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Tenant referencing answers three questions before a tenancy is offered: is the applicant who they say they are, can they afford the rent, and how have they paid and behaved in past lets. It combines identity and credit checks, an affordability assessment, an employer or income reference and a previous landlord reference, with a guarantor where the numbers fall short. Since 1 May 2026 it must not screen out families with children or people who receive benefits.

This guide explains how referencing works at the time of writing. It is general information and not legal, tax or financial advice. If a decision on an application could be challenged, take advice before you make it.

What we check

Identity and address history

We confirm each applicant's identity and where they have lived, usually for the last three years. This is separate from the Right to Rent check, which is a legal duty for every adult occupier and is covered in our Right to Rent guide.

Credit

A credit search shows county court judgments, defaults, bankruptcy and individual voluntary arrangements, and confirms the address history. An old, settled judgment is different from recent arrears on several accounts, so we read the file rather than reject on a single entry.

Affordability

Affordability compares income with the rent. Referencing providers use a ratio of income to rent; we apply the same test to every applicant and consider joint income where people are renting together. Income is evidenced by:

  • an employer reference confirming role, salary and contract;
  • payslips and bank statements;
  • for the self-employed, accounts, tax returns or an accountant's letter;
  • for retired applicants, pension statements;
  • for applicants receiving benefits, award letters, assessed in the same way as any other income.

Previous landlord

A reference from the current or last landlord or agent covers whether rent was paid on time, the condition of the property and whether the landlord would let to them again. Ask for a specific answer on arrears rather than a general comment.

Guarantors

A guarantor promises to pay the rent and cover breaches if the tenant does not. Guarantors are usually UK-based adults with enough income or property to meet the commitment, and they are referenced in the same way. They sign a deed of guarantee, which should be clear on what it covers and for how long, because tenancies are now periodic with no fixed end. Take legal advice on the wording.

Guarantors are common for:

  • students with little income of their own;
  • people starting work or new to the area;
  • applicants with thin credit files, such as those recently arrived in the UK.

Students

Bournemouth has two universities, and student demand is concentrated in areas such as Winton, Charminster and Talbot Woods. Students typically rent as a group, often with parental guarantors. Lets to students may also raise licensing and planning questions if the house is shared by three or more people from different households. Our student lets guide covers the local market.

What the Renters' Rights Act changed

From 1 May 2026, according to the government's guidance at the time of writing:

  • No blanket bans. It is unlawful for landlords and agents to discriminate against applicants because they have children or receive benefits. Adverts saying "no DSS" or "no children" are out, and so is a referencing policy that has the same effect.
  • Affordability still counts. You can still decide that the rent is not affordable for a particular applicant, provided you apply the same test fairly to everyone.
  • No bidding. An applicant cannot be invited to offer more than the advertised rent to win the property.
  • No large upfront payments. No rent before signing, and usually no more than one month's rent after. Asking for six months in advance to cover a weak reference is no longer possible.
  • Pets. A pet request cannot be refused unreasonably, so it is not a referencing filter.

Our guide to the Renters' Rights Act explains the full set of changes.

Cost, timing and holding deposits

In England tenants cannot be charged for referencing. The cost sits with the landlord, usually within the agent's tenant find fee.

While references are taken, the applicant can be asked for a holding deposit of up to one week's rent. It must be returned or credited to the first rent or deposit if the tenancy goes ahead, and can be kept only in the circumstances the Tenant Fees Act allows, such as an applicant giving false information.

Referencing usually takes a few working days, longer if an employer or previous landlord is slow to reply.

When a reference is not clear

Most applications are not a simple pass or fail. Common cases, and how we handle them:

  • New job, no payslips yet. A signed contract and an employer reference confirming the start date and salary.
  • Self-employed for under a year. An accountant's letter, bank statements and, if needed, a guarantor.
  • A past county court judgment. Ask what happened and whether it is settled; look at the record since.
  • No previous landlord. First-time renters, people leaving the family home or selling a home they owned: a mortgage statement or a character reference can help.
  • Moving from abroad. Overseas employment and bank evidence, and a UK guarantor where one is available.

Each case is decided on its facts and recorded, so the same approach is applied to the next applicant.

Data

Referencing collects personal and financial data. It must be held securely, used only for the let and kept no longer than needed. Applicants should be told how their data will be used before they apply.

Why it matters more now

With section 21 gone, a landlord who lets to the wrong tenant can recover the property only by proving a ground in court. Careful, consistent referencing at the start is the best protection against arrears later, and it must be done in a way that treats every applicant fairly.

We reference every applicant for the homes we let in Bournemouth, Poole and Christchurch, run Right to Rent checks on every adult, and set out our recommendation in writing, with the decision left to you. See our letting agents service for how a let runs from valuation to move-in.