Man v. Machine: The Risks of Automated Screening
The number of tenant screening options can be overwhelming. An increase in automated services such as AppFolio or ScreeningWorks can be tempting as they claim to offer fast and inexpensive results. But our research makes it clear this comes at the cost of quality. We wanted to thank our clients for seeing the value in our work and continuing to partner with us, as well as clarify why we believe human-centric screening is crucial.
Automated Screening: Limited & Risky
Limited Rental History Verification
What Automation Does: Many automated services are unable to obtain full rental references and instead buy access to databases allowing them to view tenant ledgers and evictions. The companies that do obtain full rental references automatically send requests to the contact listed on the application, without verifying if these entities are the legal owner or manager.
Risks:
Tenant ledgers only report pay history, and no behavior-related issues such as violations or the full extent of damages
Eviction results may not differentiate if the case ended in a dismissal, eviction, or other judgment, increasing the risk of Fair Housing Non-Compliance if an applicant is denied for a record that should not legally disqualify them.
Not verifying the source before obtaining a reference increases the likelihood of a false reference and/or obscuring negative rental history
Limited Employment/Income Verification— For a Fee
What Automation Does: VOE/VOI often requires an additional fee. A common method is to purchase access to payroll information through the WorkNumber or the applicant’s bank account through Nova.
Risks:
The WorkNumber is updated every pay cycle, so it may be months or weeks behind and not report recent hires, terminations, or changes in pay/hours.
Nova is only compatible with bank statements, paystubs, and some (not publicly specified) payroll companies. It cannot recognize tax forms, hire letters, contracts, etc.
Secretive Criminal Search Methods
What Automation Does: most advertise a “National Database” but refuse to publicly specify its source.
Risks:
National, third-party databases do not include pending cases, warrants, or up-to-date information.
Datasets purchased from courts or data collectors may be fixed at the time of purchase— resulting in frozen records without update or addition.
Many do not offer adjustable criminal criteria and will charge extra if an applicant has possible records that require further investigation.
Bemrose: The Human Advantage
Adaptable & Intelligent Customer Service
Our human-centric customer service model allows you to clarify information directly with the staff who worked on your reports. Additionally, Bemrose works with the applicant to prevent incomplete reports, using their assistance to obtain references and proper documentation. Our screeners are not limited to a few pre-determined databases either, we use our creativity and background knowledge to constantly expand our list of verification tools and ensure we use the most authoritative source publicly available.
Less Work for You
While automation forces its clients to handle portions of the screening process themselves, Bemrose offers a more comprehensive screening AND:
33 years of expertise in all areas of screening
Complimentary denial explanation calls
FRCA-compliant Adverse Action letters
Report updates when new information is received
Further research into any circumstance requiring more investigation… with NO extra fee!
In Conclusion
While automation tempts landlords with low prices, they offer low-quality screening fraught with incomplete information, outdated employment and criminal records, secretive methods, extra fees, and risks of Fair Housing Non-Compliance. In contrast, Bemrose agents are thorough, knowledgeable, adaptable, and communicative— putting in extra work to ensure you never have to worry about who is coming through your doors.
DISCLAIMER: READ CAREFULLY: The information provided in this article is not considered legal advice and is given only for information purposes. ALWAYS SEEK THE ADVICE OF YOUR LEGAL COUNSEL.