Choosing the right tenant is about more than a friendly viewing and a good first impression. Tenant referencing helps you protect your rental income, your property, and your peace of mind, and it has become even more important as possession rules change and court timelines remain stretched.
Below, we explain what good referencing includes, how it reduces risk, and why the upcoming reforms (including the abolition of Section 21) make “getting it right at the start” one of the best decisions a landlord can make.
What is tenant referencing?
Tenant referencing is a set of checks designed to confirm a prospective tenant is who they say they are, can afford the rent, and is likely to look after the property and pay on time.
A thorough referencing process typically includes:
- Identity verification (to reduce fraud and false applications)
- Credit checks (to flag adverse credit history, CCJs, insolvency markers, etc.)
- Affordability assessment (income vs rent, and stability of income)
- Employment/income verification (employer reference, payslips, contracts, or accountant verification for self-employed applicants)
- Previous landlord/agent reference (payment history, property condition, conduct)
- Right to Rent checks (where required in England)
Referencing is risk management, not a box-tick
When a tenancy goes wrong, the pattern is often familiar: rent arrears, unaffordable commitments, misrepresentation, or a tenant whose circumstances don’t match the rent level. Referencing is how you spot these risks early and make decisions that are fair and consistent.
Good referencing helps you:
- Reduce the chance of rent arrears by confirming affordability before move-in
- Avoid fraud and identity issues that can be costly and time-consuming to unwind
- Create a clear audit trail (useful if you ever need evidence later)
- Treat all applicants consistently using the same criteria
The end of Section 21 makes tenant selection even more important
The Renters’ Rights Act 2025 introduces significant reforms to renting in England, including the removal of Section 21 “no-fault” notices. Phase 1 of the implementation roadmap begins from 1 May 2026, with landlords expected to rely on evidence-based possession grounds (Section 8) going forward.
That shift matters because it increases the value of prevention: if you choose a tenant who can genuinely afford the rent and is likely to sustain the tenancy, you reduce the likelihood that you will ever need to consider possession proceedings.
Courts are under pressure, and possession can take months
Even with valid grounds, possession cases can take a long time to move through the system. Recent Ministry of Justice statistics show that the median time from claim to repossession can be measured in months, and timelines can be much longer in some cases.
Practical tips for safer tenant selection
A few landlord-friendly habits can make your referencing more effective:
Set clear affordability criteria
Use a consistent approach to affordability (for example, an income-to-rent multiple or a maximum percentage of income). Apply the same standard to every applicant.
Verify income properly (especially for self-employed applicants)
For employed tenants, confirm payslips and employment. For self-employed applicants, consider SA302s, an accountant reference, and/or bank statements showing stable income.
Don’t skip the previous landlord/agent reference
Credit checks don’t show the full picture. Prior landlord references can reveal payment habits, property care, and communication.
Be consistent and compliant
Avoid making decisions based on “gut feel”. Keep a simple record of what checks were done and how decisions were reached.
Consider a guarantor where appropriate
A guarantor can help where affordability is borderline, but the applicant is otherwise a good fit (for example, students or trainees). Reference the guarantor, too.
Rent guarantee insurance: a helpful back-up plan
Rent guarantee insurance can provide extra reassurance, but it works best alongside robust referencing — and many policies rely on specific referencing standards. Think of it as a back-up plan: referencing reduces the likelihood of problems, while rent protection helps if something unexpected still happens.
How Emoov helps
If you want a straightforward way to reduce risk without inflating your letting costs, Emoov provides low-cost tenant referencing to help confirm identity, affordability, and rental suitability before you hand over the keys. For added peace of mind, rent guarantee insurance can help protect your income if circumstances change during the tenancy. Together, these services support a smoother tenancy from day one, what both landlords and tenants want: clarity, fairness, and a stable home.
Useful links
- The Renters’ Rights Act - What landlords need to know
- Let your property with Emoov
- Making Tax Digital - what landlords need to know
Image is from a property for rent February 2026. A bright and spacious top-floor flat, laid out over two floors with amazing south-facing terrace in Notting Hill. For more details see here.
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