Quick Answer: Top tools: TransUnion SmartMove ($25-40/applicant), RentPrep ($21-65), MyRental ($20-35), TurboTenant (Free-$55), Avail ($40). Custom screening makes sense at 500+ applications/year, dropping cost to $5-8/applicant. Fair Housing compliance matters MORE than price.
Tenant screening is one of those things you cannot cheap out on. A bad tenant costs way more than screening fees—$10,000+ in lost rent, legal fees, and property damage.
But screening also needs to be Fair Housing compliant or you're looking at discrimination lawsuits. So the question isn't just 'what's cheapest'—it's 'what works reliably and keeps me legal?'
Top 5 Tenant Screening Services Reviewed
1. TransUnion SmartMove: The Brand Name Option
Cost: $25-40 per applicant depending on package
What you get: TransUnion credit report, nationwide criminal search, eviction history, ResidentScore risk rating
Pros: TransUnion is one of the big 3 credit bureaus, so applicants trust it. Fast turnaround (usually under 24 hours). ResidentScore actually predicts tenant risk well. Applicant can pay.
Cons: Not the cheapest. Limited customization. No direct integration with most property management software—you're manually reviewing reports.
2. RentPrep: The Thorough Option
Cost: $21-65 per applicant based on depth (Basic, Standard, Premium, Platinum)
What you get: Tiered packages let you choose screening depth. Platinum includes tax refund verification that catches income fraud.
Pros: Flexible pricing. Platinum tier is genuinely thorough. Good customer support with real humans. Reports are detailed and easy to read.
Cons: Premium and Platinum get expensive fast. Takes slightly longer (48-72 hours sometimes). Limited integrations.
3. MyRental: The Budget Option
Cost: $20-35 per applicant
What you get: Credit, criminal, eviction reports. Good value for price.
Pros: Good balance of cost and features. Applicant-paid option available. Reports comprehensive for the price.
Cons: Less known brand—some applicants worry about legitimacy. Email-only support (slow). Occasional data accuracy issues.
4. TurboTenant: The Free Option
Cost: Free (applicant pays $55) or landlord pays $35
What you get: Basic screening plus full property management tools (listings, rent collection)
Pros: Free option exists. Includes property management features. Good for small landlords with low volume.
Cons: Free version costs applicant $55 (turns off some prospects). Not ideal for high-volume managers. Reports less detailed than dedicated services.
5. Avail: The Premium Option
Cost: $40 per applicant
What you get: Full screening plus optional rent guarantee insurance
Pros: Comprehensive reports. Rent guarantee insurance protects against non-payment. Includes property management features.
Cons: Higher price. Insurance costs extra. More features than some landlords need.
Fair Housing Compliance: More Important Than Cost
THIS IS NOT OPTIONAL. Fair Housing violations can cost $150,000+ in fines and legal fees.
Use Same Criteria for Every Applicant
Screen everyone the same way. If you require 650+ credit score for one applicant, require it for all. Inconsistent screening = discrimination lawsuit.
Document Everything
Keep records of every screening decision. Why you approved or denied. What criteria you applied. If sued, documentation saves you.
Know What You Cannot Use
Federal Fair Housing prohibits discrimination based on: race, color, national origin, religion, sex, familial status, disability. Many states add more (source of income, sexual orientation). Criminal history is tricky—blanket bans often violate Fair Housing. Use individualized assessment.
When to Build Custom Tenant Screening
The Break-Even Math
Processing 500 applications per year:
Current cost with TransUnion: $30 × 500 = $15,000/year
Custom screening system:
Development: $25,000 one-time
API costs (credit, criminal, eviction): $3,000/year
Maintenance: $2,400/year
Break-even: 18-24 months. After that, save $9,600/year.
Beyond Cost: Why Custom Works Better
Integration with property management. Applicant submits through your website, screening runs automatically, results appear in your dashboard. No switching between systems.
Custom criteria for properties. Luxury properties need different screening than workforce housing. Custom software applies the right criteria automatically.
Faster processing. Third-party services take 24-72 hours. Your custom system returns results in minutes. Speed advantage wins tenants.
Frequently Asked Questions
Should applicants or landlords pay for screening?
Both work legally. Applicant-paid filters out unserious applicants. But in competitive markets, landlord-paid screening attracts more quality applicants. Stay consistent—if you offer free screening sometimes, you must offer it always (Fair Housing).
Can I deny someone based on criminal history?
HUD guidance says blanket bans (no felons ever) likely violate Fair Housing. You need individualized assessment: nature of crime, how long ago, evidence of rehabilitation, relevance to tenancy. Document reasoning. Consult a lawyer.
What credit score should I require?
Typical thresholds: 620-650 for standard rentals, 700+ for luxury, 580-600 for affordable housing. Consider local market, property type, compensating factors. Document your threshold and apply consistently.
The Bottom Line
For most property managers, third-party screening works fine. TransUnion SmartMove for brand reliability. RentPrep for flexible depth. MyRental for budget. TurboTenant for small landlords. Avail for extra protection.
Custom screening makes sense at 500+ applications per year. Break-even: 18-24 months, then save $10,000+ annually. Plus faster processing, better integration, competitive advantage.
But Fair Housing compliance matters most. The cheapest screening that gets you sued costs way more than the expensive one that keeps you compliant.
Want to see if custom screening makes sense for your portfolio? We'll calculate your break-even point based on your application volume—no sales pitch, just math.