I would recommend getting a real job

It is not just the leasing staff that need to do a better job at screening residents. It is the company as a whole that needs to change their rental/qualifying criteria. If the qualifying criteria is set too low (based on score numbers) then you get what you get. Getting what you get is where the issues arise with the non-payers. So it is a wider issue than just leasing staff.

EG if scoring 600-650 on a credit score gets them approved with no additional fees. This is where the problems begin! This is a low score. We all know 600-650 is NOT a good credit score!

When anyone applies for credit their credit score is checked. If it is low chances are they are not getting approved. If it is mediocre they may get approved with a higher interest rate. If it is excellent credit then their chances are great. Same principle in leasing. Use a screening company that uses scores and set your values.

EG
0-600 FAIL (do not lease to them even with)
601-675 - approve BUT only with a qualified guarantor AND an additional deposit of one month's rent, or they must pay the whole lease in full up front.
676-750 approved with a deposit of one month's rent. Could also ask for last months rent as well. In lieu of the deposit they can get a qualified guarantor.
751+ approved no additional fees.

I was told using colored paper could be a fair housing violation when I wanted to use a different color paper for guest cards each month.

Now I use the colored paper for door hangers and criteria instead.

I'm not in NC, so I can't give concessions, but our rent is due on the first, and late fees apply after the fourth, so I put up brightly colored door hangers on the third.

Since all of our apartments share common hallways, everyone knows which of their neighbors didn't pay. The only way to avoid the embarrassment is to pay on time. Most of my residents seem to care what their neighbors think of them, so it does help.

We began invoicing for rent BEFORE the first of the month, and it really helped. We include the newsletter with it, so people don't feel singled out, like with a delinquent notice.
Think about it, we get a cable bill, a phone bill, why not a bill for rent? :P

Sandy,
I suggested to a collegue to post Delinquent notices on her residents' doors in red paper so it would be more effective and our regional said it was against Fair Housing because we are singling them out... I've always done that, and it has been extremely effective. The notices are always folded so no personal infomation is displayed obviously. Can you suggest something that I can show the regional that using colored paper is not a fair housing violation?