How to handle skip trace results with multiple last names

Why multiple last names appear

Multiple last names on a skip trace often arise from life events. A married couple might have different last names, or one spouse might have retained a maiden name.

Divorce can also lead to this. If one spouse moves out but is still on the deed, or if a new partner moves in, the data might reflect various names.

Inherited properties are another common scenario. Multiple heirs, each with their own last name, might be associated with the same property in public records.

Identifying the primary owner

Your goal is to identify the most relevant person to contact. This is usually the individual currently residing in the home, or the primary decision-maker if the property is vacant.

Look at the ages associated with the names. If one name is significantly older, it might indicate a parent or a previous generation. Cross-reference this with the property's purchase date.

Check for any patterns in the contact numbers provided. If one name consistently has a mobile number and the other only landlines, the mobile contact might be more current.

Researching public records for clarity

Go back to public records. Pull the deed for the property. It will clearly list all legal owners and how they hold title (e.g., joint tenants, tenants in common).

If it is an inherited property, look for probate records. These will detail the executor or administrator and the legal heirs, even if the will is unprobated. This is not legal advice.

Sometimes, a quick search on social media or professional networking sites can provide clues about current marital status or residency, helping you narrow down who is actively managing the property.

Your data vendor's skip trace often aggregates information. Digging into the source documents helps you distinguish legal ownership from other associated names.

Prioritizing contact attempts

If the deed lists two people, and your skip trace gives you numbers for both, you should prioritize the person who seems most likely to be the primary decision-maker or current resident.

If a mobile number is available for one name and only a landline for another, start with the mobile. People are generally more responsive on their personal cell phones.

Be prepared to explain why you are contacting them, acknowledging that you see multiple names associated with the property. This transparency can build trust.

For more guidance on initial outreach, see /learn/first-call-with-a-motivated-seller.

Addressing privacy and compliance

When dealing with multiple names, be mindful of privacy. Do not assume relationships or share personal details between individuals. Stick to discussing the property.

If one individual opts out, respect that request for that specific person. If you are still attempting to contact another legal owner, ensure your outreach is separate and respectful of the opt-out.

Document your contact attempts and any information gathered. This protects you and ensures you are following compliance guidelines, especially regarding the do not call list. For more on this, see /learn/tcpa-and-cold-outreach-basics.