Finding and referencing a tenant
A good tenant is worth more than an extra £50 a month. Here's how to find one, check them properly and stay within the rules from advert to move-in day.
1. Advertise the property
- Property portals: most tenants search the big portals, which only take listings from agents. Online letting services can list your property there for a fee.
- Local options: social media groups, word of mouth and local employers.
- Good photos and a clear description: include the rent, deposit, available date, EPC rating, council tax band and whether bills are included.
- One fixed rent: rental bidding is banned, so you can't accept offers above the advertised rent.
2. Viewings
- Group viewings save time and give you a feel for interest.
- Have a short application form ready to hand out or send afterwards.
- Never be alone with strangers if you can avoid it. Bring someone or let a friend know where you are.
3. Treat every applicant fairly
- No blanket bans on children, benefits or pets. Judge each application on its own merits.
- Use the same checks for everyone, and keep notes of why you chose a tenant.
4. Holding deposit
You can take a holding deposit of up to one week's rent to reserve the property while you check the applicant. It must be put towards the deposit or first rent, or refunded, unless the applicant gives false information, fails the Right to Rent check or pulls out.
5. Right to Rent checks
- Check every adult who will live in the property, before the tenancy starts.
- Use original documents seen in person, or the government's online check with a share code.
- Keep a copy and the date of the check for every adult.
- Follow the current GOV.UK guidance, as the accepted documents and process can change.
6. Referencing
| Check | What it tells you |
|---|---|
| Identity | The applicant is who they say they are |
| Credit check | County court judgments, defaults and how they manage credit |
| Income and employment | Whether they can afford the rent |
| Previous landlord | Whether they paid on time and looked after the property |
| Guarantor | A backup if income is tight, checked in the same way |
Referencing companies can do this for you for a small fee. Many use a rule of thumb that yearly income should be about 30 times the monthly rent, but use judgement for savings, guarantors or benefit income. Under the Tenant Fees Act, you can't charge tenants for referencing.
7. Before they move in
- Give the written statement of terms before the tenancy starts. Tenancy agreement tips
- Take no more than one month's rent in advance.
- Protect the deposit within 30 days and give the prescribed information.
- Give copies of the EPC, gas safety record and EICR.
- Make an inventory with dated photos, and test the alarms on the day.
How Landlord Friendly will help
- Right to Rent and referencing records stored with each tenancy.
- A move-in checklist, so nothing is missed.
- Holding deposit, deposit protection and certificate dates tracked automatically.
Frequently asked questions
How do I find a tenant without an agent?
Use an online letting service to advertise on the main property portals, or advertise locally. Then hold viewings, take applications, and carry out Right to Rent checks and referencing yourself or through a referencing company.
What is a Right to Rent check?
In England, landlords must check that every adult who will live in the property has the right to rent in the UK, before the tenancy starts, and keep a record of the check.
How much holding deposit can I take?
No more than one week's rent. It must be refunded or put towards the deposit or first rent, unless the tenant gives false information, fails Right to Rent checks or pulls out.
Can I refuse tenants on benefits or with children?
Not with a blanket ban. Since 1 May 2026 it is illegal to discriminate against tenants who receive benefits or have children. You can still check each applicant's affordability.
Can I ask for several months' rent upfront?
No. Landlords can ask for no more than one month's rent in advance, and nothing before the tenancy agreement is signed.
Related: How much rent to charge · Tenancy agreement tips · First-time landlord checklist
Official sources
Last reviewed 25 October 2026. This guide is general information for landlords in England, not legal, tax or insurance advice. Rules change, so check the official sources before acting.