Finding Tenants

Landlords find tenants by advertising on portals, social media, and local networks, preparing the property well, setting a competitive price, and managing viewings efficiently. The process involves targeting a specific tenant profile, creating compelling listings, and ensuring smooth communication throughout the search and contract stages. 

If you are using an agent, they will guide you through the process and will undertake many of the tasks detailed below.

1. Preparation

• Assess & Price: Research local market rates to set a competitive rental price.
• Property Prep: Ensure the property is clean, tidy, and has all maintenance issues resolved for good first impressions.
• Target Audience: Identify your ideal tenant (students, professionals, families) to tailor your marketing. 

2. Advertising Channels

• Online Portals: Use platforms like Rightmove, Zoopla, OpenRent, or letting agent sites for maximum visibility.
• Social Media: Post in local Facebook groups and your own social pages (can be free).
• Other: Inform neighbours, ask current tenants, or use “Advertise Only” services for cost-effective reach. 

3. Listing Creation

• Photos: High-quality, bright photos are crucial.
• Description: Write compelling, detailed descriptions highlighting key features and benefits.
• Timing: Advertise 4-6 weeks before moving in, or sooner for student lets/fast markets (like London). 

Tip: Good pictures are key. Take your own or get some professionally taken, so you can use them with a floor plan to make your property stand out.

Tip: Consider making a video or getting one made to help prospective tenants understand the property better.

Key Considerations for Advertised Rent

• Mandatory Advertised Price: Landlords and letting agents are required to publish a specific asking rent for their property in any written advertisement (excluding “to let” signs).
• Ban on Rental Bidding Wars: After 1 May 2026, it will be illegal for landlords or agents to invite, encourage, or accept offers of rent above the published asking price. This is intended to ensure transparency and prevent tenants from being pressured into “bidding wars”.
• Limit on Rent in Advance: Landlords are prohibited from requiring more than one month’s rent (or 28 days’ rent for shorter payment periods) before the tenancy agreement is signed and the tenancy starts.
• Penalties for Non-Compliance: Breaching these new rules can result in significant financial penalties, which can be enforced by local authorities. 

4. Viewings & Tenant Selection

• Be Prepared: Make the property accessible and presentable for viewings
• Manage Enquiries: Use online tools or centralise communications.
• Screening: Conduct thorough tenant referencing (credit checks, references) before choosing. 

Tip: . If the property being let is currently tenanted, agree preferred viewing times and give sufficient notice for access.

Tenant checks and referencing have become even more critical under the Renters’ Rights Act because the new legislation significantly alters the landlord’s ability to easily regain possession of their property, making it crucial to select reliable tenants from the outset. 

Here is a breakdown of why robust referencing is vital:

1. Abolition of Section 21 Evictions

The most significant change is the end of Section 21 “no-fault” evictions, effective from May 1, 2026. Landlords must now use specific, legally defined Section 8 grounds for possession (e.g., rent arrears, anti-social behaviour, or the landlord needing to sell or move in). 

• Increased Risk if Things Go Wrong: As landlords can no longer end a tenancy without a specified reason, they are potentially locked into tenancies for longer if a tenant’s circumstances or behaviour become problematic.
• Need for Robust Evidence: To use the Section 8 grounds successfully, landlords must provide clear and substantial evidence in court. Thorough initial screening helps filter out tenants who are likely to cause such issues. 
  
  
  

2. End of Fixed Term agreements.

All tenancies will continue on a periodic basis unless the landlord has a ground to evict, or the tenant chooses to end the tenancy.

3. Changes to Rent Arrears and Possession

The Act introduces specific changes to how rent arrears are handled, giving tenants more leeway before a mandatory eviction ground can be used. 

• Higher Arrears Threshold: The mandatory eviction ground for rent arrears increases from two months’ worth of rent to three months’ worth at the point of serving notice and hearing, giving tenants more time to resolve financial difficulties.
• Preventative Screening: This change makes financial vetting more important than ever to ensure a tenant can comfortably afford the rent on an ongoing basis. Relying solely on a basic credit check is insufficient; comprehensive affordability checks (e.g., income verification, bank statements) are necessary. 

4. Increased Tenant Security and Rights 

All assured tenancies will become periodic (rolling) from the start, with no fixed end date, and tenants only need to give two months’ notice to leave. This means landlords lose the certainty of a fixed term and need reliable tenants who are likely to stay for the long term by choice. 

• Protection Against Discrimination: The Act makes it illegal to issue blanket bans on tenants who receive benefits or have children, requiring landlords to assess all applicants fairly based on their suitability and referencing. This places a greater emphasis on consistent, non-discriminatory, and thorough individual checks.
• Right to Request Pets: Tenants will have the right to request a pet, which landlords cannot unreasonably refuse (though they can require pet insurance). Clear communication and expectations regarding property care, initially established during screening, become crucial. 

5. Mandatory Ombudsman and Landlord Database 

Landlords will be required to register on a new private rented sector database and join a mandatory ombudsman service for resolving disputes. 

• Formal Dispute Resolution: The ombudsman can issue binding decisions and compensation orders, providing an alternative to the court system. Sound referencing and clear communication from the start help minimize the potential for disputes that could end up at the ombudsman.
• Compliance and Penalties: There are increased fines for non-compliance with the new rules. A robust screening process is part of a legally compliant operation that helps avoid legal pitfalls. 

Key Tenant Referencing & Checks

• Identification (ID): Passport/Driving License, selfie/facial recognition (Right to Rent compliance).
• Credit Check: Experian/Equifax report for CCJs, bankruptcy, insolvency, linked addresses.
• Income & Affordability: Payslips (3-6 months), bank statements, employer reference (min. ~2.5x rent, ideally <30% income).
  • Higher-Cost Areas (London, etc.): Ratios often exceed 40% or more of income on rent. 

Example

• If rent is £1,000/month:
  • Landlord might require £2,500–£3,000 gross monthly income (or £30k-£36k annual).
  • Tenant aiming for 30% rule would ideally earn ~£3,333/month. 
• Employment Verification: Written employer reference on company letterhead confirming salary/permanence.
• Rental History: Reference from current/previous landlord (behavior, rent payment history).
• Proof of Address: Recent (2-3 months) utility/council tax bill.
• Right to Rent: Mandatory check to ensure legal residency (via Home Office guidance).
• Guarantor (If needed): Similar checks for a guarantor if tenant fails criteria. 

Other Checks

• Guarantor Referencing: If a guarantor is used, they undergo full referencing (credit, income, etc.).
• Rent Guarantee Insurance: Consider for added protection. 

See our Members Documents for our check list.

Example

• If rent is £1,000/month:
  • Landlord might require £2,500–£3,000 gross monthly income (or £30k-£36k annual).
  • Tenant aiming for 30% rule would ideally earn ~£3,333/month. 

In summary, comprehensive tenant referencing serves as a vital risk management tool in the new regulatory landscape, helping landlords find stable, reliable tenants and reduce the likelihood of costly and time-consuming disputes or possession claims. Many landlords opt for professional tenant referencing services to ensure all checks are done correctly and are legally compliant.