How to Find Reliable Tenants in Bath: A Complete Referencing Guide

With Section 21 abolitionapproaching, the old safety net of "no-fault" evictions isdisappearing. Under the new system, removing a problem tenant will requireproving specific grounds through an already-strained court system. Cases cantake 18 months or longer.

This changes the calculationfundamentally. Getting the right tenant in the first place isn't justpreferable—it's essential.

Why ThoroughReferencing Matters More Than Ever

Consider the numbers. A tenantwho stops paying rent and disputes your eviction could cost you: • 12-18 monthslost rent: £21,000-32,000 (at Bath average of £1,734/month) • Legal costs:£3,000-8,000 • Property damage (potential): £2,000-20,000+ • Void and re-letcosts: £1,500-3,000

Compare that to the cost ofthorough referencing: £50-150 per applicant and a few hours of your time.

The Bath TenantMarket

Bath's rental market runs hot.Current data shows 7-9 applicants for every available property. This is goodnews—you have choices.

Tenant Segments inBath:

Young professionals (35%): Ages25-40, typically couples or sharers. Work in professional services, tech,creative industries, NHS. Budget £1,400-2,200/month.

Students (20%): University ofBath and Bath Spa University. Usually require guarantors. Academic yeartenancies with summer void risk.

Corporate relocations (15%):Well-resourced with company support. May seek shorter tenancies. Premiumbudgets.

Families (15%): Seeking 3-4 bedhouses with gardens. School catchment areas important. Typically long-termtenants. Budget £1,800-2,500/month.

The CompleteReferencing Process

Stage 1: Application FormCollect: full legal name, date of birth, addresses for 5 years, landlorddetails, employer details, salary, bank account details, emergency contact.

Stage 2: ID VerificationPassport or driving licence, proof of address, Right to Rent documents.

Stage 3: Credit Check Runthrough a reputable referencing provider. Reveals CCJs, bankruptcy, paymenthistory, electoral roll registration.

Stage 4: EmploymentVerification Contact employer directly to confirm employment status, salary,length of employment, any planned changes.

Stage 5: Landlord ReferencesContact current and previous landlords: rent payment history, propertycondition, complaints, would they rent again?

Stage 6: AffordabilityAssessment Rent should not exceed 30-35% of gross income. For Bath's averagerent of £1,734/month, minimum salary needed is approximately £59,500/year at35% ratio.

Credit Checks: WhatThey Tell You

County Court Judgments (CCJs):Court has ruled the person owes money they haven't paid. Recent CCJs (within 3years) should generally disqualify.

Bankruptcy/IVAs: Serious pastfinancial difficulty. Discharged bankruptcies (over 6 years) may be lessconcerning if current circumstances stable.

Payment defaults: Pattern andrecency matter—one default five years ago differs from multiple recentdefaults.

No credit history: Notnecessarily bad—just means other references become more important.

Previous LandlordReferences

What to Ask: • How long was thetenancy? • Was rent always paid on time and in full? • What condition was theproperty kept in? • Were there any complaints from neighbours? • Did the tenantgive proper notice when leaving? • Was the deposit returned in full? • Wouldyou rent to this person again?

Current vs Previous Landlord: Alandlord trying to get rid of a problem tenant has incentive to give a positivereference. The previous landlord reference is often more reliable.

Verifying Authenticity: Checklandlord identity through Land Registry, cross-reference with council taxrecords, check phone numbers independently.

Red Flags: When toSay No

Definite Concerns: • RecentCCJs or bankruptcy (unless very well explained) • Inability to providereferences • Income that doesn't add up • Pressure to skip referencing • Cashpayments offered for advance rent • Fake or inconsistent documents

Yellow Flags (InvestigateFurther): • Frequent moves without explanation • Gaps in rental history •Reluctance to provide certain information • Very recent employment in probationperiod

If your referencing processreveals problems, trust it.

Legal Requirements:Right to Rent

Since February 2016, landlordsmust verify that all adult occupants have the right to rent in the UK.

Unlimited right to rent: UK orIrish passport, EU Settlement Scheme share code, biometric residence permitshowing indefinite leave.

Time-limited right to rent:Visa stamps, biometric residence permit with expiry, Home Office share code forlimited leave. Follow-up checks required.

Penalties: Fines up to £3,000per tenant (first offence), up to five years' imprisonment for repeat orknowing offences.

Finding Your IdealTenant

Thorough referencing takes timeand effort, but it's the single most important thing you can do to protect yourinvestment. In the post-Section 21 world, prevention is dramatically cheaperthan cure.

Bath's strong rental marketmeans you don't have to compromise. With multiple applicants for mostproperties, you can select the tenant who best meets all your criteria.

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