What Documents Do I Need to Rent a Property?

The process of house-hunting is stressful in itself without the added element of paperwork. The task can be even more daunting for foreigners, as the paperwork required to rent a property in the UK is extensive. However, preparation is key to save time and prove yourself as a serious and trustworthy prospective tenant, and it is advisable to get your documents in order before you even begin looking for that dream home. In London specifically, the rental market is very competitive, so having a folder ready and at hand, will make you stand out above the competition, and increase your chances of securing the property.

Not every letting agent or potential landlord will require the same amount of details, but it is in your best interest to arm yourself with everything you may need to cover your bases. Less is not more, in this case, and going back and forth to look for documents will only see you losing out on the deal.

Typically, the landlord would require your identity document, confirmation of income, employment and immigration status, and a contactable reference or two.

We will have an extensive look at any documents you may be requested to present, and why.

Proof of identity and Personal Details

The housing market is particularly sensitive to fraudulent activities, so the landlord will need to confirm your identity. In order to rent in the UK, you need to be over 18 and be a resident or reside in the country legally. In many cases, you will also need to provide current proof of residence in the form of a utility or tax bill that clearly displays the physical and not the postal address. When coming from abroad, you will need to submit your passport and other associated visa documents, where applicable. As a foreigner, you may also be required to provide additional information, such as how long you have been living in the UK, and what the purpose of your stay is.

Proof of Employment and Income

As a rule of thumb, you need to earn approximately two to three times the rent, unless a guarantor signs on your behalf, and even then, the landlord or letting agency can accept or reject the guarantor at their discretion. Individuals who are employed full time will have no trouble providing an employment contract and recent payslips, as required, but the freelancers and self-employed among us will not find the process as straightforward. If you are self-employed, you will be required to provide alternative proof of earnings and a copy of your bank account for a longer period. Some landlords who are feeling uncomfortable about your employment status will require supporting documents, including sales invoices, dating back to three years. If you are a newcomer to the UK, you may be allowed to provide evidence of transactions in your foreign account.

A British Bank Account

Understandably, most landlords do not want their rent paid in cash, as it offers no monthly guarantee, so in most cases, you will need a UK bank account (not a foreign one) to set up a monthly debit order to cover the rent.

Contactable References

It is always recommended to have a written reference from a previous landlord at hand to argue your case. It does not have to be overly formal or polite; it need only to give an indication to your character as a tenant. The landlord may very well contact the former landlord to verify the letter, so it is best to give your referral a heads-up before you start house-hunting, just so that they are not caught unawares. Sometimes, unfortunately, the landlord-tenant relationship is not always a good one due to personal reasons. In that case, the previous tenancy agreement along with all rent receipts paid can be sufficient, as well as the proof that the deposit was refunded to you. This helps to confirm your behaviour during your previous tenancy.

That said, some letting agencies will insist on using their own dedicated referencing companies. You will provide the name and contact details of your references, and they will do the rest – at a fee of approximately £200. Unfortunately, if that is the agent's modus operandi, you won't have a choice but to pay if you wish to continue working with them.

Other Considerations

You may not have access to your criminal records, but it is increasingly popular for landlords to run a background check on you in addition to all the standard requirements. Background checks can include your credit and criminal records, and the agency may hold you liable for the fee as well. It is worth your time to make an enquiry into this upfront before you use an agent.

If for any reason, you are not able to provide sufficient evidence or enough supporting documents, you may still be able to secure the property by paying a larger deposit, or by paying a few month's rent upfront. There is little point withholding any information about your situation from the agency or landlord, as the information is bound to come up when they run a credit check. If you are aware of having a bad credit rating, it is in your best interest to be honest about it before you start the process, or risk incurring agency fees and miss out on the property anyway. Depending on the landlord, they may be lenient and consider some of the alternatives mentioned.