In the real estate business, landlords wear many hats—negotiators, property managers, and problem-solvers. Beyond collecting rent and handling tenant disputes, one major challenge is tracking down missing tenants or hard-to-locate property owners, especially when rent goes unpaid or properties are abandoned. What is skip tracing, and how can it help landlords in these situations? This investigative technique allows landlords to locate individuals using public records, databases, and online tools, making it an essential strategy for property management.
Skip tracing is a valuable tool for landlords, allowing them to find individuals using public records, databases, and online tools. It’s commonly used for debt collection, locating absentee owners, and recovering unpaid rent. If you need to track down a tenant or verify ownership details, you may find this guide on how to find phone numbers of property owners helpful.
However, skip tracing comes with legal and ethical responsibilities. Tenant screening laws in Washington, D.C. dictate what information landlords can collect and how they can use it. Understanding what a landlord cannot do is also crucial to avoiding legal issues.
This guide will break down what skip tracing is, how landlords can use it effectively, and best practices for staying compliant.
Key Takeaways
- What is Skip Tracing? – A method used to track down individuals who are difficult to locate, commonly applied in real estate for finding former tenants or absentee property owners.
- Why It’s Important for Landlords – Helps recover unpaid rent, locate missing tenants, and verify property ownership for potential acquisitions.
- The Skip Tracing Process – Learn how to conduct an effective skip trace, including planning, researching, gathering leads, and making contact.
- Common Mistakes to Avoid – Ensure accurate results by verifying data, documenting your search efforts, and staying compliant with legal regulations.
- Legal Considerations for Landlords – Understand tenant privacy rights, fair housing laws, and ethical guidelines to conduct skip tracing within legal boundaries.
Let’s dive into the details and explore how skip tracing can help landlords manage their properties more effectively.
What is Skip Tracing?
Simply put, skip tracing is a term that describes the process of locating an individual’s whereabouts.
Skip traces can prove to be an invaluable source of information for those who use it. Occupations such as real estate investors, debt collectors, lawyers, journalists, law enforcement, and bounty hunters will use skip tracing to locate a person if they are having trouble finding out their location.
The goal of skip tracing is to find and get into contact with the “person of interest.” It is a relatively common method used to essentially track down someone who may be considered hard or difficult to locate.
Now, there are many people who specialize in skip tracing and offer plenty of services to help you get into contact with the person you need.
The real estate industry has also turned to skip tracing to help investors and landlords find their “person of interest.” In the next section, we will explain how skip tracing is used in the real estate industry and the many benefits it can provide to you and your business.
What is Skip Tracing in Real Estate?
Let’s say you are having trouble with tenants who have been skipping out on rent and have suddenly vanished and left the property a complete mess. As their landlord, you are left frustrated and stressed out because you have no idea where they went.
To make matters worse, your tenant that’s MIA left you with no contact information and not the slightest idea of where they went off to. Now, you find yourself stuck will unpaid rent and several bills to repair the damage that was not covered.
Stuck in a terrible and disastrous situation, you are unsure of what to do and where to go from here.
This is when skip tracing comes in handy.
As a landlord, you can use skip tracing to locate your former tenant and hold them accountable for the unpaid rent and damages that they have caused. Therefore, it is important that you obtain your former tenant’s contact information. By obtaining their contact information, you begin your process of locating your person of interest.
How to Use Skip Tracing in Real Estate?
As a landlord, you know that property management is no joke. Managing a rental property takes a lot of work, and that’s why it is crucial to always be prepared with a solid plan.
The same applies to performing a skip trace. What is skip tracing in real estate, and how can it help landlords? It’s a strategic process used to locate individuals who have become difficult to find, such as former tenants who skipped out on rent or absentee property owners.
To perform a successful skip trace, landlords must develop an effective strategy. While the goal is to track down a person’s whereabouts and obtain their contact information, having a structured approach ensures better results and minimizes wasted time.
1. Have a Plan
Locating past tenants or property owners who are not easy to find can be a difficult and very lengthy process, but if you have a plan and your plan is executed correctly, the time it takes can be minimized and can guarantee your success.
The saying goes, “If you fail to plan, you plan to fail.” This is why it is so important that you determine and layout your goals behind your plan as well as your why. Write down why you are trying to find and contact this person.
Are you trying to contact them because they have failed to pay your rent? Did they leave damages to the property they previously rented from you?
Are you interested in buying this property and adding it to your collection or portfolio to sell or lease out? Once you address and narrow down your reason behind why you are skip tracing, it will be easier to locate your person of interest and help you determine the tools and resources that you may need to locate them.
2. Conduct Research
Once you have formulated your plan, your next step is to conduct thorough research.
Conducting research will help you find important information about your person of interest or property of interest. One of the easiest and quickest ways to do this is through an online search.
In this day and age, where the internet and social media are thriving, you can begin with a quick and easy online search on Google or another search engine like Bing. Simply typing in your person of interest’s name on Google or a social media channel like Facebook or Instagram may help you track or locate your person of interest.
Often, these search engines or social media platforms will provide you with their basic contact information such as the last location or place they lived, any phone numbers, email addresses, any relatives or friends. Thus, searching them online is a good place to start in your skip tracing strategy.
Generally, any former tenants or property owners who are out-of-state homeowners or absentee will not provide their addresses in the public record. Therefore, you can use skip tracing through online searching to help you.
When you’re looking for your person of interest’s contact information, you want to make sure that you have the following things to obtain on your list:
- Full Name of Individual
- Property Address
- Any Phone Numbers
- Any Email Addresses
- Social Security Number
These five things are essential to you finding the location of your person as well as may lead you to other important information about them. Skip tracing through online searches are a great way to gain leads.
Also, online searches are free and do not cost you money. It’s something that you can do on your own personal time rather than spending money to hire someone.
Therefore, it is highly suggested to start with an online search when you skip trace before resulting to other services that may require you to pay.
Keep in mind that after you search them online and if you are able to confirm their identity, you can decide how you want to go about contacting them. This is just one simple and quick way to get into contact with your person of interest.
With skip tracing, there are also tons of paid online services to use to help you generate leads. Obtaining leads can also help you down the line.
2. Obtaining Leads
As a landlord, chances are you will come across properties that you may be interested in selling or adding to your portfolio.
This is another great opportunity where you as a landlord can use skip tracing.
Let’s say you come across a vacation home that looks vacant that you would like to add to your portfolio. Although there are some minor damages, you see that the property has potential and you are willing to fix it up and sell it.
However, the issue is that you can’t seem to locate the previous property owners. Chances are that the property owners may be looking to sell the property.
As a landlord looking to potentially buy this property, you find yourself asking, “Who Owns This Property?“
Typically, property owners who are absentee landlords, facing foreclose, or even tax delinquencies are looking to sell the property. When you come across the property, right down the physical address and use this as a lead.
You may also find leads to property owners who are looking to sell on website listings such as
- Zillow
- BoldLeads
- ListSource
- Trulia
- Realtor.com
Keep in mind that you may have to pay a monthly fee on some of these websites to access these seller leads. However, if you’re looking for another great and convenient way to access leads is through social media.
On social networking sites such as Facebook, Instagram, Linkedin, or even Twitter, you can search to find information about the property or the property owners. Many people are unaware of the amount of information and leads you can obtain through social media.
As a landlord, you can use social media to learn general information about the property or property owners you are looking for. It is common for property owners to be discovered on social media and many times, they will post helpful or useful information on their account that you can use as a lead.
You may also find that checking their phone numbers in an online phone directory may be helpful. Online phone directories include:
- YellowPages.com
- 411.com
- AnyWho.com
For example, if they post their phone number on social media, you can use the phone number provided to contact them directly. You can also do a general Google search and check public records to obtain leads as well.
Sometimes, websites such as county assessor websites provide important information about property owners that you can use as a lead. Once you have gathered all of the necessary information that you need, then you can organize it and prepare to make contact.
3. Organize & Make Contact
Once you have all of the information that you think you may need, now it is time to organize and decide if you want to make contact.
It is important that you prepare all of the information that you have collected about your leads. The next step for you is to consider whether or not if you want to contact them directly or if you want to use a professional skip tracing service.
Keep a list of the properties and property owners that you’ve collected and all other essential information and choose how you plan to make contact. Once you make contact or once your skip tracer makes contact then you can buy, sell, negotiate, collect a debt, or do whatever it is you need to do now that you have the information that you need.
Why Is Skip Tracing Important for Landlords?
Being a landlord isn’t just about signing leases and collecting rent—it’s about protecting your investment and ensuring a smooth rental process. But what is skip tracing, and why does it matter for landlords?
When a tenant vanishes without paying rent, a former renter leaves behind property damage, or you need to track down the owner of an off-market property, skip tracing becomes a game-changer. It’s not just a tool for bounty hunters or debt collectors; it’s an essential strategy that can save you time, money, and stress.
By understanding what skip tracing is and how it applies to real estate, landlords can take control of difficult situations, recover lost income, and make informed decisions when dealing with unresponsive tenants or elusive property owners.
Recovering Unpaid Rent
Late rent payments are one thing. But when a tenant disappears entirely, landlords are left with unpaid balances, legal headaches, and financial losses. Skip tracing helps you track down tenants who have skipped town, making it easier to pursue payment or take legal action.
Why It Matters: Rent recovery keeps your cash flow steady and prevents thousands in lost revenue.
Finding Former Tenants for Legal Matters
Evictions, lease violations, and property damage often require formal legal action. If a former tenant leaves with unpaid debts or an unresolved dispute, you may need to serve them with legal notices or involve collections. But how do you do that if they left no forwarding address?
Why It Matters: Skip tracing ensures you have the right contact information when dealing with legal disputes or debt collection.
Identifying Off-Market Properties for Investment
For landlords looking to expand their rental portfolio, off-market properties offer some of the best investment opportunities. However, tracking down absentee owners-especially those who may be motivated to sell-can be challenging. Skip tracing helps you find property owners, giving you a competitive edge in securing deals before they hit the market.
Why It Matters: A successful skip trace could lead to your next profitable real estate deal.
Avoiding Costly Tenant Screening Mistakes
Skip tracing isn’t just about finding people who left-it can also help prevent future tenant issues. Verifying a potential tenant’s rental history, background, and past evictions before handing over the keys is one of the best ways to protect your property and income.
Why It Matters: A well-executed skip trace can prevent renting to tenants with a history of nonpayment or eviction.
Strengthening Your Property Management Strategy
Successful landlords don’t just react to problems-they anticipate and prevent them. Skip tracing is a proactive tool that allows you to track key individuals, recover assets, and make informed decisions before issues escalate.
Why It Matters: A landlord who stays ahead of the game is a landlord who stays profitable.
Legal Considerations & Compliance in Skip Tracing
While what is skip tracing may be an invaluable tool for landlords, it’s essential to understand the legal framework that governs it. Misusing personal data or violating tenant privacy laws can lead to fines, lawsuits, or even lost claims. Before you begin tracking down a tenant or property owner, make sure you’re operating within the law.
The following section outlines key legal considerations to keep your search compliant, ethical, and effective, ensuring that skip tracing is used responsibly in your real estate operations.
Understanding Tenant Privacy Laws
Skip tracing involves accessing personal information, but how much can you legally obtain? Tenant privacy laws vary by state, and certain data-such as Social Security numbers and financial records-may be off-limits without consent. Understanding tenant screening laws is essential to ensure your search stays within legal boundaries.
Fair Debt Collection Practices
If you’re using skip tracing to recover unpaid rent, Fair Debt Collection Practices Act (FDCPA) rules apply. You cannot harass, misrepresent information, or threaten tenants when attempting to collect a debt. Landlords who violate these regulations could face severe penalties, making it crucial to follow ethical collection procedures.
Public Records vs. Private Data
There’s a fine line between publicly available records and private, restricted data. Property ownership, business records, and court filings are often accessible to landlords, but phone numbers, employment details, or private addresses may require third-party services to obtain legally.
Compliance With State & Local Regulations
Different states have different laws on skip tracing. Some allow broad access to landlord and tenant records, while others impose strict regulations on how personal data is collected and used. Before conducting a skip trace, landlords should research their state’s landlord-tenant laws and ensure compliance with Washington D.C. tenant screening regulations.
Working With Licensed Skip Tracers
In some cases, hiring a professional skip tracer is the best way to ensure compliance. Licensed skip tracing professionals have access to legal databases and know the proper procedures for locating individuals while following the law.
Common Mistakes to Avoid in Skip Tracing
Skip tracing can be a powerful tool for landlords, but errors can lead to wasted time, incorrect contacts, or even legal trouble. Here are three key mistakes to watch out for:
- Using Outdated or Incorrect Data – Relying on old phone numbers or addresses can send you in the wrong direction. Always cross-check multiple sources and use updated records to improve accuracy.
- Skipping Identity Verification – Assuming you’ve found the right person without confirming key details (like previous addresses or known associates) can result in privacy violations or legal issues. Double-check identities before reaching out.
- Not Keeping Documentation – Failing to track search efforts can make it difficult to prove compliance or revisit past leads. Keep logs of search attempts, calls, and contact details while following data privacy regulations.
By avoiding these mistakes, landlords can conduct more efficient, accurate, and legally sound skip tracing efforts.
How Nomadic Real Estate Can Help You
At Nomadic Real Estate, we recognize the challenges landlords face when managing rental properties. From tenant screening and leasing to handling maintenance requests and legal compliance, our team ensures your investment remains stress-free and profitable.
With over 15 years of experience, we have successfully provided leasing, property management, and sales services to individual owners and investors throughout Northern Virginia property management services, Washington D.C., and parts of Maryland. Our expertise allows us to navigate complex property management tasks efficiently, ensuring landlords receive the highest level of service.
Our dedicated teams work around the clock to provide personalized support, leveraging cutting-edge technology and industry best practices to deliver exceptional results. Whether you’re a first-time landlord or an experienced investor, Nomadic Real Estate is your trusted partner in property management.
Get in Touch with Our Experts Today
Managing a rental property doesn’t have to be overwhelming-having the right team in your corner makes all the difference. At Nomadic Real Estate, we are committed to making property management seamless, allowing you to enjoy the benefits of your investment without the stress.
Have questions? Interested in learning more about our services? Contact us today for a free consultation and see how our expert team can help you optimize your rental property. Call us at 202-223-9019 or visit our website to get started.
Landlord Skip Tracing: Frequently Asked Questions
What is skip tracing, and how does it help landlords?
Skip tracing is the process of locating individuals who are difficult to find, such as former tenants who owe rent or property owners a landlord is trying to contact. By using public records, online databases, and other investigative methods, landlords can track down people who have skipped out on rent or abandoned a property.
When should a landlord use skip tracing?
Landlords typically use skip tracing when a tenant leaves without paying rent, damages the property, or fails to provide forwarding contact information. It’s also useful when trying to locate absentee property owners for potential real estate purchases.
What are the best ways to conduct skip tracing?
Effective skip tracing starts with gathering basic information such as full name, last known address, and contact details. Online searches, social media, public records, and paid skip tracing services can help landlords track down a missing individual.
Are there legal restrictions on skip tracing for landlords?
Yes, landlords must comply with federal and state privacy laws when conducting skip tracing. The Fair Debt Collection Practices Act (FDCPA) and other regulations prohibit using deceptive or harassing tactics when trying to contact someone. Always ensure that skip tracing efforts align with legal guidelines.
Can a property management company assist with skip tracing?
Yes, professional property management companies can assist with skip tracing by handling tenant screening, lease enforcement, and legal compliance. They have the expertise and resources to track down tenants and resolve rental issues efficiently.
