Landlord Advice
How to Find Good Tenants
Good tenants aren't luck - they're mostly the result of proper referencing and a well-presented property.
Good tenants are rarely down to luck. In our experience of letting property in Stoke-on-Trent since 2000, they come from three things done well: attracting a strong pool of applicants, checking them properly, and starting the tenancy on the right footing.
Start with a property the right people want
The quality of your applicants is set before anyone views. A clean, safe, sensibly priced home attracts people with choices, and people with choices tend to be the ones with good references. A property that is overpriced or tired attracts fewer enquiries, and you end up choosing from whoever is left. Our guides on what makes a property attractive to tenants and preparing a property for letting cover this in more detail.
Where good tenants come from
- Recommendations and existing networks. Most of the homes we let go to people from our own network of tenants and landlords. Someone recommended by a tenant who has looked after a property for years is usually a better starting point than a stranger from a portal.
- The property portals. Zoopla and similar sites reach the most people. Expect a high volume of enquiries, so you need a quick, fair way of working through them.
- Local employers and institutions. In Stoke-on-Trent, the Royal Stoke University Hospital, the universities and large employers create steady demand from professionals and students in particular areas.
Referencing properly
Referencing is where most tenancy problems are prevented. A thorough check covers:
- Identity and right to rent. In England, every adult who will live in the property must have their right to rent checked before the tenancy starts. Keep copies of the documents and the date you checked them.
- Income and affordability. Confirm employment and income with the employer or with payslips and bank statements. If the rent is a stretch on paper, it will be a stretch in practice.
- Credit history. A credit check shows county court judgments and any history of missed payments.
- Previous landlord reference. Ask whether the rent was paid on time, how the property was left and whether the landlord would let to them again. Speak to the landlord directly where you can.
- A guarantor where needed. If an applicant doesn't quite meet the affordability check, a guarantor who passes referencing can make the difference.
Skipping steps to fill a vacancy a week sooner is usually a false economy. A month of arrears or a difficult possession claim costs far more than a short void.
Choosing fairly under the new rules
Since the Renters' Rights Act took effect on 1 May 2026, the rules on choosing tenants have tightened:
- You can't refuse someone because they receive benefits or have children. You can still check that the rent is affordable for them.
- The property must be advertised at a stated rent, and you can't invite or accept offers above it.
- The amount of rent you can take in advance is limited.
- Tenants can ask to keep a pet, and you can't unreasonably refuse.
Apply the same checks to every applicant and keep a note of why you chose who you did. It is fairer, and it protects you if a decision is ever questioned.
Start the tenancy well
Good tenants stay good when the tenancy is run well. Give them a clear tenancy agreement, a detailed inventory with photographs, the safety certificates and a working way to report repairs. Protect the deposit within 30 days and give them the prescribed information. Then deal with repairs promptly. Tenants who feel looked after tend to look after the property and stay longer.
Let us find the tenant for you
Our Let Only service covers marketing, viewings, full referencing, right-to-rent checks and the tenancy agreement for a one-off fee. With Full Management, we also run the tenancy for you.
Frequently asked questions
How do letting agents reference tenants?
A full reference usually covers identity and right to rent, income and affordability, a credit check, and a reference from the current or previous landlord. A guarantor may be asked for if the applicant doesn't meet the affordability check on their own.
Can I refuse a tenant who receives benefits?
No. Since the Renters' Rights Act took effect on 1 May 2026, it is unlawful in England to refuse a tenant because they receive benefits or have children. You can still check that the rent is affordable for them, applying the same checks to every applicant.
Who has to have a right-to-rent check?
Every adult who will live in the property must have their right to rent checked before the tenancy starts, whether or not they are named on the tenancy agreement.