Questions to ask prospective tenants: viewing guide | August

Questions to ask a prospective tenant at a viewing

The questions a landlord asks at a viewing are the first real screen on a prospective tenant, and they shape the tenancy far more than the property does. Asked well, they establish whether an applicant can afford the rent, has a sound rental history and suits the tenancy on offer, while keeping you the right side of discrimination law. This guide sets out the questions worth asking, what each answer tells you, and the questions you must never ask, all updated for the Renters' Rights Act 2025, which has been in force since 1 May 2026. Asking the right questions at this stage is the most reliable part of finding a good tenant.

Start with the right to rent

Before anything else, establish that the applicant has the right to rent in the UK, because the check is a legal requirement in England and the penalties are steep. "Do you have the right to rent in the UK, and can you provide the documents or a share code?" You must verify identity and immigration status for every adult occupier before the tenancy begins, using acceptable documents or the Home Office right to rent online service, and repeat the check for anyone with time-limited permission. As of June 2026 a first breach can cost up to £5,000 per lodger and £10,000 per occupier, so this is not a question to skip or take on trust. You can keep the check, the documents and any expiry dates alongside your certificates in August's compliance checklist.

Establish affordability and employment

Affordability is the single most important thing a viewing should confirm, because it predicts whether the rent will be paid. "What do you do, and what is your income?" Most landlords look for a verified income of around two and a half to three times the annual rent, confirmed later through referencing rather than taken at face value now. Our tenant rent-to-income calculator shows quickly whether a stated income supports the rent. "Could you provide a guarantor if needed?" A UK homeowner guarantor, referenced in their own right, bridges the gap where income is borderline or credit history is thin, and guarantors matter more now that the Renters' Rights Act limits how much rent you can ask for in advance.

Check rental history

A tenant's past behaviour is the best guide to their future behaviour, so the history questions carry real weight. "Where are you living now, and why are you moving?" A clear, consistent reason is reassuring; a vague or shifting one is worth probing. "Can your current or most recent landlord give a reference?" A previous landlord who confirms on-time rent and a well-kept property is the strongest signal you will get, and reluctance to put you in touch is a flag. "Have you ever fallen behind on rent or been asked to leave?" Asking early gives an honest applicant the chance to explain a one-off, and anything they conceal will usually surface in referencing anyway.

Understand who will live there and how

The viewing is the moment to confirm how the property will actually be used, before it is written into the tenancy. "How many people will live here, and who should be named on the tenancy?" This sets occupancy expectations and identifies every adult who needs a right to rent check. "Do you have any pets?" Under the Renters' Rights Act you cannot operate a blanket no-pets policy or refuse a pet request unreasonably, so treat this as a conversation about a reasonable arrangement rather than a yes or no. "Does anyone in the household smoke?" A no-smoking term is common and reasonable, and it is fair to raise it now.

Gauge fit and intended length of stay

A tenant whose plans match the tenancy is more likely to stay and look after the property, even though their intentions are not binding. "How long are you looking to stay?" Fixed terms have gone and all tenancies are now periodic, so the answer is an indication rather than a commitment, but it still helps you focus on applicants who suit a longer let. "Are you happy with the property exactly as advertised?" Confirming the rent, the available date and whether it is furnished or unfurnished filters out mismatches early and saves everyone a wasted application, particularly in busy markets where people enquire quickly without reading the detail.

Confirm consent to checks

Nothing should proceed without the applicant's agreement to be referenced, so close the viewing by confirming it. "Are you happy to complete referencing, including a credit and affordability check?" A willing applicant has nothing to hide; hesitation here, after a warm viewing, is worth noting. You need their consent to access their credit file under data protection law, so this also keeps your process compliant.

The questions you must never ask

Some questions are unlawful, and a screening process that relies on them exposes you to discrimination claims and penalties. Do not ask about, or let your decision be influenced by, race, religion, sexual orientation, disability, or whether an applicant receives benefits or has children. Court cases established that blanket bans on benefit claimants indirectly discriminate against women and disabled people, and since 1 May 2026 the Renters' Rights Act makes it unlawful to discriminate against prospective tenants because they receive benefits or have children. Avoid probing relationship status or family plans even in passing conversation. Keep every question tied to the same three things for every applicant: can they afford the rent, will they look after the property, and do they intend to stay. Our Renters' Rights Act hub explains the new anti-discrimination rules in full.

Give the tenant a chance to ask you

A good viewing runs both ways, and how an applicant questions you is as telling as how they answer. Invite their questions and be ready with clear answers on the rent and what bills they are responsible for, the deposit and how it is protected, how quickly you handle maintenance, and the fact that the tenancy is periodic. Having the EPC, the gas safety certificate and the EICR to hand, along with the prescribed information about deposit protection, signals that you run the tenancy properly, which is exactly what a good tenant is looking for. If the decoration is dated, be honest and explain what you will refresh, drawing on the approach in our guide to decorating a rental property. Keeping all of these documents in one place, in August's document storage, means you can produce them on the spot.

Red flags to watch during a viewing

The warning signs at a viewing are usually the mirror image of a strong application, and the time to act on them is before the tenancy starts. Treat the following as reasons to ask more questions rather than to refuse outright: an applicant who deflects questions about income, references or rental history; a story that does not match the paperwork; pressure to skip referencing or move in immediately; and an offer of a large sum of rent up front in place of checks. None is conclusive alone, but more than one together is a pattern worth heeding.

Frequently asked questions

What questions can a landlord legally ask a prospective tenant? 

You can ask anything relevant to the tenancy: right to rent, employment and income, reason for moving, rental history and references, number of occupants, pets, smoking, intended length of stay, and consent to referencing. Keep the same questions for every applicant so your process is consistent.

What questions must a landlord not ask? 

Anything touching a protected characteristic, including race, religion, sexual orientation and disability, and anything about whether the applicant receives benefits or has children. Since 1 May 2026 it is unlawful to discriminate on the benefits or children grounds, and blanket bans are not permitted.

What is the most important question to ask at a viewing? 

Whether the applicant can comfortably afford the rent, backed by whether a previous landlord would recommend them. Affordability confirmed by referencing and a sound rental history tell you more than anything else.

Can I ask why a tenant is leaving their current home? 

Yes. The reason for moving is a fair and useful question that helps you understand the application and gives you something to verify with the current landlord. You can manage references, checks and compliance in one place with August.

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.