What do I need to rent a property in the UK?

Rental applications are decided fast and usually on documentation rather than on impression. Having the whole pack ready before you view is worth more than anything you can say at the viewing, because the property goes to whoever completes referencing first.

What you'll need

• Photo ID
• Right to rent evidence
• Proof of income
• Previous landlord or agent contact details

Step by step

1. Assemble an application pack in advance.Passport or ID, recent payslips or accounts, bank statements, employer contact, current and previous landlord details, and a short covering note. Keep it as one PDF folder ready to send.
2. Understand the right to rent check.In England landlords must check that tenants have the right to rent. It applies to everyone, not only to non-UK nationals, and there is an online share code route for many people.
3. Know the affordability rule they will use.Agents commonly require gross annual income to be a multiple of the annual rent. Work out whether you meet it before applying, and if not, plan for a guarantor.
4. Check your own credit file first.Referencing includes a credit check. Errors and missing electoral roll registration are common causes of a failed reference and are fixable in advance.
5. Line up a guarantor if you may need one.Guarantors are usually required to be UK-based, in work and to meet a higher income multiple. Ask early — they will be referenced too, and they are agreeing to a real liability.
6. Know what fees can be charged.Tenant fees are restricted by law across the UK, with only certain payments permitted. If you are asked for an administration or referencing fee, check the rules for your nation before paying.
7. Check the deposit rules.Deposits are capped and must be protected in an approved scheme within a set period. Ask which scheme before you hand anything over.
8. Be careful with holding deposits.A holding deposit reserves the property and is regulated — including when it must be returned. Get in writing what happens to it if the application fails.
9. Prepare for self-employed or irregular income.Accounts, tax calculations from HMRC, and several months of bank statements. Agents assess this more slowly, so start earlier.
10. Do the check-in inventory properly.Photograph everything on day one with dates. It is the evidence that decides the deposit dispute at the end.

Tips

• Have the full document pack ready before you view anything. Properties go to whoever gets referencing started, not to whoever liked it most.
• Register on the electoral roll well before applying. A failed credit check caused by a missing address record is entirely avoidable.
• Ask what happens to the holding deposit in writing before paying it. The rules are specific and agents do not always follow them.

Common mistakes

• Paying fees that are not permitted — Tenant fees are restricted by law and only certain payments are allowed. Paying a prohibited fee is money you may have to chase back.
• Not checking the deposit is protected — Deposits must be placed in an approved scheme within a set period. Unprotected deposits cause serious problems at the end of the tenancy.

If it doesn't work

Questions people ask