You’ve found the perfect rental property. The landlord has accepted your offer, you’ve started planning your move and everything seems to be falling into place. Then comes referencing.

Suddenly, you’re being asked for additional bank statements, employment contracts, proof of income or a guarantor. Your application stalls, the letting agent is chasing documents and you’re worried the landlord might choose another tenant. Sound familiar?

At Pets Lets, we’re increasingly helping renters who have already found their ideal property but are struggling to get their application over the finishing line. Many rental referencing problems can be identified and addressed before they become deal-breakers.

“I worked with Russell on referencing, and he has been an indispensable support, I could not have navigated the process without him. More than that, Russell went above and beyond the task at hand to ensure my interests in the property were protected. He is a true professional with high-calibre negotiation skills and market insights. From my experience, Russell is the ultimate local property advisor for anyone planning a move to the UK.”

Google review from a Rental Approval Service client

Why do rental applications fail referencing?

Referencing helps landlords assess whether a prospective tenant can afford the property and meet their tenancy obligations. Not everyone’s finances fit neatly into standard criteria.

Overseas applicants: No UK credit history or established UK employment record.
Self-employed tenants: Sufficient income but difficulty supplying the particular evidence requested.
Students: A guarantor may be needed, but their parents live overseas.
Savings-based applicants: Substantial savings but no regular monthly salary.
New employees: A new role without several months of payslips.

These circumstances do not automatically make someone an unsuitable tenant, but they can complicate the application.

How have the new rental laws affected referencing?

Since 1 May 2026, changes under the Renters’ Rights Act have restricted rent in advance in England. For most new private assured tenancies, landlords cannot accept rent before the tenancy agreement is signed and can generally require no more than one month’s rent between signing and the tenancy starting.

Applicants without conventional income or a UK credit history previously sometimes offered six or twelve months’ rent upfront. That is no longer available in the same way, making a well-prepared application particularly important for overseas tenants, students and people relying on savings.

Five ways to strengthen your rental application

1. Understand affordability requirements

Many referencing companies use an annual income threshold of approximately 30 times the monthly rent. For a property at £2,500 per month, that is around £75,000 a year. Individual criteria vary, so check before offering. You can click here on our Rent Affordability Calculator

2. Prepare your financial documents

Have your employment contract, payslips, bank statements and relevant financial evidence ready. If self-employed, check whether tax returns, accounts or an accountant’s reference are required.

3. Address potential problems early

Explain unusual financial circumstances before they hold up your application. Overseas contracts, a new job or savings may require extra evidence.

4. Check guarantor arrangements

Ask whether the agent accepts overseas guarantors or professional guarantor companies. Do not assume an arrangement accepted elsewhere will work here.

5. Keep communication moving

An accepted offer is not a signed tenancy. Respond quickly to requests and keep the agent informed if documents take time to obtain.

Introducing the Pets Lets Rental Approval Service

Found the property? Let’s help you secure it.

Our £245 flat-fee Rental Approval Service is for renters who have found a property but need professional help navigating referencing, affordability or negotiations with the letting agent. We review your application, identify potential problems, advise on strengthening your position and provide support through discussions with the agent or landlord.

Whether you are relocating from overseas, renting with pets or dealing with an awkward referencing situation, you do not need to have a pet to use this service.

When should you contact us?

Ideally, contact us as soon as your offer has been accepted and before paying a holding deposit. If referencing is already underway and you are experiencing difficulties, it may still be worth getting in touch.

You have done the hard work finding the property. Do not let avoidable referencing problems stand between you and the keys.

Find out more and book

Important: Referencing decisions are made independently by landlords, letting agents and referencing companies. Pets Lets cannot guarantee approval or that a tenancy will proceed.

If you’re navigating the UK rental market with a pet—or thinking about it—take a look at:

👉 https://www.sayyestopets.co.uk/

Get the right advice early, and you’ll put yourself in a completely different position when it matters most.

About the Author – Russell Hunt

Pets Lets Expert Insight

This article was written by Russell Hunt, co-founder of Pets Lets, a specialist service helping tenants secure pet-friendly property to rent in London and across the UK.

With more than 30 years of experience in the London property market, Russell works with tenants, landlords and estate agents to make renting with pets possible in practice, not just in theory. His work focuses on helping pet owners present strong applications, prepare properly for competitive markets, and navigate landlord concerns around pets.

Through Pets Lets, Russell supports UK tenants with pets as well as educates landlords with UK properties on the benefits of dog friendly rentals and cat friendly rentals in London and across the UK.

Russell also runs the community “Relocating to the UK with Pets”, helping thousands of members understand the realities of travelling to the UK with pets.

Learn more about pet-friendly renting advice and services at Pets Lets