What Do Landlords Really Want in a Referenced Tenant?

When landlords ask, “Is this a good tenant?”, they’re really asking: Can they afford the rent sustainably? Are they who they say they are? Do they pay on time? Will they look after the property?

Understanding what landlords prioritise in tenant selection helps tenants prepare better applications, helps agents provide better service, and helps landlords make confident decisions.

The traditional rule is simple: tenants should earn 2.5 times the annual rent. For example, a £1,000 monthly rent requires £30,000 annual income.

But in 2025, that's not enough.

With average renters now spending 36.3% of income on rent—well above the 30% affordability threshold—landlords increasingly want to know:

• Is the income verified, not just stated?
• What's left after rent, council tax, and bills?
• Is the employment stable and permanent?
• Are there existing debts or financial commitments?

Why this matters: A tenant who technically meets the income threshold but is financially stretched becomes a rent arrears risk within months.

For tenants: Be prepared to provide payslips, bank statements, and employment confirmation. Transparency about your financial position helps, not hinders.

For landlords: Meeting the minimum doesn't guarantee sustainability. Look for comfortable financial headroom, not bare minimum qualification.

Landlords face serious legal obligations when renting property. Getting verification wrong has real consequences:

• Right to Rent penalties reach £20,000 per occupier for repeat breaches under the Immigration Act 2014
• Sanctions screening became mandatory for all lettings from May 14, 2025
• Right to Rent checks must follow official Home Office guidance updated February 2025
• Fraudulent applications can lead to void periods and legal complications

Landlords need to verify identity properly, confirm Right to Rent status, check address history, and maintain full documentation for compliance audits.

Why this matters: Non-compliance isn't just about fines—it's about legal liability and property protection.

For tenants: Have your passport or approved ID documents ready. Provide complete address history for the past 3-5 years. Delays in providing documents create suspicion.

For landlords: Don't cut corners on verification. The cost of getting it wrong far exceeds the cost of doing it properly.

Past behavior predicts future behavior. Landlords want to know:

• Did you pay rent on time at previous properties?
• How long did you stay in previous tenancies?
• How did you maintain the property?
• Were there any disputes or issues?

Previous landlord references carry significant weight. A confirmed track record of on-time payments and good property care matters more than promises about future behavior.

What about first-time renters? Without rental history, landlords look for alternative indicators: stable employment, strong financial position, or an acceptable guarantor who typically needs to earn 3x the annual rent (£36,000 for a £1,000 monthly rental).

Why this matters: With the Renters' Rights Bill expected to receive Royal Assent in late 2025, landlords will lose the ability to end tenancies without grounds. The UK Government guide to the Renters' Rights Bill confirms Section 21 abolition and introduction of reformed possession grounds.

For tenants: Maintain good relationships with current landlords. Ask for written references before you move. Don't hide problems—explain them with context.

For landlords: Contact previous landlords directly. Don't rely solely on tenant-provided references.

Landlords don't have time to interpret complex reports or make sense of conflicting information. They need:

• Clear pass/fail recommendations
• Risk factors explained simply
• Context for any concerns
• Documented reasoning if questioned

Vague assessments like "tenant seems okay" or "decision at your discretion" don't help. Professional, evidence-backed recommendations do.

Why this matters: Discrimination rules are tightening in 2025. Blanket bans on benefits recipients, families with children, or pet owners are illegal. All decisions must be based on objective criteria like affordability and creditworthiness—and be properly documented.

For tenants: Understand that rejections aren't personal. Objective criteria protect everyone.

For landlords: Ensure your selection criteria are consistent, documented, and legally defensible.

The Renters' Rights Bill passed third reading in the House of Lords on 21 July 2025 and is expected to receive Royal Assent in late 2025, fundamentally changing how tenancies work:

• No more "no-fault" evictions under Section 21
• Landlords can only end tenancies for specific legal grounds under reformed possession procedures
• Court backlogs make evictions lengthy and costly
• Rent guarantee insurance tightening acceptance criteria

What this means: Front-end tenant selection becomes critical risk management. The cost of choosing the wrong tenant has never been higher.

The Renters' Rights Bill prohibits blanket bans on benefits, children, or pets. All tenant selection must be based on objective, documented criteria.

The exposure:

• Civil penalties up to £7,000 for initial breaches of discrimination requirements
• First-tier Tribunal now easily accessible for tenants to challenge decisions
• Landlords must consider reasonable pet requests without blanket refusals
• Decisions must be based solely on affordability and creditworthiness

Look beyond stated income to verified earnings, existing commitments, and realistic disposable income. Someone earning exactly 2.5x the rent with significant debts is higher risk than someone earning 3x with no commitments.

First-time renters, students, or people relocating from abroad need alternative verification: employment stability, guarantor support, or larger deposits (where legally permitted).

Yes, if based on objective affordability criteria. But context matters—a single historical issue differs from ongoing financial mismanagement. Document your reasoning clearly.

Apply consistent criteria to all applicants. Base decisions on affordability and creditworthiness only. Document everything. Avoid language around protected characteristics.

• Confidence in tenant selection backed by evidence
• Compliance with all legal requirements
• Protection from rent arrears and problem tenancies
• Documentation to defend decisions if challenged

• Fair assessment based on objective criteria
• Faster decisions when documentation is complete
• Transparency about what's being checked
• Opportunity to explain circumstances

• Landlord trust through thorough vetting
• Competitive advantage in winning instructions
• Risk mitigation for their clients
• Professional positioning as experts

We provide thorough tenant referencing that goes beyond basic compliance to deliver real confidence:

• ✅ Verified income and employment confirmation
• ✅ Full identity and Right to Rent compliance
• ✅ Previous landlord reference verification
• ✅ Risk-rated recommendations with context
• ✅ Post-May 2025 sanctions screening
• ✅ Legally defensible documentation

👉 Learn more about comprehensive tenant referencing

What landlords want hasn't changed: reliable tenants who pay rent on time and look after the property.

What has changed: The regulatory environment, market pressures, and legal risks make thorough, defensible tenant selection more critical than ever.

In 2025, with Section 21 abolished and discrimination rules tightening, estate agents who understand what landlords truly prioritise—and can deliver evidence-based confidence in tenant selection—will win and retain instructions.