I have a question for all the landlords/realtors out there. Some of your time please?

Hi. My husband and I are seeking a new apartment for ourselves, the kids and the dog. We've had some very bad financial setbacks over the years and we have horrible credit and a horrible rental history to match. We're going to really have to find a landlord who is willing to overlook it all. I'm wondering when in this process we should tell a realtor/prospective landlord that we bring what we bring to the table. When we first call or e-mail? Only after we've gone and seen the place so they feel like they know us a little? Would that make anyone feel taken advantage of or would they understand that even people with negative application info have to find a home?

How should we handle this? Please don't say anything rude. We're nice people. Thanks for your time.

Thank you all for taking your time to answer. I wish I had more room for my response:
1) Yes, a person who rents to risky tenants deserves to be paid first before others but I don鈥檛 agree that I should consider myself to be constantly beholden to that person or that that person is 鈥渁 god.鈥? As Marla said, landlords aren鈥檛 humanitarians.
2) I wouldn鈥檛 accept a rental offer that comes with crippling penalties attached. That would be fiscally unwise. Things like that are how people GET into our position.
3) We have children, one of whom is disabled. We cannot starve and live in the dark. I expect to pay first & last month鈥檚 rent and a month鈥檚 security -- and I think that鈥檚 enough. I wouldn鈥檛 trust a landlord who engages in extortion.
4) We don鈥檛 qualify for section 8 or charitable assistance.
5) We aren鈥檛 downgrading. The primary reason for the move is to upgrade.
6) We have an old, sick, beloved family pet with very little time left anyway. He stays.

I'm a landlord and I don't mind giving people a break, but most landlords are not like that.

You might not want to be so honest upfront. All landlords don't do background and credit checks so you may luck up.

If they state that this is the step that they are going to take, then you may want to speak about your financial issues, but I will wait until they ask. This may be after they have met you and they may be willing to give you a chance since you decided to be honest with them.

At times life can deal anyone a difficult hand to play. That does not mean your character is flawed or that you are deadbeats who refuse to pay your bills. That is the message you will need to convey to a prospective landlord but you also do not want to whine about being a "victim." A calm, factual manner goes a long way toward making a good impression and to convince a landlord to consider you. So does a frank discussion of how you are today working to rebuild your life by timely paying your bills.

The more skilled landlords "pre-qualify" you BEFORE they show you property. Therefore, be ready to have the above conversation about your past and your future in your very first conversation, IF and ONLY IF the landlord does inquire about your history while speaking with you. If he/she does ask, then tell them truthfully at that time.

If nothing is mentioned in the early stages, then go ahead and look at the property. What you want to find out as early as possible in your first conversation or first meeting is WHAT CRITERIA you will need to meet in order to get approved. Just ask and make notes of what you are told. Look over the landlord's criteria and if there are items which you will not meet, then if you find a unit and wish to make an application, that is when you will HAVE to speak up. You do NOT want to remain silent and let the landlord be surprised when facts about your history show up during credit or background checks.

To help you get approved, you may want to see if a relative will co-sign for you. Or if you can save or otherwise find some extra money, you can offer to pay a larger security deposit to the landlord. You can even offer to prepay a few months of the rent.

Or if you are a member of a church, you may want to discuss your needs for help with them. Some churches will assist members in need by helping them make a larger security deposit, prepaying some of the rent, or even guaranteeing the lease. Do not be afraid to ask for help. When you are back on your feet, you can "pay back" the assistance you received by giving to your church.

Also, in nearly every locality there are charities that can assist people who have temporary financial difficulty. Many of these groups will step in and pay for some of your intital leasing costs, such as making the security deposit and paying your first month's rent.

Often when a landlord sees that a church or charity or your family is helping you, they will realize your needs are genuine and that others are trying to help you recover. This can motivate a landlord to make an exception for you.

Government rental programs, such as Section 8 housing or public housing, may also be able to help you if you qualify. Most of these are income based and you will need to apply.

You may also want to consider some unconventional ideas to obtain housing. Look for situations where someone needs a "caretaker" to live on a property for security or other reasons. Sometimes absentee property owners need someone of this nature to live on their property. Even houseboat owners often want someone to live on their units when they are not being used. If you can do some handyman, lawn maintenance, or cleaning chores, you may find an apartment complex that will provide you an apartment if you or your spouse will work for the complex doing these chores. You may even be able to "house sit" a property for someone who is going to be away for an extended period.

While these housing solutions may not solve your needs completely, they may allow you enough time to get back on your feet. Just be creative and persistent in seeking housing and you should be able to find it.

Good luck!

I suggest you start the downgrading process. Any landlord will check you out and cares nothing about humanity. Find a apartment in the areas where most of the people are in similar situations. You might consider getting rid of the dog too. Remember the truth shall set you free!