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How to avoid placing the wrong tenants in your rental.
→ Most tenants are great, however getting the wrong tenants can be a costly and time-consuming experience. Here are 14 questions every landlord should ask when letting a property - but most don’t!
First impressions can so easily be wrong - especially when a tenant is on best behaviour. Simple questions can ensure that you and those renting your property are on the same page - as even small misunderstandings can result in big problems down the line.
With many years of experience in property, we feel that we have learnt a few things that could make a big difference when trying to find an ideal tenant for your property.
Please feel free to contact us at any time to discuss this guide further or to learn about how our range of letting services can also help you to let your property.
If you don’t ask, they probably won’t tell you, especially if it’s negative!
1) Why are you moving?
This is a great opening question to ask tenants. It can also tell you a lot about them, so listen closely. You want to look for legitimate reasons such as changing jobs or needing more space. If you don’t ask, they probably won’t tell you, especially if it’s negative!
Beware of obvious red flags, such as being evicted or getting into arguments with their landlord or neighbour. If a tenant has not rented in the past, it will be your choice as to whether you want to proceed or not, but remember every tenant has to start somewhere.
2) When are you looking to move?
The sooner you will have it rented, the sooner you have revenue coming in
on the property. But if a prospective tenant is in a hurry to move, you’ll need to ask why. There could be a genuine reason behind this, but it’s worth asking.
Be aware of the rules on overcrowding and any insurance conditions which may limit the number of people that can live there.
3) How many people are there in the group?
Just because a pair of tenants come to view the property, it doesn’t mean that they will be the only ones living there. The fewer people, the less wear and tear there will be on your property.
More importantly, be aware of the rules on overcrowding and any insurance conditions which may limit the number of people that can live there. Find out exactly who will live there and make sure anyone over the age of 18 is on the contract.
4) What is your income?
In conversation it’s natural shy away from talking about salaries, but when letting a property, it’s very important. The tenant needs to confirm they are able to pay rent every month. Three-six months bank statements or open banking should help confirm whether they can afford the property as well as monthly living costs. This saves issues later down the line.
A direct reference from an employer/accountant on company headed paper is the best way to obtain the employment details. It’s also worth finding out whether your prospective tenant has a permanent job, is on a contract or a probation period. Realistically, you’re looking for someone who has a permanent and steady job.
Each time you change tenants you open yourself up to another ‘Void’ period where you are receiving no rental income.
5) Do you have a month's rent and deposit in advance?
If you are in any doubt that the tenants are unable to hand this over by the move-in date, the likelihood is that they may find it difficult to pay the rent in the future. This is a big red flag.
Remember the deposit should be protected in a tenancy deposit protection scheme.
6) Are you happy to rent the property as it is or are there improvements you would like?
It is usual to begin with a 6-month or 12-month lease. If a tenant asks for anything less, walk away - unless it is a Short Let of course, which commands premium rental rates.
You don’t want to go through all the hard work now, only to go through the process again a few months down the line. Each time you change tenants you open yourself up to another ‘Void’ period where you are receiving no rental income.
7) How long do you want to rent the property for?
Having a tenant to move into a property and then suddenly demand a new bed, curtains or dishwasher can get things off to a bad start.
The best thing to do is ask if the tenant is happy with everything and, if not, to let you know beforehand. This can then be negotiated at the beginning of the tenancy.
It is highly recommended to back up any conversations you’ve had with references. It’s tempting to save time here and not complete this step.
8) Do you have references?
It is highly recommended to back up any conversations you’ve had with references. It’s tempting to save time here and not complete this step. However it could save you a lot of money down the line, or just confirm that you have made the right choice of tenant.
Obviously, if you require checks and he or she does not consent to them, this will eliminate them from your new tenant pool immediately.
9) Do you have a rental guarantor?
This is always helpful to have as additional security. In the unlikely event that anything does go amiss with a rental payment, then you have a back-up to ensure you are not left out of pocket.
10) Do you have any pets? Do you smoke?
These seem like obvious questions to ask, but many people forget. If you have a ‘no pet’ or ‘no smoking’ policy, a ‘yes’ to this question will quickly rule out a tenancy.
However, if you are open to allowing pets in your property, you should ask for more information about what type of animal they have.
Many tenants renting for the first time will have no idea about their responsibilities.
11) Can you tell me about your lifestyle?
This does not relate only to a party lifestyle. You could also ask whether they work night shifts or if they play musical instruments, which could help determine their suitability.
12) Do you know what you are responsible for?
Many tenants renting for the first time will have no idea about their responsibilities. It is best to confirm all arrangements with regards to utility bills and maintenance for your property before going forward with a tenant.
Confirm which bills they would have to pay, confirm who repairs any appliances at the property if they break down and who would be expected to maintain the gardens.
If the property is a leasehold, it would also be good practice to inform the tenant of any restrictions found in the lease such as relating to satellite dishes and use of communal areas.
13) Have you ever been evicted?
While the prospective tenant may not tell the truth, it is still worth asking. A direct question will give the tenant an opportunity to explain the situation especially if they have been the victim of an unscrupulous Landlord.
14) Finally, any questions?
This simple question could unearth a reason that this property might not suit this tenant - which they may otherwise not realise until they move in.
What you’ll need the to ask from your tenant:
1.) Work reference : References from an employer will help verify income and stable employment.
2.) Landlord reference : You will want references from a former landlord because their current landlord may not tell you the whole truth - they may just be trying to get the tenant off their hands. It is often prudent to obtain this information independently to prevent forgery.
3.) Utility bills : This is a good way to confirm a previous address.
4.) Credit check : Running a credit check will enable you to see if they’ve had problems paying bills in the past. It’s not a legal requirement and you’ll need written permission from the tenant.
5.) Bank Statement : This should confirm the tenant’s ability to pay as it would be best to set up a standing order for rent.
6.) I.D : A copy of valid passport or driving licence.
7.) National Insurance number.
8.) You MUST ask a tenant to prove he or she has the right to stay in the UK and the right to rent.
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Are you considering letting your property?
If you're considering letting your property and looking for expert advice on the regulations or how to achieve the best result, do get in touch:
020 3150 0733 / hello@moveli.co.uk / More info on lettings here.
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