Tenant Referencing for Landlords UK
Full Tenant Referencing for Only £30
Tenant referencing checks that a would-be tenant is who they say they are, can afford the rent and has a good record of paying it. It's one of the simplest ways to protect your rental income before you hand over the keys.
Proptino offers full tenant referencing for only £30 per applicant, carried out through UK tenant referencing providers. It's coming soon, so register your interest and we'll let you know as soon as it opens.
✅ Only £30 per tenant
✅ Identity and Right to Rent
✅ Credit and affordability
✅ Employment and income
✅ Previous landlord reference
What Is Tenant Referencing?
Short answer: tenant referencing is a set of background checks on a prospective tenant before a tenancy starts. It usually covers identity, credit history, income, employment and a reference from a previous landlord, so you can judge whether the tenant is likely to pay the rent and look after the home.
Letting agents reference almost every tenant. Private landlords should too, because a bad tenancy can mean months of lost rent, legal costs and repairs. Many rent guarantee insurance policies also need the tenant to pass referencing before cover starts.
What Does Tenant Referencing Check?
| Check | What it shows |
|---|---|
| Identity | The applicant is a real person and matches their documents |
| Right to Rent | In England, the tenant has the legal right to rent in the UK |
| Credit history | County court judgments (CCJs), defaults, bankruptcy and missed payments |
| Income and affordability | Whether income comfortably covers the rent, often around 30 times the monthly rent per year |
| Employment | Job, salary and contract type, confirmed with the employer |
| Previous landlord | Whether rent was paid on time and the home was looked after |
| Address history | Where the applicant has lived, usually for the last three years |
Right to Rent checks are a legal duty for landlords in England and are separate from credit checks. You can read the GOV.UK Right to Rent guidance to see which documents are accepted.
Basic Check vs Full Tenant Reference
Referencing usually comes in two levels. Choose based on the rent, the property and whether you plan to insure the rent.
| Basic check | Full reference | |
|---|---|---|
| Identity and credit | Yes | Yes |
| Employer reference | No | Yes |
| Previous landlord reference | No | Yes |
| Affordability check | Sometimes | Yes |
| Accepted for rent guarantee insurance | Rarely | Usually |
| Typical time | Minutes to hours | Around 1 to 3 working days |
| Proptino price | Ask us | £30 |
Who Pays for Tenant Referencing?
Short answer: in England, the landlord or agent pays. The Tenant Fees Act 2019 bans charging tenants for referencing, credit checks or admin. Wales has a similar ban, and in Scotland charging tenants for referencing is also not allowed.
You can still ask a tenant for a holding deposit of up to one week's rent while checks are done. If the tenant gives false information or fails a Right to Rent check, you may be able to keep it. Otherwise it must be returned or put towards the first rent or deposit.
How Long Does Tenant Referencing Take?
Most full references take one to three working days. The slowest part is usually waiting for an employer or previous landlord to reply. You can speed things up by asking the tenant to tell their referees to expect contact, and by checking all contact details before you submit.
What Happens If a Tenant Fails Referencing?
A failed reference doesn't always mean the end. Common options:
- Ask for a guarantor. Someone who agrees to pay if the tenant doesn't, usually with income of around 36 times the monthly rent.
- Look at the reason. An old, settled CCJ is different from recent missed payments.
- Check affordability again. A joint applicant or extra income may change the result.
- Decline politely. If the risk is too high, it's fine to move on to the next applicant.
In England, you can't simply ask for more rent in advance to make up for a weak reference. Under the Renters' Rights Act, rent in advance is limited. Check the current rules before agreeing any upfront payment.
Protect the Rent After Referencing
Referencing lowers the risk, but it can't remove it. Jobs change and circumstances shift. Many landlords pair referencing with rent guarantee insurance, which can cover unpaid rent and legal costs if a tenant stops paying.
Still looking for a tenant? You can advertise your rental free and speak to applicants directly.
Frequently Asked Questions
What does tenant referencing check?
It usually checks identity, Right to Rent (in England), credit history, income and affordability, employment, address history and a reference from a previous landlord.
How long does tenant referencing take?
A full reference usually takes one to three working days. Delays often come from employers or previous landlords who are slow to reply.
How much does tenant referencing cost?
Full tenant referencing through Proptino costs £30 per applicant. The landlord pays, as tenants in England can't be charged for referencing.
Can a landlord charge a tenant for referencing?
Not in England, Wales or Scotland. In England the Tenant Fees Act 2019 bans referencing fees, so the landlord or agent pays.
What income do tenants need to pass referencing?
A common rule is an annual income of around 30 times the monthly rent. For a rent of £1,000 a month, that's about £30,000 a year. Guarantors are often asked for around 36 times.
Can a tenant with bad credit still rent?
Often, yes. A guarantor, a joint applicant or a clear explanation of an old issue can help. The landlord decides whether to go ahead.
Do I need referencing for rent guarantee insurance?
Usually, yes. Most rent guarantee policies require a full reference that meets the insurer's standard before the tenancy starts.
Full Tenant Referencing for Only £30
Register your interest and we'll tell you as soon as it launches.