Most people assume buying a property is the more complicated process. After all, there are mortgages, solicitors, surveys and endless paperwork.
Renting, on the other hand, is often viewed as the easier option. Not anymore.
The combination of the Renters’ Rights Act, increased competition for quality rental homes and much stricter referencing procedures means that securing a tenancy can now involve almost as much preparation as purchasing a property.
In many cases, the challenge isn’t finding the property. It’s securing it.
Before You Start Searching…
One of the biggest reasons tenants lose out is that they begin viewing properties before understanding what they can realistically afford.
Many letting agents and referencing companies expect applicants to earn around 30 times the monthly rent (although this can vary). If your income doesn’t meet their affordability criteria, your application could fail even if you feel you can comfortably afford the rent.
Before you begin your search, try our Pets Lets Rental Affordability Calculator.
It provides a quick estimate of the rental budget your income may support, helping you avoid disappointment and focus on properties that are more likely to pass referencing.
Try the Pets Lets Rental Affordability Calculator before you start your search.
https://petslets.com/rent-affordability-calculator/
Buying Has Professionals. Renting Often Doesn’t.
When you buy a property, you normally have professionals guiding you through the process.
You may have:
- A mortgage broker
- A solicitor
- A surveyor
- Sometimes a buying agent
Everyone accepts that buying is a complex transaction.
Renting, however, is often expected to be something tenants manage alone.
Yet today’s rental process may involve affordability assessments, detailed referencing, Right to Rent checks, visa documentation, employment verification, previous landlord references and intense competition from other applicants.
For many tenants, particularly those relocating to the UK or renting for the first time, the process has become every bit as demanding as buying a home.
Finding the Property Is Only Half the Battle
Finding a property you love is a great feeling. Unfortunately, that’s often when the real work begins.
Once you’ve submitted an offer, you’re effectively competing with every other applicant.
The successful applicant isn’t always the person offering the highest rent. It’s often the one who presents the strongest overall application.
Preparation has become one of the biggest competitive advantages a tenant can have.
That is why people, having found a property, come to us to help get it over the line with Rental Approval Service
Referencing Has Changed
Professional referencing has become far more detailed than many tenants expect. It’s no longer simply a credit check.
Depending on your circumstances, you may be asked to provide evidence of:
- Income
- Employment
- Savings
- Previous landlords
- Visa status
- Right to Rent documentation
- Self-employed accounts
- Overseas income
- Guarantors
One missing document or unanswered question can delay your application while another tenant moves ahead.
Affordability Isn’t Always About What You Can Afford
Many applicants are surprised to discover they fail affordability despite having substantial savings or a good salary.
That’s because referencing companies usually work to fixed affordability models.
Bonuses, commission, overseas earnings, self-employed income and savings aren’t always assessed in the way tenants expect.
Passing affordability isn’t simply about having enough money. It’s about satisfying the referencing company’s criteria.
Negotiation Still Matters
Many people think rental properties are simply “take it or leave it.”
In reality, successful applications often involve discussion around:
- Pets
- Move-in dates
- Length of tenancy
- Furnished or unfurnished
- UK guarantors or Company Guarantors
- Special tenancy clauses
- Repairs before occupation
Handled well, these conversations can strengthen your application.
Handled poorly, they can cost you the property.
The £90,000 Decision
Buying a property is often described as one of the biggest financial decisions you’ll ever make. Now with tenancies being ‘rolling’ as opposed to fixed contracts, have you ever considered the value of your tenancy?
A rent of £2,500 per month over a three-year tenancy represents a commitment of £90,000.
At £3,500 per month, that rises to £126,000.
At £5,000 per month, you’re committing to £180,000.
These are significant sums of money. Landlords and letting agents aren’t simply choosing a tenant.
They’re deciding who they trust to honour a financial commitment that could be worth well into six figures.
That’s why affordability checks and referencing have become so important.
Speed Wins
In today’s market, good rental properties can attract multiple applications within days. Sometimes within hours.
Waiting until you’ve found a property before gathering documents is often too late.
The strongest applicants are usually those who have already prepared everything in advance.
Some estate agents won’t even let you through the front door to view unless you have your financial information to hand.
Final Thoughts
The days of simply viewing a property, signing an agreement and collecting the keys are becoming increasingly rare. Today’s rental market demands preparation, organisation and speed.
Finding the right property is only half the battle. The real challenge is convincing the landlord, the letting agent and the referencing company that you’re the right applicant.
Increasingly, renting isn’t the easy alternative to buying.
It’s simply a different process—with its own hurdles, paperwork and financial commitments.
Already Found a Property?
If you’ve found the property but are worried about affordability, referencing or whether your application is as strong as it could be, don’t leave it to chance.
Our Rental Approval Service is designed for tenants who have already found a property and want to maximise their chances of securing it.
We’ll review your application, identify potential issues before they’re flagged by the referencing company, strengthen your affordability position where possible, and support you through negotiations with the letting agent or landlord if required.
In today’s competitive rental market, a stronger application can make all the difference.
Call to Action
If you’re planning to rent in the UK with a pet, start the right way.
The Rent Ready Service (With Pets) gives you the clarity, strategy, and confidence to compete in today’s market, before you lose time, money, or opportunities.
About the Author – Russell Hunt
Pets Lets Expert Insight
This article was written by Russell Hunt, co-founder of Pets Lets, a specialist service helping tenants secure pet-friendly property to rent in London and across the UK.
With more than 30 years of experience in the London property market, Russell works with tenants, landlords and estate agents to make renting with pets possible in practice, not just in theory. His work focuses on helping pet owners present strong applications, prepare properly for competitive markets, and navigate landlord concerns around pets.
Through Pets Lets, Russell supports UK tenants with pets as well as educates landlords with UK properties on the benefits of dog friendly rentals and cat friendly rentals in London and across the UK.
Russell also runs the community “Relocating to the UK with Pets”, helping thousands of members understand the realities of travelling to the UK with pets.
Learn more about pet-friendly renting advice and services at Pets Lets
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