Before you can move into a rented property, most landlords and agents require a referencing check. This includes a credit check, income verification, and proof of your right to rent in the UK. The exact documents depend on your employment type and nationality. Select your situation below to see a personalised list of what to prepare.
How to use this tool
- Select your employment type.
- Select your nationality or visa status.
- Your document checklist will appear below.
Understanding your results
The checklist covers what most landlords and referencing agencies require. Individual landlords may ask for additional documents. If you are unsure what a specific landlord requires, ask before preparing everything on the list. The credit check happens automatically — the landlord or agent runs it using a referencing service and you do not need to provide a credit report yourself.
Right to rent: what landlords must check
Landlords in England are legally required to check that their tenants have the right to rent in the UK under the Immigration Act 2014. For British and Irish citizens, a passport or birth certificate with a National Insurance number is sufficient. EU and EEA nationals with settled or pre-settled status must provide a UKVI share code. Landlords cannot require physical documents from EU nationals with digital immigration status — they must use the online checking service. Asking for a physical document when digital status exists is unlawful under the Equality Act 2010. Right to rent checks do not apply in Scotland, Wales, or Northern Ireland.
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Legal context
Landlords and letting agents conduct referencing to assess a prospective tenant’s ability to pay rent and their tenancy history. Under the Tenant Fees Act 2019, referencing fees cannot be charged to tenants in England. The Equality Act 2010 prohibits landlords from refusing to rent to applicants based on protected characteristics, including disability, race, religion, sex, or pregnancy.
Frequently asked questions
What does employment verification involve during a tenancy reference check?
Landlords and referencing agencies typically request your three most recent payslips and a letter from your employer confirming your role and annual salary. Payslips must match the income stated in your application. Gaps between payslips are flagged for explanation.
What income threshold do landlords typically require?
Most landlords require annual income to be at least 30 times the monthly rent, meaning a £1,000 per month flat requires a minimum annual income of £30,000. Some landlords set the threshold at 40 times the monthly rent, particularly in London. This is not a legal requirement but is standard referencing practice.
What does a credit check look for during referencing?
Referencing agencies search for County Court Judgments (CCJs), Individual Voluntary Arrangements (IVAs), debt management plans, and bankruptcy. A CCJ within the last 6 years is a common reason for declining an application. Missed utility payments do not automatically appear in a credit check unless they resulted in a court judgment.
What does a previous landlord reference cover?
A previous landlord reference confirms that rent was paid on time, that the property was kept in reasonable condition, and that there were no breach-of-tenancy issues during the tenancy. Landlords request a reference directly from your previous landlord or through the referencing agency. Estate agents managing properties on behalf of landlords can provide this reference.
Why do referencing agencies request bank statements?
Bank statements covering the last 3 to 6 months are used to verify regular income deposits and to assess spending patterns where affordability is borderline. They also provide secondary evidence for self-employed applicants where formal accounts are not yet available.
What is a P60 and when is it required for referencing?
A P60 is the end-of-year summary of earnings and tax deductions issued by your employer after 5 April each year. Referencing agencies request the most recent P60 to confirm annual income where payslips alone are insufficient. If you started a new job recently, payslips take priority over a P60 from a previous employer.
What documentation do self-employed applicants need for referencing?
Self-employed applicants are typically required to provide an SA302 tax calculation from HMRC for the last 2 years, plus a tax year overview confirming payment. Some agencies also accept 2 years of certified accounts prepared by an accountant. SA302 forms are available for download via the HMRC personal tax account.
How does referencing work for student tenants?
Student applicants are usually required to provide a guarantor because their income does not meet the standard threshold. A student loan award letter confirms enrolment and expected funding. The guarantor completes a separate referencing check and must typically earn at least 36 times the monthly rent annually.
What happens if you fail a reference check?
A failed reference check does not automatically prevent you from renting the property. Landlords can accept a suitable guarantor, and some may require up to 2 months rent in advance under the Tenant Fees Act 2019 cap. If a third-party referencing agency declines, you have the right to request the reason and to challenge inaccurate credit data via the credit reference agency.
Does referencing include a Right to Rent check?
Right to Rent verification is a separate legal check under the Immigration Act 2014, required before any tenancy is granted in England. Landlords must verify that all adult occupants have the right to live in the UK by checking original documents or a Home Office share code. Referencing agencies may conduct this check on behalf of landlords, but the legal obligation rests with the landlord.