Eight ways to spot a bad tenant before it’s too late

Every landlord wants a great tenant. Someone who pays rent on time, respects the property and treats it like home. Unfortunately, bad tenants don’t announce themselves.

They’re often polite, well-presented and say all the right things. On the surface, they can look just as credible as anyone else. The difference lies in the detail.

Tenant selection is one of the most important decisions a property owner makes. A single poor choice can result in rent arrears, property damage, legal disputes and months of stress. That’s why careful screening is essential and why experience matters.

While no single sign guarantees trouble, these eight warning signals are worth paying close attention to. When several appear together, it’s time to slow down, ask questions and investigate further.

1. Incomplete or vague applications

If you’ve made it clear that applications must be fully completed, missing answers and vague responses should raise questions.

Bad tenants often hope their gaps will be overlooked. They’re searching for an “order taker”, someone who processes forms without scrutiny. Missing employer details, unclear references or half-answered sections are often the first clue that something isn’t right.

A quality applicant understands the process and completes it properly.

2. Inconsistent address information

Always compare the addresses listed on an application with those on identification and utility documents.

If the details don’t match, or the story changes, ask why. Honest mistakes happen but repeated inconsistencies can signal a deliberate attempt to hide a previous address or tenancy issue.

Verification is your first line of defence.

3. The condition of their vehicle

Most applicants arrive at viewings by car. Take a moment to notice it.

This isn’t about judging people by income or lifestyle. It’s about care and behaviour. Is the vehicle extremely dirty? Is the back seat full of rubbish? Does it look neglected?

Often, the way someone treats their car mirrors how they treat their living space. It’s not proof – but it’s insight.

4. Smelly or stained paper applications

If you’re using paper forms and they return smelling strongly of smoke, or covered in food and drink stains, pay attention.

These small details can reflect personal habits and standards. Again, one sign doesn’t tell the full story, but patterns do.

5. Conflicting stories about their current situation

Ask early: “Are you renting at the moment?”

Make a mental note of the answer. When the application arrives, compare it. If the story has changed from renting to living with family, for example, find out why.

Inconsistency doesn’t always mean dishonesty, but it does warrant clarification. Bad tenants often shift narratives to avoid uncomfortable truths.

6. A drive-by of their current property

If their current address is nearby, take a drive past.

You’re not looking for perfection. You’re looking for signs of care. Is the lawn waist-high? Is rubbish piled up? Are there broken items visible from the street?

The exterior often reflects how a tenant lives inside.

7. Defaults in tenancy databases

Professional property managers have access to tenancy databases that record serious breaches and tribunal outcomes.

These checks can reveal:

• Rent arrears history
• Property damage
• Tribunal orders

Private landlords typically don’t have access to this information, which makes professional screening invaluable.

8. “Friends and family” with no history

Young adults moving out for the first time often have no rental history and that’s understandable.

But when someone in their thirties or forties claims they’ve “always lived with friends or family,” ask more questions. Sometimes this is genuine. Other times, it’s a way to avoid disclosing a difficult rental past.

A lack of verifiable history increases risk. As the saying goes: previous behaviour predicts future behaviour.

Tenant selection isn’t about being suspicious, it’s about being prepared.

The goal isn’t to exclude people unfairly, but to protect your investment and create a tenancy that works for everyone. Experience, process and objectivity make all the difference.

If you’re weighing up whether to manage this process yourself, “Five compelling reasons not to self-manage your property” explores what professional screening really delivers.

How we can help

Choosing the right tenant requires time, experience and a proven process. We use structured screening, detailed verification and professional judgement to reduce risk and protect your property. Our goal is simple: place tenants who respect your home and support your long-term investment success.