Skip tracing

What to do when skip trace returns only landlines for an absentee owner

When you skip trace an absentee owner and only get landline numbers, it presents a challenge. Absentee owners often live elsewhere, making landlines less effective for direct contact. You need a strategy to bridge this communication gap and find a way to reach him or her.

October 25, 2026 · 3 min read

Understand the limitation of landlines for absentee owners

Landlines are typically tied to a physical address, which, for an absentee owner, is not his or her primary residence. This means he or she will likely not answer or even receive calls to that number. He or she might have disconnected it, or it could be for a tenant.

Relying solely on these numbers can lead to wasted time and effort. You need to acknowledge this limitation and adjust your approach.

Verify the landline numbers

Even if it is a landline, it might still be worth a quick check. Call the number once to see if it connects or is answered. If it goes to a voicemail, listen carefully for any clues, like a name or a message indicating a business.

A disconnected tone or an automated message usually confirms it is not a viable contact point. Do not call repeatedly if it is clearly not working.

Look for other contact methods

Since landlines are a dead end, broaden your search for other contact information. Check for email addresses or alternative phone numbers if your skip tracing tool provides them. Sometimes, a secondary search with a different vendor can yield more mobile numbers.

Look for social media profiles or professional networks, though be mindful of privacy and compliance rules before attempting contact through these channels.

Focus on the owner's current address

If you have the absentee owner's current mailing address (which you should, as an absentee owner), consider a direct mail campaign. A well-crafted letter or postcard can sometimes reach him or her when calls cannot.

Tailor the message to an absentee owner's likely motivations, such as landlord fatigue, distant property management issues, or tax burdens.

Utilize public records for alternative contact points

Dig deeper into public records beyond just the property deed. Look for other properties he or she owns, or business registrations. These can sometimes lead to different contact numbers or professional email addresses.

Check for recorded trusts or LLCs. If the property is owned by an entity, research the managing members for his or her personal contact information.

Consider a multi-channel approach

Since one channel (landline calls) is weak, combine several approaches. Send a letter, try an email, and if a mobile number surfaces later, try a text. A multi-channel strategy increases your chances of making contact.

Remember, consistency across channels is key. Ensure your messaging is coherent and refers to the same property.

Re-skip trace with different data points

If your initial skip trace only gave landlines, try running it again with slightly different data points. Sometimes, adding a middle initial or a previous address can change the results and bring up new mobile numbers.

Some data vendors specialize in different types of data. If one source is weak on mobile numbers, consider trying another. This is not about specific vendors, but about diversifying your data input.

Questions people ask

Should I leave a voicemail on an absentee owner's landline?

You can, but keep it brief and professional, focusing on the property. Do not expect a high callback rate, as he or she may not check that line.

Can I send a text message to a landline number?

No, landline numbers cannot receive text messages. Attempting to send an SMS to a landline will fail and is not a compliant practice.

What if the landline is listed as a business number for the owner?

If it is a business number, treat it as such. You can call during business hours, but understand he or she will likely be focused on work, not his or her personal property.

Is it worth waiting for a new skip trace update to get mobile numbers?

Yes, data is constantly updated. If you have the time, re-running a skip trace after a few weeks or months can yield better results as new data becomes available.