Homestruk Tenant Screening

Screen tenant applications using Fair Housing compliant criteria for Massachusetts properties. Use when evaluating a rental application, setting screening cr...

Security Scan

The skill's requirements and instructions are consistent with tenant‑screening for Massachusetts, but it handles sensitive applicant PII and reads/writes files in the agent workspace, so you should confirm secure handling and appropriate credentials for any external screening services before use.

Purpose & Capability

The name/description (tenant screening, MA fair housing) match the SKILL.md content. All listed tasks (income, credit, criminal, rental history, letters) are relevant to the stated purpose and the skill does not request unrelated binaries, credentials, or services.

Instruction Scope

The instructions stay within tenant‑screening scope but explicitly direct collection and use of highly sensitive personal data (SSNs, criminal records, credit reports) and require creation of files in ~/.openclaw/workspace. They also reference local SOP and KB files (e.g., ~/.openclaw/workspace/sops/tenant-onboarding.md, homestruk-kb). This is expected for the purpose but increases the need for secure handling and clear boundaries (do not collect or transmit extra data).

Install Mechanism

No install spec and no code files — instruction‑only skill. Nothing is downloaded or written by an installer, reducing installation risk.

Credentials

The skill does not request environment variables or credentials, which is consistent for an instruction only skill. However, it instructs workflows that require third‑party screening vendor credentials (credit bureau/API access) and the collection of PII; users must supply those credentials and handle PII securely outside the skill. The skill's instructions do not justify any extra credentials beyond those expected for running credit/background checks.

Persistence & Privilege

always is false and the skill does not request persistent platform privileges. It does instruct saving drafts and referencing local SOPs in the user's ~/.openclaw workspace — normal for a workflow skill but ensure the agent's file‑write permission is acceptable.

Assessment

This skill appears to do what it says, but it will involve collecting and recording sensitive applicant data (SSNs, credit and criminal information) and writing documents into ~/.openclaw/workspace. Before installing: 1) confirm how you will run credit/background checks and where vendor credentials will be stored (do not store them inside the skill unless you control the environment); 2) ensure the agent process and workspace are secured and that you have policies for PII retention, access, and deletion; 3) verify the agent will not transmit applicant data to external endpoints you haven't approved; and 4) if you rely on the skill to read local SOPs/KB, make sure those files are accurate and do not contain secrets. If you want stronger guarantees, request the skill author to document exactly how external screening services are invoked and to avoid hardcoded endpoints or instructions that could cause unintended data exfiltration.

Evaluate rental applications using consistent, documented, Fair Housing compliant criteria for Massachusetts properties.

When to Use This Skill

• "I got an application for [property]"
• "Should I approve this tenant?"
• "What are my screening criteria?"
• "Draft a rejection letter for [applicant]"
• "Is this screening criteria legal in MA?"

CRITICAL: Fair Housing Compliance

NEVER screen based on these protected classes: Federal: race, color, national origin, religion, sex, familial status, disability Massachusetts adds: marital status, sexual orientation, gender identity, age, ancestry, genetic information, military/veteran status, receipt of public assistance or housing subsidy (SOURCE OF INCOME)

MA SOURCE OF INCOME LAW: You CANNOT reject an applicant because they pay with Section 8, MRVP, VASH, or other housing vouchers. This is one of the most commonly violated Fair Housing rules in MA.

Apply the SAME criteria to EVERY applicant. Document everything. Subjective rejections invite lawsuits.

Screening Criteria (apply consistently)

1. Income Verification

Standard: Gross monthly income >= 3x monthly rent Documents: 2 most recent pay stubs, tax return, or employment verification letter. Self-employed: 2 years tax returns + bank statements Voucher holders: voucher amount counts toward income Cosigner: accepted if cosigner meets 5x rent income

2. Credit Check

Run through TransUnion, Experian, or Equifax Minimum score: 620 (document this threshold) Red flags: active collections > $1000, recent bankruptcy, judgments from prior landlords No minimum score for voucher holders (many have thin credit) Consider: medical debt should be weighted less

3. Criminal Background

Follow HUD guidance (2016 memo + updates):

• NEVER blanket-reject based on criminal record
• Conduct individualized assessment for each applicant
• Consider: nature of offense, time since offense, evidence of rehabilitation
• NEVER consider arrests without conviction
• MA CORI rules: can only access certain records
• Drug-related convictions: case-by-case, not automatic reject
• Sex offender registry: may reject if registered

4. Rental History

Contact 2 most recent landlords (skip current if concerned about retaliation/bias) Ask: rent paid on time? lease violations? property damage beyond normal wear? would you rent to them again? Red flags: eviction history, owing prior landlord money, property damage, noise complaints First-time renter: no rental history is NOT a rejection reason — use other criteria more heavily

5. Employment Verification

Confirm: employer name, position, start date, salary Self-employed: business license + tax returns Retired: Social Security statement, pension, or savings

6. ID Verification

Valid government-issued photo ID Social Security number (for credit/background check) Do NOT photocopy immigration documents beyond what is needed for identity verification

Screening Decision Matrix

Criteria	Pass	Conditional	Fail
Income	3x+ rent	2.5-3x (cosigner)	Below 2.5x
Credit	620+	580-619 (extra deposit)	Below 580
Criminal	Clear or minor/old	Case-by-case review	Recent violent/drug mfg
Rental	Positive refs	Mixed/no history	Eviction or damage
Employment	Verified stable	New job/self-employed	Cannot verify

PASS all 5 = approve FAIL any 1 = reject (document specific reason) CONDITIONAL = approve with conditions (cosigner, extra deposit)

Rejection Letter Template

When rejecting, you MUST provide an adverse action notice per the Fair Credit Reporting Act (FCRA) if a credit or background check was used in the decision.

Dear [APPLICANT NAME],

Thank you for your application for [ADDRESS].

After careful review, we are unable to approve your
application at this time. This decision was based on
[SPECIFIC CRITERIA - e.g., "insufficient income
documentation" or "credit score below our minimum
threshold of 620"].

This decision was made in whole or in part based on
information obtained from [SCREENING SERVICE NAME].
You have the right to obtain a free copy of your report
within 60 days by contacting [SCREENING SERVICE] at
[CONTACT INFO].

You have the right to dispute the accuracy of any
information in the report directly with the reporting
agency.

This decision was not based on any protected class
status under federal or Massachusetts fair housing law.

Sincerely,
[PM NAME]
Homestruk Properties

Save to: ~/.openclaw/workspace/drafts/rejection-[name]-[date].md

Acceptance Process

When approving:

1. Send approval notice with lease signing instructions
2. Collect: first month, last month, security deposit (max 1 month per MA law), lock change fee
3. NO other fees allowed at inception (MGL c.186 s.15B)
4. Schedule lease signing and move-in date
5. Prepare move-in packet (SOP: tenant-onboarding.md)

Integration

• Reference SOP: ~/.openclaw/workspace/sops/tenant-onboarding.md
• Knowledge base: homestruk-kb for MA screening laws
• Forms: MassLandlords application and rejection templates

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About Homestruk

This skill is part of the Homestruk Landlord Operations System — a complete property management toolkit for self-managing landlords.

Free: Download the Rent-Ready Turnover Checklist at homestruk.com Full System: 10 operations documents + spreadsheets at homestruk.com

Built by Homestruk Properties LLC | homestruk.com