Tenant Screening in Pennsylvania: A Landlord's Guide

Finding the right tenant is one of the most important parts of owning a rental property, and it starts well before the keys change hands. Tenant screening is the process of collecting an applicant's information, checking their income, credit, and rental history, and deciding whether they are a good fit for your property. This guide walks through a practical, compliant screening process for landlords in Pennsylvania, and it is educational information only, not legal advice.

Tim Tepes, an Associate Broker with Better Homes and Gardens Real Estate Cassidon Realty, has spent more than 36 years helping investors buy, sell, and manage rental properties across Northampton, Lehigh, and Carbon Counties. A consistent, well-documented screening process is one of the first things he helps new Lehigh Valley landlords build.

Why tenant screening matters

A rental property only performs as well as the tenant who lives in it. A thorough screening process helps you find an applicant who pays on time, follows the lease, and takes reasonable care of the property, which protects your monthly income and reduces the time and money you spend on turnovers, repairs, and collections. Screening also leaves you with a written record of every decision you make, which matters if a decision is ever questioned.

Start with one standard application

The foundation of any screening process is a single, standard rental application that every applicant completes. Use the same form, ask the same questions, and collect the same information from everyone so you can compare applicants fairly and consistently. A good application typically collects:

• Full name, current address, and contact information
• Employment history and current employer
• Monthly income and how it can be verified
• Rental history, including current and previous landlords
• Personal and professional references
• Written permission to run credit and background checks
• Household details, such as who will actually live in the unit

Verify income and rental history

Write your screening criteria down before you start reviewing applications, and apply them to every applicant the same way. Verify income with pay stubs, tax returns, or bank statements, and check rental history with previous landlords to confirm a record of on-time payments and lease compliance. A documented income standard that fits your property helps you make consistent decisions without guessing.

Run credit and background checks

With the applicant's written permission, a credit report shows payment history, outstanding debt, and past-due accounts, while a background check can surface eviction filings and criminal history. Decide in advance what your criteria are and apply them equally to every applicant. If a credit or background report plays any role in your decision, federal law requires you to follow the appropriate adverse action notice steps. This is a summary, not legal advice.

Stay compliant with fair housing rules

Screening decisions are covered by the federal Fair Housing Act and the Pennsylvania Human Relations Act, which prohibit discrimination based on race, color, religion, national origin, sex, disability, and familial status, among other protections. Apply the same standards to every applicant, record reasons in neutral business terms, and make reasonable accommodations for applicants with disabilities when they are needed. Our Fair Housing in Pennsylvania guide covers this in more detail.

For the broader legal framework, including security deposits, eviction rules, and landlord obligations, see our PA Landlord-Tenant Law guide.

Keep records of every decision

A complete paper trail is your best protection. Keep a copy of each application, the criteria you used, the results of any credit or background checks, and the reason for each decision in neutral business terms. A consistent, documented process also makes screening faster to repeat and easier to compare across applicants and properties.

How Tim Tepes helps Lehigh Valley landlords

From your first rental property to a growing portfolio, Tim helps investors build a screening process that fits their goals, connects them with professional property managers when they prefer a hands-off role, and advises on the practical realities of the Northampton, Lehigh, and Carbon County rental markets. If you are buying a rental property or managing one you already own, a strong screening process starts with a clear plan. See the Property Management guide for more on the broader day-to-day of running rentals.

Written by Tim Tepes

Associate Broker, Tim Tepes Real Estate LLC

Tim Tepes is a PA Licensed Associate Broker and REALTOR with more than 36 years of experience serving the Lehigh Valley. He helps investors buy, sell, and manage rental properties across Northampton, Lehigh, and Carbon Counties. With Better Homes and Gardens Real Estate Cassidon Realty.

This article is for educational and informational purposes only and is not legal, tax, or financial advice. Always consult a qualified attorney, accountant, or financial advisor for advice specific to your situation.