Renter references can tell you a lot about a potential tenant—whether they paid rent on time, kept the property in good shape, and treated their neighbors respectfully.

While references are a crucial part of the tenant screening process, they’re not always reliable. A staggering 80% of leading apartment owners, developers, and managers have caught applicants misrepresenting themselves on rental applications.

Some applicants will submit a fake renter reference to hide unpaid rent, evictions, or poor behavior. And if you’re new to the industry, it’s unlikely you know the red flags to look for when it comes to the growing problem of fake landlord references.

Don’t worry—we’re breaking it down, from how to spot phony renter references and verify authenticity to protecting your properties from costly tenants.

Quick Insights

• Fake renter references are on the rise, with many applicants misrepresenting themselves on housing applications.
• Applicants use fake references to hide a poor rental history, including evictions, unpaid rent, or disruptive behavior.
• Some common renter reference scams include friends posing as landlords, invented landlord personas, and “reference-for-hire” services.
• Red flags during reference screening include vague phone greetings, overly perfect praise, mismatched details, and no online trace of the landlord or property.
• Verifying references by checking tax records, reverse phone lookups, asking open-ended questions, and doing documentation checks is essential.
• Technology and fraud detection tools like Snappt help validate applicant documents and confirm landlord identity
• If inconsistencies arise with a reference, follow up with the applicant, request additional proof, and consider it in the complete application while remaining compliant with fair housing laws.
• Standardized screening processes and clear fraud policies help prevent fake renter references from slipping through the cracks.

Why Do Applicants Use Fake Renter References?

Most applicants know that references can easily make or break a rental application. And for renters with something to hide—or a minimal rental history to show—fabricating a fake renter reference is a convenient option. 

Many applicants create fake renter references to mask past issues with landlords, like evictions, property damage, or unpaid rent. Why? To erase a less-than-stellar rental history and present themselves as great tenants (even when they’re not).

Others might want to give themselves a head start and appear more qualified than they really are—especially in competitive rental markets where demand is soaring and screening standards are stricter than ever.

In some cases, applicants don’t have any rental history at all. Recent students or graduates, first-time renters, or those moving internationally may feel the pressure to “fill the gap” and impress by providing a reference that looks legitimate on paper.

Then there are the more malicious renters who want to game the system. They assume you won’t take the time to verify references properly, hoping they get approved.

Whatever the reason, fake renter references create real risks for property managers and communities. Understanding these motives is the first step to stopping them.

Common Types of Fake Renter References

Fake renter references are surprisingly convincing at first glance. Applicants who put in the effort to pass tenant screening usually go to great lengths to make their stories sound credible. Sometimes they even build entire fake identities around them.

Here are some common types of fake references pthat roperty managers encounter most:

Friends or family posing as landlords: The most common type of fake renter reference is friends or family pretending to be landlords. These “references” seem authentic, especially when the applicant shares details and a story with them to repeat.

Fake landlord personas: Some applicants create fabricated landlord personas with burner phone numbers and disposable email addresses—these are fake profiles that exist solely to vouch for the applicant.

Online reference-for-hire services: For a small fee, these websites or social media accounts act as a professional reference, often complete with entire systems and scripted responses designed to pass screening calls.

References from unlicensed or unverifiable landlords: These are people who claim to manage properties they don’t actually own. They can be trickier to detect because the details might check out, but ownership records or databases tell another story.

Recognizing these tenant scams and patterns helps you know when to question things that don’t seem to add up before they turn into a costly mistake.

8 Red Flags that a Renter Reference Might Be a Fake

Even the most convincing renter reference can unravel and raise questions under closer scrutiny. Here are eight red flags that should signal to dig deeper before approving an application:

1. Casual or vague phone greetings: If the reference answers with a simple “Hello?” instead of identifying themselves or their business, this could be a sign they’re not a professional landlord.

2. Avoidance or delay in answering questions: Fake renter references may stumble, dodge, or sound nervous when you ask specific questions about the tenant’s lease, payments, or behavior.

3. Overly glowing reviews: References that sound rehearsed or too good to be true probably are. Without extra detail or nuance, an overly positive review could signal dishonesty.

4. Lack of property knowledge: A genuine landlord should be able to provide basic details such as the rent amount, lease dates, and the property’s address. They should sound confident, like they know their stuff.

5. Unprofessional contact details: Watch out for personal Gmail, Outlook, or Yahoo email addresses instead of company domains.

6. Shared personal information: Matching last names, phone numbers, or email addresses between the tenant and the reference is a clear warning sign that you’re dealing with a fake renter reference.

7. No online trace: If you can’t find the landlord or property anywhere online, that’s suspicious.

8. Missing past references: Applicants who refuse to provide previous landlord details are probably hiding something.

How to Verify a Renter Reference is Legitimate 

Once you recognize the warning signs, the next step is figuring out whether a reference is genuine. A few extra minutes of due diligence can save you from months of stress with problem tenants.

Start by checking public property records or local tax databases to confirm that the person claiming to be the landlord actually owns the property.

You can also search the reference’s name, phone number, or email address online to see if it matches a legitimate property manager or rental company—or whether anything suspicious comes up.

Next, cross-check the rental address against the reference’s name to make sure they line up. When you call the reference, ask specific, open-ended questions, like:

• What were the tenant’s move-in and move-out dates?
• What was the monthly rent amount?
• Were there any late payments?
• Would you rent to this person again? Why or why not?

Pay attention to the reference’s tone and consistency. Hesitation, vague answers, or overly polished scripts can signal that you’re talking to a fake renter reference. Still unsure? Ask for the previous landlord’s contact details and try to uncover rental patterns.

Tools and Tactics to Help Spot Fake Renter References

Today’s technology and data tools make it easier than ever to confirm whether a renter reference is the real deal. Here are a few ways you can use them to spot fake renter references before they impact your business:

Start by looking through property ownership databases or your local tax assessor’s website. They help you verify who owns a property and whether the person claiming to be the landlord is actually linked to it.

Run a reverse phone lookup to confirm a number and who it’s registered to. If it’s linked to a different name or appears as unlisted, ask more questions.

Use tenant screening software with built-in reference verification features to streamline background checks and automatically flag inconsistencies.

Request proof of previous rent payments, like bank statements or digital transfer receipts, for added assurance. A genuine tenant should be more than happy to provide this kind of evidence.

And for an even faster, more reliable approach, consider Snappt’s Verification of Rent. This tool securely verifies a renter’s payment history by connecting directly to payroll and banking data, giving leasing teams instant, trusted proof of income and rent payment history — no manual digging required. It’s a simple way to reduce risk, cut fraud, and move confidently on every application.

Combining these tactics helps you move beyond surface-level checks, replacing guesswork with clear, data-backed rent verification that gives you the confidence that the person behind the application is exactly who they say they are.

What to Do if You Suspect a Fake Renter Reference

Even with extra careful vetting, some renter references may still raise doubts. When that happens, remain calm and take a structured approach. 

Start by asking follow-up questions or requesting supporting documents, such as a copy of the tenant’s:

• Lease agreement
• Rent receipts
• Communication with their previous landlord

If you’re still concerned, address the issue directly with the applicant. Be polite but clear about the inconsistencies or red flags you’ve noticed and give them a fair chance to explain. Sometimes misunderstandings or name mix-ups happen, especially with roommates or sublets.

Treat any unresolved discrepancies as a red flag to consider alongside the rest of the application, which should include credit score history, income verification, and background checks. One weak area doesn’t always mean automatic disqualification, but you shouldn’t ignore a pattern of dishonesty.

If you confirm a clear fake renter reference, you’re well within your rights to reject the application. However, ensure that your decision aligns with Fair Housing laws and your company’s internal screening policy. 

How to Prevent Reference Fraud in the Future 

The best way to handle fake renter references is to make sure they don’t have the chance to slip through in the first place:

Standardize your process: Start by using a standard reference check form with the same set of questions for every applicant. This helps you spot inconsistencies quickly and means all applicants receive the same evaluation, so you can comply with tenant screening laws.

Verify previous landlords: Next, verify the identity of every previous landlord, regardless of how solid the rest of the application appears. Even a strong credit score and healthy income data shouldn’t replace a proper reference check. Consistency and follow-through are key here.

Set expectations: Make your expectations crystal clear from the very beginning by stating in your application that providing false information is grounds for rejection. When applicants know you take screening seriously, they’re less likely to take risks.

Use fraud detection tools: Finally, strengthen your tenant screening process by using ID and income verification tools like Snappt. These platforms can validate pay stubs, bank statements, and IDs to confirm that the information you’ve received is genuine. 

Make the effort to combine clear policies, tech-driven tools, and consistent screening methods, and you’ll reduce the risk of a fake renter reference slipping through the cracks while building a safer and more trustworthy tenant community.

Stronger Tenant Screening Starts with Snappt

Unfortunately, fake renter references are a growing problem, and they’re more common than many property managers realize. The good news? They’re also completely avoidable with the right tools and attention to detail. 

Treat reference checks as a serious, verifiable part of your screening process—not just a box to check. Snappt’s new Verification of Rent feature is designed to quickly and efficiently verify past rental payments, allowing you to approve reliable renters faster. 

Even one fake renter reference can suggest broader dishonesty elsewhere in an application. Learn how Snappt helps property managers spot fake documents and strengthen the overall tenant screening process.