Tenant screening is the process of verifying that a prospective tenant is who they say they are, can afford the rent, and has a reasonable track record as a renter. A complete screening process typically includes a Right to Rent check, a credit check, employment and income verification, and references from previous landlords.
Each check builds a picture. No single check tells you everything, but together they give you a solid, evidence-based basis for your decision.
What Does Tenant Screening Involve?
Tenant screening is the process of verifying that a prospective tenant is who they say they are, can afford the rent, and has a reasonable track record as a renter. A complete screening process typically includes a Right to Rent check, a credit check, employment and income verification, and references from previous landlords.
Each check builds a picture. No single check tells you everything, but together they give you a solid, evidence-based basis for your decision.
Right to Rent Checks: Your Legal Obligation
Before anything else, you must carry out a Right to Rent check. Under the Immigration Act 2014, landlords in England are legally required to verify that any prospective tenant has the right to live in the UK. Failing to do so can result in a fine of up to £20,000 per tenant.
You will need to check original documents such as a passport or biometric residence permit before the tenancy begins. Tenants with a digital immigration status can provide a Home Office share code, which you can verify through the government’s online checking service.
Keep copies of all documents and note the date you carried out the check. If a tenant has a time-limited right to rent, you will need to carry out a follow-up check before it expires.
Credit Checks
Before anything else, you must carry out a Right to Rent check. Under the Immigration Act 2014, landlords in England are legally required to verify that any prospective tenant has the right to live in the UK. Failing to do so can result in a fine of up to £20,000 per tenant.
You will need to check original documents such as a passport or biometric residence permit before the tenancy begins. Tenants with a digital immigration status can provide a Home Office share code, which you can verify through the government’s online checking service.
Keep copies of all documents and note the date you carried out the check. If a tenant has a time-limited right to rent, you will need to carry out a follow-up check before it expires.
Employment and Income Verification
Confirm that the tenant earns enough to comfortably cover the rent. A common benchmark is that monthly income should be at least two and a half times the monthly rent, though this varies.
Ask for recent payslips, an employment letter, or bank statements. If the tenant is self-employed, tax returns or accountant letters are an appropriate alternative. If they are in receipt of housing benefit or Universal Credit, ask for confirmation of the amounts and payment schedule.
For any tenants who do not meet your income requirements, consider whether a guarantor would be appropriate.
Previous Landlord References
Contact previous landlords directly to ask about the tenant’s payment history, how they looked after the property, and whether they left on good terms. A positive reference from a previous landlord is one of the most reliable indicators of a good tenant.
Be specific in what you ask. Did they pay on time consistently? Did they report maintenance issues promptly? Would the landlord rent to them again? Direct questions get more useful answers than open-ended ones.
Be cautious if a reference comes only from a current landlord who may be motivated to provide a positive reference to move a difficult tenant on.
Background Checks
There is no legal obligation on private landlords in England to check for criminal convictions, but you are permitted to ask. You can request that a prospective tenant obtains a basic disclosure certificate from the Disclosure and Barring Service (DBS), which shows any unspent convictions. There may be a small fee for this, which you should agree on in advance.
Some insurers will refuse to cover a property if a tenant with a criminal conviction is in residence, or may increase the premium. It is worth checking your landlord insurance policy before making a final decision.
What You Cannot Do: The Equality Act 2010
The Equality Act 2010 prohibits landlords from discriminating against prospective tenants on the basis of protected characteristics. These include race, nationality, gender, disability, age, religion, sexual orientation, and family status.
This means your screening criteria must be applied consistently to every applicant. You can set financial requirements such as income thresholds and credit score minimums, but these must be applied in the same way regardless of who is applying. Keep records of every application and the reasons behind your decisions. This documentation protects you if a decision is ever challenged.
The Renters Rights Act: What Landlords Should Be Aware Of
The Renters Rights Act is introducing significant changes to the private rental sector. Landlords should be aware of how these changes affect the landlord-tenant relationship from the outset of a tenancy, not just during it. For a full breakdown of what the legislation means for you, read our guide on what landlords need to know about the Renters Rights Act.
Should You Use a Letting Agent?
Managing the screening process yourself is possible, but it takes time and requires care to remain legally compliant. A letting agent can handle Right to Rent checks, credit referencing, employment verification, and reference gathering on your behalf, using established systems and up-to-date legal knowledge.
This is particularly valuable if you are managing multiple properties or are new to letting. Our landlord services team handles the full tenant screening process as part of our letting service, so you can be confident every check has been carried out correctly.
If you are weighing up whether letting is still a viable investment, our guide on whether buy-to-let is still worth it is a useful starting point. And for context on current demand in the rental market, see our article on rental property demand in 2025.
FAQs
Can I charge prospective tenants for referencing or screening?
No. Under the Tenant Fees Act 2019, landlords in England cannot charge tenants for referencing, credit checks, or any part of the screening process. These costs must be covered by the landlord or letting agent.
Do I have to carry out a Right to Rent check if I am using a letting agent?
If you instruct a letting agent in writing to carry out Right to Rent checks on your behalf, the legal responsibility transfers to them. Make sure this is clearly set out in your agreement with the agent.
What if a tenant refuses to consent to a credit check?
You cannot carry out a credit check without written consent. If a prospective tenant refuses, you are within your rights to decline their application, as you would not have the information needed to make an informed decision.
Can I reject a tenant because of a poor credit score?
Yes, provided this criterion is applied consistently to all applicants and is not being used as a cover for discrimination under the Equality Act 2010.
What should I do if a tenant's income does not meet my requirements?
Consider whether a guarantor arrangement would be suitable. A guarantor agrees to cover the rent if the tenant fails to pay, which can provide additional security without excluding otherwise reliable tenants.
Michael Anthony Estate Agents
Michael Anthony Estate Agents has been supporting landlords across Milton Keynes, Bletchley, Hemel Hempstead, Tring, and the surrounding areas for over 30 years. Our lettings team handles the full tenant screening process, so you can let with confidence.
Find out more about our landlord services or get in touch with your local branch.
Originally published: June 24, 2024 | Updated: May 2026