpaid rental collections can still be valid reasons for denial.
• Reluctance to Provide Previous Landlord Contact Information: If an applicant is hesitant to provide contact details for their most recent landlords, or only offers personal references, it's a strong indication they may have had issues. They might provide contact information for friends or family posing as landlords.
• Unfavorable References: When you do contact previous landlords, listen for subtle cues. Did the tenant pay on time? Did they cause disturbances? Did they damage the property? Were they given their full security deposit back? "No comment" or overly brief answers can sometimes speak volumes. Be wary of overly glowing, generic references, which could be fabricated.
• Frequent Moves Without Clear Explanation: While people move for legitimate reasons (job relocation, family), a history of moving every year or two without a clear explanation can suggest an underlying problem, such as being asked to leave by previous landlords.

Best Practice: Always prioritize speaking with the two most recent landlords. Ask specific, open-ended questions about payment history, property care, noise complaints, and whether the landlord would rent to them again. If a current landlord reference is unavailable, try to connect with the one before. Document all communication.

Red Flag #4: Poor Credit History or Significant Debt

A credit report offers a snapshot of an applicant's financial habits and reliability.

• Low Credit Score (with context): While a low credit score isn't an automatic disqualifier for every applicant, it warrants further investigation. It could indicate a history of missed payments, high debt, or financial instability. Understand why the score is low. Is it due to medical debt, student loans, or chronic late payments on various accounts?
• Excessive Debt-to-Income Ratio: Even with a decent income, a high debt load (credit cards, car loans, etc.) can make it difficult for a tenant to consistently afford rent, especially if unexpected expenses arise.
• Recent Bankruptcies, Liens, or Judgments: These public records on a credit report signal severe financial distress. A recent bankruptcy suggests a significant financial reset, and while it doesn't automatically preclude tenancy, it means a thorough review of their current financial stability is essential. Liens or judgments for unpaid debts are clear indicators of a failure to meet financial obligations.

Best Practice: Obtain a credit report from a reputable tenant screening service (ensuring compliance with FCRA and Washington State laws regarding consumer reports). Set clear, consistent credit score requirements. If an applicant has a lower score, ask them to explain the circumstances. Sometimes, valid reasons exist, but it's your right to understand the full picture.

Red Flag #5: Disrespectful Behavior or Unrealistic Demands

While not directly tied to financial or rental history, an applicant's demeanor during the screening process can be highly telling.

• Rudeness or Aggression: Any signs of disrespect towards you, your property, or staff during phone calls, showings, or application submission should be a major warning. Such behavior often escalates once they become a tenant.
• Excessive Demands or Nitpicking: While legitimate questions are fine, an applicant who is overly demanding about minor repairs, makes unreasonable requests, or tries to negotiate extensively on basic lease terms before even being approved can indicate a "high-maintenance" tenant.
• Attempting to Bypass Processes: If an applicant tries to skip steps in the screening process, refuses to provide necessary documents, or pressures you to make an immediate decision, they may be trying to hide something or believe they are exempt from standard procedures.
• Overcrowding at Showings or Unapproved Occupants: If an applicant shows up with several unlisted individuals who seem like they intend to live in the property, or asks about exceeding occupancy limits, it's a sign they may violate lease terms regarding occupancy.

Best Practice: Trust your gut feeling. Maintain professional boundaries and clearly communicate your screening process and lease terms from the outset. Observe their punctuality, communication style, and overall attitude. Remember that the behavior you witness during screening is likely to continue throughout their tenancy.

How to Find Good Tenants in Seattle & Beyond

Successful tenant screening in Washington State, particularly in a vibrant market like Seattle, is about more than just checking boxes. It's a strategic process of due diligence, legal compliance, and careful observation. By consistently applying your screening criteria, remaining vigilant for these five red flags—incomplete applications, unverifiable income, negative rental history, poor credit, and disrespectful behavior—you significantly increase your chances of securing responsible, long-term tenants.

Remember to stay informed about the latest Washington State landlord-tenant laws and any specific city ordinances (like those in Seattle) to ensure your screening practices are always compliant and fair. Partnering with a reputable property management company can streamline the process, provide comprehensive reports, and help you make informed decisions, ultimately protecting your investment and fostering a positive landlord-tenant relationship.

Are you looking to streamline your tenant screening process or need expert property management in Washington State? Let The Joseph Group handle the complexities of finding and retaining the best tenants for your property. Contact us today to learn how we can help protect your investment and maximize your rental income.