A tenant's guide to referencing: what actually happens

When you apply for a rental property, you'll almost certainly go through a referencing process. But what actually happens during that process — and what are agents and landlords looking for?

Standard referencing covers three main areas: your identity, your income, and your rental history. For identity, expect to provide a passport or driving licence. For income, you'll typically need bank statements covering the last three months and, for employed tenants, a payslip or employer reference confirming your salary.

The income threshold most agents work to is a gross annual income of at least 30x the monthly rent. So for a property at £1,200 pcm, you'd typically need to earn at least £36,000. If your income is just below this, a guarantor — someone who agrees to cover the rent if you default — can bridge the gap.

Rental history is where things get more nuanced. If you've rented before, your previous landlord will be contacted and asked about your conduct as a tenant. Pay your rent on time, keep the property in good condition, and report issues promptly — these are the things that result in a positive reference.

If you've never rented before, agents may ask for additional documentation or a guarantor. It's not a barrier, just an extra step.

The whole process usually takes between three and five working days. If you want it to move faster, have your documents ready before you start viewing. The agents who can say 'we have everything we need' move the quickest.