Tenant referencing: what it is and how to pass

By Sam Kane · Last checked 9 October 2026 · Covers England only

Tenant referencing is the set of checks a landlord or letting agent runs before they rent a home to you. It usually covers your identity, your right to rent, your income, your credit file and a reference from your current landlord or employer. In England, you cannot be charged for it.

This guide explains each check, how to prepare, and what to do if something goes wrong.

The short version

What is tenant referencing?

When you apply for a home, the landlord wants to know two things: can you afford the rent, and are you likely to pay it on time? Referencing is how they find out.

Some landlords do the checks themselves. Most letting agents send your details to a specialist referencing company, which then contacts you by email to collect information and documents.

What does tenant referencing check?

Check What they look at What you might need
Identity That you are who you say you are Passport or driving licence
Right to rent That you can legally rent in the UK Passport, or a share code if you have digital immigration status
Income That you can afford the rent Payslips, an employment contract, bank statements or proof of benefits
Credit Public records such as county court judgments (CCJs) and bankruptcy Your permission
Landlord reference How you have been as a tenant Your current landlord’s or agent’s contact details
Employer reference Your job and income Your employer’s contact details

Not every landlord runs every check. The right to rent check is the one landlords in England must do by law.

The right to rent check

Before you move in, a landlord or agent in England must check that you have the right to rent. They must check every adult tenant in the same way, whatever their nationality. Shelter says treating you differently because of your nationality is against the law. See our right to rent guide.

The income check

Agents want to see that the rent is affordable for you. Many agents use a rule of thumb that your yearly income before tax should be about 30 times the monthly rent. This is common practice, not a law. Gravesham Borough Council, for example, tells renters that letting agents expect a yearly income of around 30 times the monthly rent. So for rent of £1,000 a month, they might look for an income of about £30,000 a year. If you earn less, a guarantor can often help.

Since 1 May 2026, a landlord or agent in England cannot refuse you because you receive benefits. They can still check that you can afford the rent, but they must use the same check for everyone.

The credit check

The landlord or agent must ask your permission first. The check is a soft search, so it does not affect your credit score. They see public records such as CCJs, bankruptcy and whether you are on the electoral register. They do not see your score. See what credit score you need to rent. Read more in credit checks for renting.

References from your landlord and employer

Your current or last landlord may be asked whether you paid rent on time and looked after the home. Your employer may be asked to confirm your job and pay.

What does a landlord reference say?

A landlord reference, sometimes sent as a letter, usually confirms how long you rented, whether you paid rent on time and whether you looked after the home. Some also say whether the landlord would rent to you again. Ask your landlord early, so the referencing company is not kept waiting.

If you have never rented before, you will not have a landlord reference. That is normal. You might be asked for a guarantor instead. Payslips or savings that show you can pay the rent can help too.

Can I be charged for referencing?

No. Under the Tenant Fees Act 2019, a landlord or letting agent in England can only ask you for certain payments, such as rent, a tenancy deposit of up to 5 weeks’ rent (6 weeks if the yearly rent is £50,000 or more) and a holding deposit of up to 1 week’s rent. Referencing fees are not allowed. Shelter says landlords and agents also cannot charge you a fee for needing a guarantor.

If someone asks you to pay a referencing fee, tell them it is not allowed and get advice from Shelter or Citizens Advice.

How long does tenant referencing take?

It depends on how fast your referees reply. The identity, right to rent and credit checks can be quick. Waiting for a landlord or employer to answer usually takes the most time. To speed it up, tell your referees to expect a message, and reply to the referencing company quickly.

What happens if you fail tenant referencing?

Failing one part does not always mean a “no”. You can:

  1. Ask which part failed. Then you know what to fix or explain.
  2. Offer a guarantor. See rent guarantors: what they do.
  3. Show more proof of income or savings.
  4. Offer rent in advance. In England, a landlord can accept up to 1 month’s rent in advance, and no more.
  5. Try a landlord who lets the home themselves. They often run fewer checks.

For more ideas, read renting with bad credit.

Do I get my holding deposit back?

Usually, yes. Shelter says that if the landlord decides not to rent to you because you failed a credit or income check, or because your references were not good enough, they must normally return your holding deposit within 7 days. The exception is if you gave false or misleading information. See our holding deposit guide.

How to pass tenant referencing

  1. Register to vote at your current address.
  2. Check your own credit file for mistakes before you apply.
  3. Gather your documents: ID, proof of right to rent, 3 months of payslips or bank statements, and your landlord’s and employer’s details.
  4. Be honest about anything that might show up, such as a CCJ.
  5. Line up a guarantor in case you need one.

Once you move in, your rent can also count on your own credit file. Report My Rent adds your rent payments to your Experian, Equifax and TransUnion credit files each month, where lenders can see them, for example when you apply for a mortgage. See how Report My Rent works.

Common questions

What is a referencing company?

A business that runs the checks for a landlord or letting agent. It contacts you, your employer and your landlord, then tells the agent whether you passed.

Can I pass referencing with no rental history?

Yes. Many first-time renters do. You may need a guarantor or extra proof of income.

Does referencing affect my credit score?

No. The credit check in referencing is a soft search, which does not affect your score.

Who does tenant referencing?

Usually a referencing company that the letting agent uses. Some landlords do the checks themselves.

Can a landlord reject me after referencing?

Yes. But they cannot reject you because you have children or receive benefits. If they do not rent to you, they must usually return your holding deposit.

Sources

This guide is general information, not legal advice.

You already do the hard part.

You pay your rent every month. From now on, your credit file can show it.

a month