The 6-Step Process
Set written screening criteria BEFORE listing
Required: minimum credit, income multiple, prior eviction status, criminal background limits. Apply identically to every applicant.
Cap application fee at $20
NY State law caps fees at $20 per applicant. No 'processing,' 'admin,' or 'background-check' fees beyond this. Fees above $20 = lawsuit-bait.
Pull credit + verify income
650+ typical for market-rate. Income: 40x monthly rent (single tenant) or 36x combined (multiple tenants). Verify last 30 days of income.
Verify employment + landlord references
Call current employer (verify position + tenure). Call 2 prior landlords (verify on-time payments + condition of unit at move-out).
Apply criteria equally — no protected-class discrimination
Federal + NY State + NYC anti-discrimination: race, color, national origin, religion, sex, familial status, disability, source of income, sexual orientation, gender identity, age, marital status, military status. Same criteria for everyone.
Provide written denial reason within 30 days if rejecting
NY law requires written reason. 'Insufficient income' is acceptable; 'too many kids in the household' is illegal (familial status protection).
Frequently Asked Questions
NY State law caps tenant application fees at $20 per applicant. This includes credit-check costs. Landlords must absorb screening costs above $20. Fees above the cap can trigger fines up to $1,000 per violation.
Yes — IF you apply the same credit standard to every applicant AND provide written denial reason. You cannot use 'bad credit' selectively against protected classes.
Yes. Source-of-income protection is statewide. Section 8, CityFHEPS, SSDI, child support, alimony, veteran benefits all protected. Refusing a voucher tenant if other criteria are met is illegal.
Standard: 1–3 business days (credit pull + employment verification). Rush: same-day with services like SmartMove ($40 fee).