Renter’s Guide

Finding an apartment is stressful enough without getting blindsided by application fees, buried lease clauses, and security deposit games. This guide covers everything you need to know before you sign — from what landlords actually look for in a tenant to how to protect yourself once you’re in.

What Landlords Actually Look For

Every landlord screens differently, but here’s the hierarchy of what most care about:

1. Rental history — This matters more than your credit score for most small landlords. Did you pay on time? Did you leave the unit in good condition? Were there noise complaints? A strong reference from a previous landlord can overcome a mediocre credit score.
2. Income — The standard is gross income of at least 3x monthly rent. Some high-cost-of-living markets use 2.5x or accept roommate income combined. If rent is $1,800/month, you need to show $5,400/month gross ($64,800/year).
3. Credit score — Most landlords want 620+. Large property management companies are stricter (often 680+). Small landlords tend to be more flexible, especially if the rest of your application is strong.
4. Employment verification — Current employer, length of employment, and sometimes a direct verification call. Self-employed? Bring tax returns and bank statements.
5. Background check — Criminal history, eviction records. Rules on what disqualifies you vary by location — some cities have “ban the box” or “fair chance” housing laws that limit how criminal history can be used.

Pro tip: bring a “rental resume” to viewings — a one-page document with your employment info, income, rental history, references, and credit score. It signals seriousness and makes the landlord’s decision easier when they’re choosing between 10 applicants.

Application Fees and Screening

Most landlords charge $30-$75 per applicant to cover the cost of credit and background checks. Some states cap this:

• California: Maximum $62.02 (adjusted annually for CPI)
• New York: Capped at $20
• Washington: Maximum allowed is the actual cost of the screening
• Most other states: No cap, but $50-$75 is typical

Watch out for landlords who collect application fees from 15 applicants for one unit — that’s a profit center, not a screening cost. Ask how many applications they’re accepting. Legitimate landlords stop accepting applications once they have enough qualified candidates to review.

Security Deposits: Know Your Rights

Security deposit rules vary wildly by state. Here’s what you need to know:

How Much Can They Charge?

• California: Maximum 1 month’s rent (as of 2024 law change, down from 2 months)
• New York: Maximum 1 month’s rent
• Texas: No state limit — landlord can charge whatever they want
• Illinois: No state limit, but Chicago caps at 1.5 months
• Most states: 1-2 months’ rent maximum

Getting It Back

This is where most tenant-landlord disputes happen. Protect yourself:

• Document everything at move-in. Take time-stamped photos and videos of every room, every wall, every appliance, every carpet stain, every scratch. Email them to yourself so you have a dated record.
• Request a move-in condition report. Many states require landlords to provide one. If yours doesn’t, create your own and have the landlord sign it.
• Normal wear and tear is not deductible from your deposit. Faded paint, worn carpet from foot traffic, minor nail holes from hanging pictures — these are wear and tear. A hole punched in the wall, wine stains on carpet, or a broken window? Those are damage, and the landlord can deduct for them.

Landlords must return your deposit within a specific timeframe after move-out. California gives 21 days. Texas 30 days. New York 14 days. If your landlord misses the deadline or deducts unreasonably, you may be entitled to the full deposit plus penalties — in some states, double or triple the amount.

Reading Your Lease: What to Watch For

A lease is a legally binding contract. Read every page. Here are the clauses that cause the most problems:

• Early termination penalty: What does it cost to break the lease? Typically 1-2 months’ rent, but some leases require paying rent through the end of the term. Know this number before you sign.
• Auto-renewal clause: Some leases automatically renew for another full year if you don’t give 60-90 days notice. Set a calendar reminder.
• Rent increase provisions: Month-to-month leases can increase at any time (with proper notice). Year-long leases are locked. Check whether the lease specifies a renewal rate or leaves it open.
• Pet policy: Pet deposits ($200-$500), monthly pet rent ($25-$75), breed restrictions, weight limits. Get it in writing even if the landlord verbally says pets are fine.
• Maintenance responsibilities: Who handles yard work, snow removal, minor repairs? Some leases push these onto tenants.
• Guest policies: Some leases restrict overnight guests to a certain number of days per month. This is partly to prevent unauthorized occupants, but overly restrictive policies can be unenforceable.
• Subletting: Most leases prohibit subletting without landlord approval. If there’s any chance you’ll need to sublet, negotiate this before signing.

Renter’s Insurance: Why You Need It

Renter’s insurance is the most underrated financial product in America. It costs $15-$30/month and covers:

• Your personal property: Furniture, electronics, clothes, everything in your apartment — typically $15,000-$50,000 in coverage. If there’s a fire or burglary, your landlord’s insurance covers the building. Your stuff? That’s on you.
• Liability: If someone slips and falls in your apartment and sues you, liability coverage (typically $100,000-$300,000) pays for it.
• Additional living expenses: If your apartment becomes uninhabitable (fire, flood), your policy covers hotel and food costs while you’re displaced.

Many landlords now require renter’s insurance as a lease condition. Even if yours doesn’t, get it anyway. The average American has $40,000-$60,000 worth of personal property. Replacing all of it out of pocket after a fire is devastating.

How to Break a Lease Without Getting Destroyed

Sometimes you need out. Here are the situations where you can break a lease with legal protection:

• Military deployment or PCS: The Servicemembers Civil Relief Act (SCRA) protects active-duty military. You can terminate a lease with 30 days written notice after receiving deployment orders.
• Domestic violence: Most states have laws allowing DV survivors to break a lease early with documentation (police report, protective order). Check your state’s specific provisions.
• Uninhabitable conditions: If the landlord fails to maintain habitability — no heat, no running water, serious mold, pest infestation — you may have grounds to break the lease. Document everything and send written notice first.
• Landlord harassment: Entering without notice, shutting off utilities, changing locks — these constitute constructive eviction in many states.

Everything else? You’re probably paying a penalty. Expect 1-2 months’ rent as an early termination fee, plus forfeiting your security deposit in some cases. Some landlords will let you out if you find a replacement tenant — it’s worth asking.

Frequently Asked Questions

Can a landlord refuse to rent to me because of my credit score?

Yes, credit score isn’t a protected class under Fair Housing law. However, if the credit rejection disproportionately affects a protected group, there could be a disparate impact claim. Some cities are adding “source of income” protections that prevent rejection based on using housing vouchers, which is related but different.

How much notice does a landlord need to give before raising rent?

For month-to-month tenancies, typically 30 days (60 days in some states for increases above a certain percentage). For a fixed-term lease, rent can’t increase until the lease ends unless the lease specifically allows it. In rent-controlled areas, increases are capped at a specific percentage annually.

Can my landlord enter my apartment whenever they want?

No. Most states require 24-48 hours written notice before entry, except in emergencies (burst pipe, fire, etc.). Some states like Virginia require only “reasonable notice.” If your landlord enters without notice repeatedly, that’s a lease violation and potentially illegal entry.

What should I do if my landlord won’t make repairs?

Start with a written request (email is fine — it creates a record). If they don’t respond within a reasonable time (7-14 days for non-emergency issues), check your state’s “repair and deduct” laws — many states allow you to hire a contractor and deduct the cost from rent for essential repairs. Some states allow you to withhold rent until repairs are made. Always document everything and check your specific state law before taking action.

Essential Renter Resources

Know your legal protections with our tenant rights guide by state. Before signing, read our lease agreement guide to understand every clause. Thinking about transitioning from renting to buying? Start with our first-time buyer guide and use the mortgage calculator to see if buying makes sense.