Are your tenants being chosen for speed… or long-term security?
Why Thorough Tenant Referencing Matters More Than Ever, By Jessica Tonoli, Head of Operations & In-House Referencing, Greater London Properties
At Greater London Properties, we know your property isn’t just bricks and mortar — it’s a valuable asset built over time. Getting the right tenant is essential to protecting both your investment and your peace of mind. I’ve worked at GLP for over five years and now head up both our operations and in-house referencing team. Over that time, one thing has become very clear: most tenancy problems can be spotted before a tenant ever moves in — if the referencing is done properly.
What has changed in recent years is how critical this stage has become. With the Renters’ Rights Act and increasing regulation, landlords now have fewer options if a tenancy goes wrong. Once a tenant is in place, it is far harder to fix a bad decision. That makes thorough referencing at the outset more important than ever.
The Real Impact of Getting It Wrong
When tenant referencing is rushed, outsourced, or treated as a tick-box exercise, landlords usually feel the impact later. The most common issues I see are:
Rent arrears
Tenants who were never genuinely affordable often pass basic checks because no one questions the detail. That quickly leads to missed payments and long, stressful possession processes.
Property damage
Poor property care is frequently linked to tenants with unstable rental histories or weak landlord references.
Anti-social behaviour and disputes
Patterns of complaints or breaches are often visible in previous tenancies — if the right questions are asked.
Legal exposure
With tighter regulation, landlords carry more responsibility. Inadequate vetting increases the risk of disputes, fines, and reputational damage.
The Renters’ Rights Act is intended to raise standards across the sector, which is positive. But it also means landlords must be far more diligent before a tenancy starts. From experience, prevention is always simpler and cheaper than trying to resolve problems later.
Why We Reference In-House
Many agents outsource referencing to third parties or rely heavily on automated systems. That may be quicker, but it removes accountability and human judgement. At GLP, all tenant referencing is done in-house. This means we retain full control of the process and can question anything that doesn’t add up. We don’t just accept a pass result — we review the detail.
As Head of Operations, I oversee the process personally. I regularly see forged documents, altered paperwork, misleading employment details, and references that don’t tell the full story. These issues are often missed when referencing due to being treated as admin rather than risk management.
In today’s regulatory environment, experience and judgement at this stage are essential.
What Proper Referencing Actually Involves
Our referencing process is thorough by design. It includes:
Fraud and document checks
Payslips, bank statements, and references are reviewed manually and using AI, for authenticity and consistency.
Income and affordability assessment
We look beyond income multiples to understand real monthly affordability and financial commitments.
Detailed landlord references
We speak directly to previous landlords and ask specific questions about rent payments, property condition, and how the tenancy ended.
Credit history review
We assess patterns of financial behaviour, not just credit scores.
Identity and Right to Rent checks
Completed accurately and in line with current legislation.
Social media checks
Where appropriate, these help confirm identity and consistency across an application.
This level of scrutiny significantly reduces the risk of future problems and helps ensure tenancies are sustainable from the outset.
Why This Matters More Now
The reality is simple: landlords now have less flexibility than ever if a tenancy goes wrong. That shifts the focus firmly onto getting things right at the start. Good referencing won’t guarantee a perfect tenancy, but poor referencing almost guarantees problems.
Speak to Me Directly
If you’d like to understand how our referencing works, or why a particular tenant has been approved or declined, I’m always happy to explain the reasoning.
You’re welcome to contact me directly to discuss what to expect and how we help protect your property under the current legislative landscape.
Warm Regards
Head of Operations & In-House Referencing
Greater London Properties
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☎️ 0207 113 1066 | ✉️ info@glp.co.uk