Many tenants relocating to the UK think the hardest part is finding a UK rental property that will accept them and their pets.
Honestly, that is often only half the battle.
At Pets Lets, we are increasingly seeing tenants finally get an offer accepted, only to then hit a wall with the referencing and affordability process afterwards.
And in some cases, that stage becomes even more stressful than the property search itself. That is why it is so important to check what you can afford with a Rental Affordability Calculator
The UK Rental Market Has Become Increasingly Box Ticking
The UK referencing system is becoming more rigid, automated and income-focused.
For many referencing companies, there is little flexibility or common sense applied. Everything needs to fit neatly into their affordability formulas and documentation systems.
If it does not, problems start quickly.
- International tenants relocating to the UK
- Self-employed applicants
- Freelancers and contractors
- Retirees
- Tenants relying on savings rather than salary
- Pet owners already competing in a smaller rental pool
Real life Scenarios
- US family relocating to the UK with their dogs. Wife is moving to the London office with the same company and is paid in pounds, which is fine. Husband is self-employed in the US, provides the IRS tax returns to the UK referencing agency and they are rejected. Why, because it was outside the parameters of ‘box-ticking’. It was too complicated. Fortunately the wife’s income just covered the affordability checks.
- A US client moving to London with her cat. Works for a prominent celebrity, has a reference from said person too. Issues was currency fluctuations between the dollar and pound, which left her, according to the referencing agency, £5pcm short on affordability. The client had to pay the £5pcm up front for the duration of the 2 year tenancy, so £120 in total.
- Again a US client relocating to London with a dog, studying in London and mainly savings based, nearly lost their property as the referencing agency would not accept a bank document, which had been taken off the banking app, because their AI system would not accept the font fluctuations. We escalated the matter, working closely with the estate agency. Everything else was ready to go, just this one piece of ‘red-tape’ was holding it up. We resolved the matter the day before the client flew to the UK. That was unnecessarily stressful.
With the new laws, noting can be ‘taken for granted’ until the tenancy agreement has been signed by both parties.
Having been a UK buying agent for many years and now in rentals, the two processes have become similarly complicated thanks to more process and laws.
Savings Are No Longer the Easy Solution
Historically, some tenants could offer six months or even a year’s rent upfront to strengthen their position.
Under the new UK rental rules, that has become much more difficult.
Agents and landlords now cannot accept large upfront payments, so where ongoing monthly income does not meet referencing criteria, this is a big concern. Income is ‘king’ more than savings. Which is ironic, because can lose their jobs from one day to the next. So, if you are in one of the categories below, make sure all your paperwork is in order.
- Americans relocating to the UK
- International movers between jobs
- Retirees
- Buyers waiting for property sale proceeds
- Applicants with wealth but limited provable monthly income
We regularly see situations where financially secure tenants struggle to pass referencing simply because the system prefers predictable monthly salary figures.
The Robotic Nature of Referencing Agencies
One of the biggest frustrations is how robotic some referencing agencies have become.
Minor discrepancies can suddenly become major obstacles:
- Slight document formatting issues
- Different address layouts
- Overseas banking formats
- Missing middle names
- Non-UK credit histories
- International income structures
- Self-employed tax returns being interpreted incorrectly
We have even seen bank statements questioned because of font irregularities.
Unfortunately, many referencing companies work through heavily automated systems and junior case handlers following strict checklists. If something falls outside the norm, applications can stall very quickly.
It Is Not Just About Finding the Property
After securing a property, tenants still face multiple stages:
- Referencing
- Right to Rent checks
- Financial verification
- Employer references
- Previous landlord references
- Bank statement reviews
- Deposit transfers
- Contract deadlines
- Coordinating move dates
- Pet permission wording in tenancy agreements
And all of this often happens under intense time pressure.
For international relocators arriving in the UK with pets, the stress levels can become enormous.
Preparation Is Everything
The tenants who usually succeed are the ones who prepare properly before they even start viewing properties.
- Proof of income
- Bank statements
- Savings evidence
- Employer letters
- Previous landlord references
- Pet CVs
- Identification documents
- Visa paperwork
- Guarantor options if needed
The more organised and proactive you are, the better your chances of surviving the referencing stage.
Because in today’s UK rental market, getting the property agreed is no longer the finish line. Quite often, it is only the beginning.
Final Thoughts
The UK rental market is becoming increasingly compliance-driven, affordability-focused and risk-averse.
For tenants with pets, international applicants and anyone outside a traditional employed monthly salary structure, the process can feel frustratingly inflexible.
That is why preparation, strategy and understanding the system matter more than ever.
Finding the property may win you the opportunity. But getting through referencing is what actually gets you the keys.
Call to Action
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 罗素-亨特, 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
For further guidance on renting with pets, visit Dogs Trust’s Lets with Pets
