The simple approach: ask every applicant the same behavior-based questions. Keep screening criteria written down. Avoid questions about protected identity or private medical and family matters.
A friendly conversation helps with compatibility. It does not replace an application, identity verification, references, a lawful screening process, and a written agreement.
Start with your own house rules
Before talking with applicants, decide what truly matters in your home. Write down your expectations for payment, guests, quiet hours, cleaning, smoking, pets, shared spaces, parking, and communication. Separate genuine requirements from personal preferences.
Use the same core questions and standards for everyone. A consistent process is easier to explain, less likely to drift into bias, and more useful when comparing applicants.
25 useful questions
Schedule and daily life
- What does a typical weekday look like for you?
- What hours do you usually sleep and wake?
- How often do you work or study from home?
- How much time do you usually spend at home on weekends?
- What level of noise feels comfortable to you?
Shared spaces and habits
- How often do you cook, and how do you like to share kitchen space?
- What does a fair cleaning routine look like to you?
- How do you prefer to handle shared supplies?
- Do you smoke, vape, or use scented products in the home?
- Do you have a pet, or expect to have one?
Guests, communication, and boundaries
- How often do you expect to have visitors?
- How do you feel about advance notice for overnight guests?
- Which areas or belongings should always remain private?
- How do you prefer to raise a concern?
- Tell me about a past household disagreement and how it was resolved.
- What makes a shared home feel comfortable to you?
Rental fit and reliability
- What move-in date and length of stay are you looking for?
- Why are you leaving your current home?
- What monthly rent range is comfortable for you?
- Can you document income or another lawful way of paying rent?
- May I contact your current or previous housing references?
- Have you reviewed the rent, deposit, utilities, and house rules?
- Are you willing to complete the same application and screening steps as other applicants?
- Is there anything in the written house rules you would want to discuss before deciding?
- What questions do you have for me about the home or arrangement?
8 topics to avoid
These are not presented as a universal list of illegal questions. Federal exemptions, state laws, local ordinances, and the exact living arrangement can change the analysis. As a practical nationwide approach, avoid asking:
- What is your race, ethnicity, or national origin?
- What religion do you practice, or where do you worship?
- Are you pregnant, planning children, or responsible for children?
- What is your sex, sexual orientation, or gender identity?
- Do you have a disability, diagnosis, or medical condition?
- Do you take medication, receive treatment, or attend recovery meetings?
- How old are you, beyond confirming lawful age when relevant?
- What kind of public assistance or lawful income source do you receive?
Ask about conduct, not identity. You can explain a no-smoking rule, quiet hours, payment criteria, or the physical features of the home. Avoid trying to uncover private traits or making assumptions about what a person can do.
Shared homes still require care
The federal Fair Housing Act covers most housing and protects people based on race, color, national origin, religion, sex, familial status, and disability. Federal law has limited exemptions for some owner-occupied housing. State and local laws can be broader.
In a 2012 Ninth Circuit case, Fair Housing Council v. Roommate.com, the court held that the federal Fair Housing Act did not apply to sharing a living unit in that case. That is a Ninth Circuit decision, not a nationwide permission slip, and it does not replace state or local law. The calmer choice is to use neutral, behavior-based criteria wherever you live.
When you use a screening report
A tenant-screening or credit report is a consumer report. The Federal Trade Commission says landlords need a permissible housing purpose, must certify the intended use to the reporting company, and may obtain written permission from the applicant.
If information in a consumer report plays any part in denying an applicant, requiring a co-signer, increasing rent or a deposit, or taking another unfavorable action, give the applicant an adverse-action notice. The FTC explains the required contents and recommends providing the notice in writing.
Screen consistently
Applications, screening, and agreements
Use a documented process, obtain consent, and choose tools designed for housing decisions.
Explore EZLandlordFormsPartner link. RoomRental.com may earn a commission at no extra cost to you.
After the conversation
- Give the applicant time to ask questions and review the house rules.
- Use the same application, consent process, criteria, and deadlines for everyone.
- Verify references and income with permission.
- Keep sensitive screening information secure.
- Put rent, utilities, guests, shared spaces, house rules, and move-out terms in writing.
Primary sources
This guide provides general educational information, not legal advice. Housing, screening, privacy, and anti-discrimination rules vary by state and locality. Confirm the rules that apply to your home with a qualified local professional or housing agency.
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