HUNTINGDON LANDLORD GUIDE
By Naomi Brice, Branch Manager, Belvoir Huntingdon
Screening a tenant properly means checking four things before you agree to let: who they are and whether they can legally rent, whether they can afford the rent, how they have handled credit, and what their last landlord says about them. Do the same checks for every applicant, and finish them before anyone gets the keys.
A tenant who stops paying, or who damages the property, can cost a landlord far more than the time spent checking. There is lost rent, the legal process to get the property back, repairs and an empty home while you find someone new. Careful screening is the cheapest protection against all of that. This guide explains what each check covers and where landlords who do it themselves tend to go wrong.
Identity and right to rent
Landlords in England must check that every adult who will live in the property has the right to rent it before the tenancy starts. Keep a copy of what you checked and the date, because you may be asked to show it. The usual mistake is checking the main applicant and forgetting the other adults moving in. GOV.UK has the current process, including checks that can be done online.
Income and employment
Ask for confirmation from the employer and recent payslips or bank statements. For self-employed applicants, ask for accounts or a tax calculation. Decide in advance how much income the rent should be covered by, and apply that rule to every applicant.
Credit history
A credit check shows how someone has handled borrowing, including missed payments, county court judgements, defaults and bankruptcy. It is useful, but it has limits. It may not show whether someone pays rent on time, and a thin credit file does not make a bad tenant. First-time renters and people who have lived abroad often have little history. Read it alongside the other checks.
The previous landlord
A reference from the current or previous landlord or agent is often the most useful check, because it tells you how rent was paid and how the home was looked after. Speak to them directly if you can. A reference from a friend or relative is not the same thing.
Guarantors
A guarantor agrees to pay if the tenant does not. They are worth asking for when income is lower or irregular, or when the tenant has little credit history. A guarantee is only as good as the person giving it, so check the guarantor as carefully as the tenant and make sure the agreement is clear about what they are responsible for.
What you cannot take into account
The Equality Act 2010 stops landlords treating applicants less favourably because of a protected characteristic, such as age, disability, race, religion, sex or sexual orientation. Under the Renters’ Rights Act, landlords also cannot refuse a tenant because they receive benefits or have children. You can still check that the rent is affordable, but the check has to apply to everyone in the same way.
If a result comes back badly, find out what it is really saying before you decide. An old missed payment during a gap between jobs is different from a recent judgement. You can ask for a guarantor or decline, as long as you can show you applied your criteria evenly and keep notes on why.
Where self-managing landlords get caught out
Most of the problems come from the same few places. Checks get skipped when a tenant seems nice or the property has been empty for a few weeks. One adult is checked and another is not. A slow reference is waved through because chasing it feels awkward. And the legal duties, including right to rent and equal treatment, stay with the landlord whichever way the decision goes.
That is the reason many landlords hand this part to an agent. At Belvoir Huntingdon, we reference every applicant before you ever see them, so you are choosing between tenants who have already been through the checks.
Rather not do this yourself? Talk to Belvoir Huntingdon about tenant find and management for your property.
Common questions
What checks should a landlord do before renting to a tenant?
Check identity and right to rent, confirm employment and income, run a credit check, and speak to a previous landlord or agent. Apply the same checks to every applicant, keep a record, and add a guarantor check if one is needed. GOV.UK has the current right to rent process.
What does a tenant credit check show?
It shows how someone has handled credit, including missed payments, county court judgments, defaults and bankruptcy. It may not show whether they pay rent on time or whether their income has recently changed, so it works best alongside employment and landlord references.
Can a landlord refuse a tenant who receives benefits?
No. Under the Renters’ Rights Act, landlords cannot refuse a tenant because they receive benefits or because they have children. You can still check that the rent is affordable for the individual, using the same criteria you apply to everyone. Check GOV.UK for the current wording.
Do I need a guarantor for a tenant?
Not always. A guarantor helps when the other checks leave a gap, such as a lower or irregular income, a first tenancy or little credit history. Check the guarantor as carefully as the tenant, and make sure the agreement is clear about what they are responsible for.
How long does tenant referencing take?
It varies. Checks are quick when employers and previous landlords reply promptly and slower when they do not. Self-employed applicants, guarantors and overseas references usually take longer. Start as soon as you accept an application, and do not hand over keys until the checks are complete.
“A friendly viewing is not a reference. The checks only protect you if they are done the same way for everyone and finished before the keys change hands.”
Naomi Brice, Branch Manager
Want the checks done for you? Belvoir Huntingdon references every applicant before you see them. Get in touch to talk through tenant find and management for your property.
