Tenant Referencing UK: What Checks Should Landlords Do?
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Essential tenant checks include: identity verification, Right to Rent check (legal requirement), credit check, employer reference, previous landlord reference, and affordability assessment. Tenants should earn at least 2.5x the monthly rent, or have a suitable guarantor.
Good tenant referencing is your best protection against problem tenancies. Here's what every UK landlord should check before handing over the keys.
What references should I request?
A thorough tenant referencing UK process includes six key checks: identity verification, Right to Rent, credit check, employer reference, previous landlord reference, and affordability assessment.
| Check | Why It Matters | Required? |
|---|---|---|
| Identity verification | Confirms they are who they claim to be | Essential |
| Right to Rent | Legal requirement - fines up to £1,000 | Legal requirement |
| Credit check | Reveals CCJs, bankruptcies, payment history | Highly recommended |
| Employer reference | Confirms income and job stability | Highly recommended |
| Previous landlord | Real-world rental behaviour | Highly recommended |
| Affordability | Can they actually afford the rent? | Essential |
How to verify tenant identity
Check original documents in person. Acceptable ID includes passport, UK driving licence, or biometric residence permit. Cross-reference the name and photo against the person in front of you.
For identity verification:
- Check original documents - Never accept photocopies only
- Look for security features - Holograms, watermarks, UV features
- Match the photo - Does it look like the person?
- Check the address - Request a utility bill or bank statement from the last 3 months
- Keep copies - You'll need these for your records
Right to Rent check (legal requirement)
The Right to Rent check is a legal requirement in England. Failing to check can result in a civil penalty of up to £1,000 per tenant for a first offence, or criminal prosecution for repeat offenders.
You must complete a Right to Rent check on all adult occupiers before they move in. This applies regardless of nationality - you must check everyone to avoid discrimination.
For a complete walkthrough of the process, see our Right to Rent checks guide.
Credit checks - what to look for
Focus on CCJs, bankruptcies, IVAs, and any history of rent arrears. The actual credit score number matters less than these specific red flags.
When reviewing a credit report, look for:
- County Court Judgments (CCJs) - Major red flag, especially recent ones
- Bankruptcies or IVAs - Indicates serious past financial problems
- Defaults - Missed payments that went to collections
- Address history - Does it match what they told you?
- Electoral roll - Are they registered? Adds legitimacy
A clean credit history with no arrears is more important than a high score. Someone with a modest score but no missed payments is often lower risk than someone with historical defaults.
Employer references - what to ask
Contact the employer directly by phone using a number you've independently verified. Ask about employment status, salary, contract type, and length of service.
Key questions to ask employers:
- Is [name] currently employed by your company?
- What is their job title?
- Is this a permanent, fixed-term, or temporary position?
- What is their annual salary? (or confirm the figure they provided)
- How long have they worked there?
- Are you aware of any planned changes to their employment?
Important: Always verify the employer independently. Look up their company number on Companies House, find their official phone number, and call them directly. Don't use contact details provided by the tenant - they could be giving you a friend's number.
Previous landlord references - call, don't email
Phone the previous landlord directly. Email references can easily be faked. Ask specific questions about payment history, property condition, and whether they'd rent to this tenant again.
Questions for previous landlords:
- Did they pay rent on time throughout the tenancy?
- Were there any issues with arrears?
- How did they leave the property?
- Were there any complaints from neighbours?
- Was the deposit returned in full?
- Would you rent to them again?
Pro tip: The current landlord might give a glowing reference just to get rid of a problem tenant. If possible, contact the landlord before that one as well.
Verify the landlord owns the property by checking the Land Registry (£3 per search) to confirm they're legitimate.
Affordability calculations
The standard affordability ratio is 2.5x to 3x the monthly rent. For a property at £1,000/month, the tenant should earn at least £2,500-£3,000 per month (£30,000-£36,000 annually).
| Monthly Rent | Minimum Monthly Income (2.5x) | Preferred Monthly Income (3x) |
|---|---|---|
| £800 | £2,000 | £2,400 |
| £1,000 | £2,500 | £3,000 |
| £1,500 | £3,750 | £4,500 |
| £2,000 | £5,000 | £6,000 |
For joint tenancies, you can combine both tenants' incomes. Consider all income sources: salary, benefits, pensions, and regular investment income.
When to require a guarantor
Require a guarantor when the tenant doesn't meet affordability thresholds, has limited rental history, is a student, or has minor credit issues you're willing to overlook.
Common situations requiring a guarantor:
- Income below 2.5x rent - Close but not quite there
- First-time renters - No rental history to reference
- Students - Limited or no income
- Self-employed with variable income - Hard to verify stability
- Minor credit issues - Willing to rent but want security
- Recently started new job - Can't prove long-term stability yet
The guarantor should be a UK homeowner with income of at least 3x the annual rent. Reference the guarantor with the same rigour as the tenant - they may need to pay up.
Using referencing services vs DIY
Professional referencing services cost £15-30 per tenant and provide standardised reports. DIY referencing is free but time-consuming. Most landlords use a combination.
| Approach | Pros | Cons |
|---|---|---|
| Professional service | Comprehensive credit check, standardised, saves time | £15-30 per tenant, may miss nuance |
| DIY referencing | Free, personal touch, can ask follow-up questions | Time-consuming, no credit check access |
| Hybrid approach | Professional credit check + personal landlord calls | Takes more time than outsourcing everything |
Popular referencing services include OpenRent (free with their listings), Goodlord, Rightmove referencing, and specialist providers like HomeLet. Prices typically range from £15-30 per adult applicant.
Keep records: Retain all referencing documentation for at least 12 months after the tenancy ends. You may need it if disputes arise.
Frequently asked questions
What credit score is acceptable for renting?
There's no universal minimum credit score for renting. What matters more is the absence of CCJs, bankruptcies, or rent arrears. A tenant with a lower score but clean rental history is often a better bet than someone with a high score but previous landlord issues.
Can I refuse a tenant based on credit score?
Yes, you can refuse a tenant based on credit check results, as long as you're not discriminating based on protected characteristics (race, gender, disability, etc.). You should apply the same criteria consistently to all applicants to avoid discrimination claims.
What if the tenant has no previous landlord?
First-time renters won't have a previous landlord reference. In this case, place more emphasis on employer references, affordability, and consider requiring a guarantor. Character references from professionals (not family) can also help build a picture of reliability.
How do I reference self-employed tenants?
For self-employed tenants, request their last 2-3 years of SA302 tax calculations from HMRC, plus bank statements showing regular income. An accountant's reference confirming their income is also valuable. Consider requiring a guarantor if income is irregular or the business is new.
Managing this yourself?
LandlordOS helps UK landlords stay compliant and organised:
- Automatic compliance reminders for Gas Safety, EICR, EPC
- Document storage with AI-powered certificate reading
- Tenancy tracking and rent management
LandlordOS tip
Always call references - don't just email. It takes more time, but you'll catch things written references miss. A hesitation, a careful choice of words, or a "well..." before answering tells you more than any form ever could.