When you apply for a tenancy through Flexie Estate Agents, we check five things: who you are, your right to rent in the UK, what you earn, how you have paid rent before, and your credit history. Most applications go through quickly when the documents are ready on day one. Referencing is free for tenants: the Tenant Fees Act 2019 bans referencing fees in England.
Why we reference
A landlord is about to hand someone a home on a tenancy that, since 1 May 2026, has no end date. Referencing is how they decide fairly and consistently. It also protects you: it confirms the rent is affordable before you commit to it.
There are things we do not do. At the time of writing, a landlord or agent cannot refuse a tenant because they have children or receive benefits, cannot take more than one month's rent in advance, and cannot invite bids above the advertised rent. Referencing assesses affordability and history, not who you are.
The five checks
1. Identity
Photo identification for every adult who will live in the property: a passport, a driving licence or a national identity card.
2. Right to Rent
Every adult occupier must have their right to rent checked before the tenancy starts. British and Irish citizens show a passport or another accepted document. Many others prove their status online and give us a share code, which we check on GOV.UK. If your right to rent is time-limited, we will need to check again before it ends.
3. Income and affordability
We confirm that the rent is affordable on your income:. Employed applicants usually provide recent payslips and an employer reference or contract. Self-employed applicants provide tax returns or an accountant's letter and bank statements. Students and those without enough income may use a guarantor.
4. Previous landlord
We contact your current or last landlord or agent for a reference on rent payment and the condition of the property. If you have lived with family or owned your home, tell us, and we will use other evidence instead.
5. Credit
A credit check looks for county court judgments, insolvency and missed payments. A past problem is not automatically a refusal. Tell us up front and explain it: honesty early is better than surprise later.
What to prepare
Have these ready before you apply, one set for each adult:
- photo identification
- a share code, or the document that proves your right to rent
- proof of your current address
- your last three months' payslips, or tax returns and bank statements if self-employed
- your employer's contact, or a contract or offer letter if starting a new job
- your current landlord's or agent's contact details
- a guarantor's details and documents, if you need one
Tell your employer, landlord and guarantor to expect contact, so they reply the same day.
Guarantors
A guarantor promises to pay the rent if you do not. They are referenced too, on income and credit, and usually need to live in the UK. Students, first-time renters and people starting a new job often use one. Read the guarantee before anyone signs it: it should say what it covers and for how long.
The holding deposit
When an application is accepted in principle, we may ask for a holding deposit of no more than one week's rent. The rules on when it is returned are set out in law and in the terms we give you. It counts towards the first rent or the deposit if the tenancy goes ahead.
What happens next
Once referencing is complete, we send the tenancy agreement, collect the deposit and the first month's rent, protect the deposit in a government scheme within 30 days, and arrange the move-in. Our tenant moving-in checklist covers the day itself, and our guide to tenant referencing and Right to Rent checks has more detail.
If you need somewhere furnished for weeks or months rather than a tenancy, a Flexiestays stay of 28 nights or more needs only a booking and a standard cleaning and security deposit. See long term lets or browse property to rent.
