Tenant Referencing Checker
See whether an applicant clears the usual affordability multiple, whether to ask for a guarantor, and exactly which checks to run.
Checks to run on this applicant
What the affordability multiple is, and is not
The referencing industry's rule of thumb is gross annual income of about 30× the monthly rent, which puts rent at roughly 35% of net income. It is a guideline, not a legal threshold, and treating it as gospel is one of the more common ways landlords turn down a perfectly good tenant.
A small shortfall is routinely outweighed by clean credit, a strong previous-landlord reference and stable employment. A comfortable pass with adverse credit and no landlord reference is the weaker applicant of the two.
Two hard rules sit underneath all of this. Right to Rent is not optional: every adult occupier, before the tenancy starts, with dated evidence kept on file. And under the Tenant Fees Act 2019 you cannot charge the tenant for referencing or credit checks; that cost is yours.
You may decline on legitimate, non-discriminatory grounds such as unaffordability, adverse credit or a poor landlord reference. You may not decline on grounds the Renters' Rights Act 2025 prohibits, including because an applicant receives benefits or has children.
Frequently asked questions
How much income should a tenant have?
The common rule of thumb is gross annual income of around 30 times the monthly rent, which puts rent at roughly 35% of net income. It is a guideline used by referencing providers, not a legal threshold, and it should be weighed against credit history, a landlord reference and stable employment rather than applied mechanically.
When do you need a guarantor?
Most commonly when an applicant's income falls short of the affordability multiple, when they are a student or have no UK credit history, or when they cannot provide a previous landlord reference. A guarantor is usually expected to meet a higher multiple than the tenant, because they may have to cover the rent on top of their own housing costs.
Can I charge a tenant for referencing or a credit check?
No. The Tenant Fees Act 2019 bans charging tenants for reference and credit checks. The cost falls on the landlord or agent, and charging it on is a prohibited payment.
Is a Right to Rent check optional?
No. A Right to Rent check on every adult occupier is a legal requirement in England before the tenancy begins, whatever the applicant's nationality, and you must keep dated evidence that you carried it out.
These tools are just the start
Tenancy Pilot brings rent collection, compliance, tax and documents into one platform built for the Renters' Rights Act 2025. Join the waitlist for early access at launch.