An eviction is a stressful process that negatively impacts your credit and rental history. The taboo nature of evictions can muddy the waters and create a confusing environment to navigate. With a little perseverance, there are plenty of ways to find an apartment and start renting after an eviction.
Understand the Tenant Screening Process
Before looking for ways to fix the eviction, you need to understand how and where evictions show up on your record.
Who can see my eviction?
Most landlords run a tenant screening, also known as a rental background check, before they approve you for a rental. When your landlord runs a tenant screening, the eviction will be shown for up to seven years.
Steps to clear your rental history
Although it’s rare, there are a few ways to get the eviction removed from your record.
If you feel that you didn’t break the lease terms and were wrongly evicted, you can take your case to court. Unfortunately, this isn’t an easy process, and you’ll need to show a lot of proof that you were wrongfully evicted. You’ll also want to talk to a lawyer before proceeding with a wrongful eviction case.
If the court decides you were wrongfully evicted, you can ask the three major credit bureaus – Equifax, Experian, and TransUnion – to take the eviction off your record. You’ll have to send the credit bureaus the documentation that you won the case, and they’ll remove the eviction from your credit report.
Ways to rectify your eviction situation
If you were evicted because you broke the terms of your lease, you can try to negotiate with your landlord to remove the eviction from your record. If you fix the situation, your landlord can contact the credit bureaus and renter-screening companies to have the eviction removed. This is a lot of work on their end, so many landlords may not be willing to do this.
If you were evicted because you missed a rent payment, you can pay the amount you owe before the eviction is finalized. In some states, the landlord must accept payment and stop the eviction. Whether you’re paying your landlord or a collection agency, you'll need to start paying off the debt before renting again.
Understand How an Eviction Impacts Your Credit Score
Credit scores range from 300 to 850, and a good credit score starts at 700. Evictions and failing to pay debt can lower your score by hundreds of points. There are plenty of ways to help raise your credit score – use the best ones for you.
Raising your credit score after an eviction
You can rebuild your credit score by paying your bills on time and in full. Experian says that if you have a close friend or family member with high credit, you can become an authorized user on their credit card account. They don’t have to give you a credit card or tell you any of their information; just being on their account will help raise your credit score. You’ll also want to be conscious of your spending. Experian suggests spending less than 30% of your credit line to help raise your score.
Prepare to Make Your Case
Because of the eviction, you’ll need to take a few extra steps to prove to your next landlord that you’ll be a reliable tenant.
Importance of references for renting
A reference from a boss or coworker can show that you’re reliable and have a steady job. If you’re involved in a community group, club, or volunteer program, someone from there would also be great. You could even have a friend or neighbor be a character witness. Make sure your references aren’t family members – they’re considered biased sources.
Be prepared to make concessions
Your biggest challenge as a renter with an eviction is proving that you won’t repeat history. This means that you might have to make concessions. Whatever the issue was for the last eviction, make sure you’re willing to prove that it won’t happen again.
If you missed a rent payment, offer to pay for several months upfront. If you didn’t register a pet on your lease, having a pet resume will show that you intend to be a responsible pet owner. If the eviction was from property damage, offer to pay a larger security deposit. You may also have to lease month-to-month for a while to build your landlord’s trust before signing a year-long lease.
Be honest
Ask your potential landlord if you can sit down with them to discuss your rental history and provide references. If they agree, treat it like you would an interview. Dress professionally, be polite, and put your best foot forward. Be honest about the eviction, but don’t give too much detail. Your prospective landlord doesn’t need to know personal information. You’ll also want to avoid saying anything negative about your past landlord.
Find a Guarantor or Cosigner
If your potential landlord is still hesitant about renting with you, propose having a guarantor or cosigner. This is a good option if you have an eviction on your record, but it can be tricky. You'll have to ask someone to cosign for you, and they'll be held responsible if you miss a rent payment.
While a guarantor and cosigner have the same responsibility, they have a few subtle differences. The main difference is that a cosigner has the right to live on the rental property while a guarantor does not.
Who can be a guarantor or cosigner?
Generally, a cosigner can be anyone you know with good credit. While commercial cosigning services are available, your best bet is likely a family member or close friend. Your cosigner will also be financially responsible for your lease if you can’t pay your rent, so make sure you choose someone who’s willing and able to help.
Because a cosigner will share equal responsibility for your financial decisions, there is always a risk of straining an existing relationship if you choose to have a friend or family member cosign for you. Be sure to have honest and transparent conversations with your potential cosigner before signing a lease, and keep them in the loop throughout your lease.
Consider a Roommate
Living with a roommate is a great way to rebuild your credit and rental history if you have an eviction. You can find a roommate online or choose a close friend or family member to live with.
Finding a roommate with a good credit score and a clean rental history to be the leaseholder is a great way to rebuild your rental history and credit score. Often, landlords will only run a tenant screening and credit check on the leaseholder since they are ultimately responsible for the rental. You will still have to sign the lease, but a credit check will be unnecessary if you’re not the leaseholder. If you need to be the leaseholder, still consider a roommate without an eviction because they can act as a cosigner.
Rent from a Private Landlord
If you have an eviction, consider renting through a private landlord. Corporate-owned rental communities aren’t as personal. In most cases, they’ll see an eviction and deny your application. A private landlord may be more willing to sit down for a rental interview and follow up with references. If you’re searching on Apartments.com for properties for rent by a private owner, search the city where you want to live, navigate to “All Filters,” scroll down to “Show Only,” and select “Properties that are for rent by owner.” For example, visit properties for rent by owner in Houston, Texas.
You can also consult the Consumer Financial Protection Bureau to find a housing counselor who can help you find a rental. Some rental properties don’t require any credit or rental check, and some are more willing than others to rent to those with an eviction.
No matter the reason, getting evicted is a stressful experience for any renter. By taking responsibility, being honest, and working to fix the issue, you can leave the past behind and find your new perfect place.
Originally published on September 8, 2021
