15 questions to ask former landlords during tenant vetting

Finding the right tenant can make or break your rental investment. While credit checks and income verification matter, one of the most valuable parts of tenant vetting is speaking directly with a prospective tenant's previous landlord. This conversation provides real-world insight into how someone actually behaves as a tenant, not just how they appear on paper.

Previous landlord references remain one of the most effective components of an effective tenant vetting process. Yet many landlords struggle with what questions to ask, how to verify the information, and what red flags to watch for.

This guide covers 15 essential questions every UK landlord should ask former landlords during tenant vetting, what the answers really mean, and how to spot potentially misleading responses. Whether you're conducting your own tenant vetting process or working with a tenant vetting service, these questions will help you make more informed decisions.

Why previous landlord references matter in tenant vetting

Before diving into specific questions, it's worth understanding why landlord references carry so much weight in the tenant vetting checklist.

A previous landlord has first-hand experience of how the tenant treated their property, whether they paid rent on time, how they communicated when issues arose, and whether they respected the terms of their tenancy agreement. This is information you simply cannot get from a credit report or employment letter alone.

Previous landlord references help you assess:

Payment reliability - Did rent arrive on time and in full? Were there periods of rent arrears or late payments?

Property care - Did the tenant maintain the property to a reasonable standard? Was there damage beyond fair wear and tear?

Communication - Did the tenant report maintenance issues promptly? Were they responsive and professional?

Tenancy conduct - Were there complaints from neighbours? Did the tenant breach any terms of the agreement?

End of tenancy - Did they give proper notice? Was the property returned in good condition?

This context is invaluable for small landlords making decisions about who to trust with their investment property.

Verifying the previous landlord

Before asking any questions, you need to verify you're actually speaking to a legitimate previous landlord. Unfortunately, some applicants provide fake references from friends or family members posing as landlords.

Verification steps:

• Search the property address on the Land Registry to confirm ownership

• Check Companies House if the landlord claims to operate through a limited company

• Call the phone number provided and verify it matches the landlord's details online

• Be wary of mobile-only contact details or email addresses that don't match the landlord's name

• Ask for proof of ownership such as a mortgage statement or Land Registry title document

• Cross-reference the address on the tenancy agreement with council tax records

If something feels off, trust your instinct. A genuine landlord won't mind proving they actually own or manage the property in question. This verification step is an essential part of the tenant vetting process.

The 15 essential tenant vetting questions

1. Can you confirm [tenant name] rented your property at [address]?

This opening question establishes basic facts and confirms you're speaking to the right person about the right tenancy. The landlord should be able to confirm without hesitation.

What to listen for - Immediate confirmation with accurate details. Hesitation, vagueness, or confusion about basic facts is a red flag.

2. What were the tenancy dates?

Knowing exactly when the tenancy started and ended helps you verify the information matches what the applicant provided. Gaps in rental history may indicate periods of homelessness, staying with family, or other situations worth exploring.

What to listen for - Clear, confident dates that align with the rental application. Watch for inconsistencies or vague responses like "I think it was around..."

3. Did the tenant pay rent on time and in full each month?

This is arguably the most important question in your tenant vetting checklist. Late or partial payments are the biggest source of landlord stress and can quickly lead to serious rent arrears.

What to listen for - An unequivocal "yes" is ideal. Any hesitation warrants follow-up questions. If there were occasional late payments, ask about circumstances and whether they were communicated in advance.

If the previous landlord uses rent tracking software, they may be able to provide specific payment history data, which adds credibility.

4. Were there ever any periods of rent arrears?

This question goes deeper than the previous one. Even if rent eventually arrived, sustained rent arrears indicate financial instability.

What to listen for - Zero arrears is ideal. If arrears occurred, find out: how much, for how long, the reason why, and whether the tenant communicated proactively about the situation.

Understanding why arrears happened matters. A one-off issue due to a bank error or job transition is very different from chronic non-payment. Under the Renters' Rights Act, managing arrears properly will be even more critical for landlords.

5. How did the tenant look after the property?

Property condition directly affects your investment value and future rental income. You need to know whether this tenant will treat your property with respect.

What to listen for - Responses like "excellent condition," "kept it very clean," or "maintained it well" are positive. Watch for diplomatically phrased concerns like "they had their own style" or "it needed a deep clean at the end."

6. Were there any maintenance or repair issues caused by the tenant?

This distinguishes between fair wear and tear versus actual damage. You're not asking about normal ageing or general maintenance, but specifically about damage the tenant caused.

What to listen for - Ideally none, but if there were issues, find out what happened and whether the tenant paid for repairs or accepted responsibility. Accidents happen; how the tenant responded matters.

7. Did the tenant report maintenance issues promptly?

Good tenants flag problems early before minor issues become major repairs. This question reveals whether the applicant is proactive and communicative.

What to listen for - Positive responses indicate responsibility and good communication. If the landlord mentions unreported issues that worsened over time, that's a concern.

8. How was communication with the tenant throughout the tenancy?

Regular, professional communication makes managing a tenancy infinitely easier. You need to know whether this tenant will respond to messages, attend inspections, and generally be reasonable to work with.

What to listen for - "Excellent communicator," "always responsive," or "professional throughout" are ideal. Red flags include "difficult to reach," "argumentative," or "ignored messages."

If you use property management software like August, tenant communication becomes even more streamlined, making unresponsive tenants stand out more clearly.

9. Were there any complaints from neighbours?

Neighbour disputes and anti-social behaviour can be grounds for eviction under a Section 8 notice and can damage your property's reputation.

What to listen for - "None whatsoever" is what you want. If there were complaints, find out the nature, frequency, and resolution.

10. Did the tenant respect the terms of the tenancy agreement?

This broad question covers everything from subletting to running a business from the property to keeping unauthorised pets. Breaches of the tenancy agreement are serious.

What to listen for - A clear "yes" is essential. Any admitted breaches need thorough explanation. Common issues include unauthorised occupants, pets without permission, or smoking in non-smoking properties.

11. How much notice did the tenant give before leaving?

Proper notice demonstrates respect for your business and allows you to minimise void periods. Most tenancy agreements require at least one month's notice, though this is changing under new regulations.

What to listen for - Notice that met or exceeded the contractual requirement. Short notice or no notice suggests the tenant may do the same to you.

12. What condition was the property in at the end of the tenancy?

This is where the check-out report evidence really matters. You need to know whether the tenant left the property clean, tidy, and in the same condition as when they moved in (accounting for fair wear and tear).

What to listen for - "Excellent condition," "professional clean," or "ready to rent again immediately" are positive. Phrases like "needed work," "required cleaning," or "some repairs necessary" warrant more questions.

13. Were any deposit deductions made, and if so, for what?

Deposit deductions tell a clear story. If the previous landlord needed to claim against the tenancy deposit for cleaning, damage, or unpaid rent, you need to know.

What to listen for - No deductions is ideal. If deductions were made, find out what for and whether they were disputed through adjudication.

Even if deductions seem justified, check whether they went through the proper deposit protection scheme process, as this shows the previous landlord was thorough and the deductions legitimate.

14. Would you rent to this tenant again?

This is the ultimate question. A landlord who's had a genuinely positive experience will answer "absolutely" without hesitation. It cuts through diplomatic language and gets to the real assessment.

What to listen for - An enthusiastic "yes" is perfect. Hesitation, qualified responses ("maybe" or "it depends"), or a polite "no" are red flags worth investigating.

Be wary of overly enthusiastic responses from landlords who seem eager to help their current tenant move on. Occasionally, landlords give glowing references to problematic tenants simply to get rid of them.

15. Is there anything else I should know about this tenant?

Open-ended questions often reveal the most valuable information. This gives the previous landlord space to share insights that might not fit neatly into other questions.

What to listen for - Positive additional context is great. Concerning information, even if delivered diplomatically, deserves serious consideration. Pay attention to what isn't said as much as what is.

Red flags to watch for during landlord reference calls

Even if the previous landlord answers your questions, certain patterns or responses should raise concerns:

Vague or evasive answers - A legitimate landlord with a good tenant will be specific and confident. Vagueness suggests they're hiding something or providing a fake reference.

Overly enthusiastic endorsement - While positive references are good, excessive enthusiasm from a landlord desperate to help their tenant leave should make you suspicious.

Reluctance to provide details - Any hesitation about providing documentation, proof of ownership, or specific examples suggests the reference isn't genuine.

Inconsistencies with the application - If tenancy dates, rent amounts, or other details don't match what the applicant provided, investigate thoroughly.

Diplomatic language - Phrases like "they had challenges," "we had to work through some issues," or "they're getting better at..." often mask more serious problems.

Avoiding the "would you rent again" question - If the landlord sidesteps this question or gives a qualified answer, they're trying to be polite while indicating they wouldn't.

What to do with problematic references

Not every reference will be perfect. The question is whether the concerns are deal-breakers or manageable with the right precautions.

Minor issues - Occasional late payments due to documented circumstances, one-off maintenance oversights, or minor communication gaps might be acceptable if everything else is strong. Consider requiring a guarantor for added security.

Moderate concerns - Regular late payments, poor property care, or communication problems are more serious. You might proceed with a guarantor who meets higher income requirements, additional deposit (within legal limits), or more frequent property inspections.

Serious red flags - Significant rent arrears, property damage, eviction proceedings, or anti-social behaviour should typically disqualify an applicant. These issues are likely to recur.

Whatever you decide, treat all applicants consistently and document your reasoning. Under the Renters' Rights Act, transparent and fair tenant vetting processes are more important than ever.

Documenting your tenant vetting process

Keep detailed records of every landlord reference conversation. This documentation protects you legally and helps you make objective comparisons between applicants.

Record:

• Date and time of the call

• Person's name and verification method

• All questions asked and responses received

• Any concerns or positive observations

• Overall impression and recommendation

Store these records securely alongside other tenant referencing documents. Property management software like Augustmakes this easy, providing secure document storage where everything is organised by property and tenancy.

Professional tenant vetting services vs DIY referencing

While tenant vetting companies can handle landlord reference calls as part of their service, many landlords prefer to make these calls personally. Speaking directly with the previous landlord gives you a better sense of the tenant and allows you to ask follow-up questions.

Benefits of DIY landlord references:

• Direct conversation allows follow-up questions

• You can assess tone and hesitation

• No cost beyond your time

• Complete control over what you ask

Benefits of professional services:

• Consistent process across all applicants

• Experienced interviewers spot red flags

• Professional documentation and reporting

• Saves significant time for landlords with multiple properties

Many landlords use a hybrid approach: professional services for credit checks, identity verification, and Right to Rentchecks, but handle landlord reference calls themselves.

Staying legally compliant during tenant vetting

When conducting reference checks, remember you must comply with data protection regulations and fair housing laws.

Key legal requirements:

• Treat all applicants equally regardless of protected characteristics

• Only ask questions relevant to their ability to pay rent and be a responsible tenant

• Store personal information securely in accordance with GDPR

• Don't charge tenants for reference checks under the Tenant Fees Act

• Provide feedback professionally if you decide not to proceed

The Tenant Fees Act 2019 makes it illegal to charge tenants for tenant vetting or reference checks. This cost must be absorbed by the landlord. However, thorough tenant vetting easily pays for itself by reducing the risk of rent arrears, property damage, and costly evictions.

Combining landlord references with other vetting checks

Landlord references are essential, but they're just one component of comprehensive tenant vetting. The most effective approach combines:

• Identity verification - Confirming the applicant is who they claim to be

• Credit checks - Assessing financial reliability and existing debts

• Income verification - Ensuring they can afford the rent (typically 2.5-3 times annual rent)

• Employment checks - Confirming stable income

• Previous landlord references - Real-world rental behaviour

• Right to Rent checks - Legal requirement in England

• Address history - Checking residential stability

When all these elements align positively, you can be confident in your decision. When some areas raise concerns but others are strong, you'll need to weigh the risks carefully and potentially require a guarantor for additional security.

Final thoughts

Asking the right questions during landlord reference calls is one of the most powerful tools in your tenant vettingarsenal. These conversations provide insight you simply cannot get from paperwork alone.

Take time to verify you're speaking to a legitimate previous landlord, ask all 15 essential questions, and pay attention not just to what is said but how it's said. Document everything carefully, watch for red flags, and combine this information with other reference checks to build a complete picture.

Remember that thorough tenant vetting isn't about being difficult or overly suspicious - it's about protecting your investment and finding tenants who will pay rent on time, look after your property, and communicate professionally. When you get the vetting process right, both you and your tenant benefit from a stable, mutually respectful tenancy.

If you're looking for a simpler way to manage your tenancies once you've found the right tenant, August helps small landlords track rent, store documents securely, manage maintenance, and stay on top of compliance - all in one intuitive app designed specifically for the UK rental market.

Disclaimer: This article is a guide and not intended to be relied upon as legal or professional advice, or as a substitute for it. August does not accept any liability for any errors, omissions or misstatements contained in this article. Always speak to a suitably qualified professional if you require specific advice or information.