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What is a tenant screening report (TSR)?
A tenant screening report (TSR) is a “consumer report” often used by landlords and property management companies to learn about someone who applies for housing. The landlords and property managers may use the information in these reports to decide whether or not to rent a home to you.
How is a TSR different from a credit report?
When people think about credit reports, they usually only think about the big three credit bureaus—Equifax, TransUnion, and Experian. But there are different credit reporting agencies who specialize in TSRs. Under the law, both credit reports and TSRs count as consumer reports. That means both credit reports and TSRs are subject to the federal Fair Credit Reporting Act, which gives you the right to legally dispute wrong information.
The biggest difference between a credit report and a TSR is the type of information they contain.
A credit report has information about your:
- Debt
- Personal loans
- Any accounts in collections
- Any other financial obligations you may have
A TSR has:
- The same information as a credit report (debt, personal loans, collections, other financial obligations)
- A section about “rental history.” Many landlords and property managers report late payments or overdue amounts as part of this rental history.
Each tenant screening report looks a little different. The only way to know what information is in the report is to get a copy of it.
Tip:
The Consumer Financial Protection Bureau (CFPB) regulates all consumer reporting agencies. You can find a list of all of the consumer reporting agencies on the CFPB website.
You have the right to get free weekly reports from all 3 major credit bureaus. You should also be able to get tenant screening reports upon request. You should not have to give credit card information to get the free report.
How do I get a copy of my TSR?
This can be harder than you might guess.
You can ask for a copy of your TSR from the reporting agency. But TSRs are only created when a landlord or property manager asks for one. So the agency might not actually have a TSR for you. If you ask for a copy of your TSR and one does not exist, make sure you keep any emails or notes about any phone calls between you and the consumer reporting agency.
You can also get a copy of your TSR if a landlord or property manager decides not to rent to you based on information in your TSR. They must give you the opportunity to review that information.
- Usually, you will need to ask the landlord or property manager for a copy of the information they used to make their decision. This is the best way to get a copy of your TSR and to see what information on your TSR may be harming you.
- You should ask for a copy of the TSR right away if you are denied housing. Ask in writing (email or a written letter) and keep a copy of the email or letter for your files.
If you think the information on your TSR is incorrect, you can dispute it directly with the reporting agency.
Important!
You must send your dispute to the tenant screening agency that is reporting. Keep a copy of that dispute for your files.
What can I do if I’m denied housing based on information in my TSR?
If you think the information is incorrect, follow the steps in this guide on the Consumer Financial Protection Bureau website to send a dispute to the reporting agency. If you were applying to live in federally-funded housing (which might be public housing, Section 8 housing voucher, or other types of subsidized housing), you may be able to ask for a meeting with the housing provider to talk about the denial.
What if the information on my TSR is correct but I can't pay what it says I owe?
In this case, it is best to not prioritize removing the negative information. Instead, you should continue to apply to other housing. Some landlords will allow you to explain the reason for negative information on your report. Other landlords may not check your TSR at all.
It is not a quick or simple process to remove accurate negative information from your TSR. If your priority is getting housing, it will be faster to continue your housing search.
Need more help?
If you are low-income, a senior, or a veteran, you may qualify for free legal help from Colorado Legal Services (CLS). To apply or ask if you might qualify, go to the CLS website and find the office that serves your area. If you call or visit, CLS can help you in your native language.
You can get help from the courts. Every judicial district has staff called “Sherlocks” to help people with their legal questions. To find the Sherlock in your county, visit the Judicial Department’s Sherlock webpage.