Renting a Property

 

Tenants Guide


Moving house can be a stressful experience but here at Kent Sales and Lettings we care about our applicants, we are here to assist you in finding your perfect property and to ensure that the moving process goes as smooth as possible.

We have a large portfolio of properties to let throughout Southeast Kent, the areas we manage and rent houses and flats in, include the towns of Dover, Hythe, Folkestone, Hawkinge, Capel, St Margaret’s, Deal, Sandwich, Ramsgate, Broadstairs, Margate, Birchington, Canterbury, Medway area, Maidstone, Harrietsham, Tunbridge Wells and Chatham. surrounding areas. Why not search our website for our available properties or alternatively you can either call the office, or pop in for a consultation to speak to one of our lettings advisers who have extensive knowledge of the local lettings market.

 

Finding a property with Kent Sales and Lettings
Once you have found the property of your choice, you will then be required to complete an application form which will allow for your referencing to be completed.

 

The Deposit
Most properties will require a full months deposit.

 

The Rent Payments
Rent is payable one month in advance,

 

The Tenancy Agreement
Will need to be signed before the keys are given out.

 

Checking Into the Property
We agree a mutually convenient time for this process.

 

Insurance
You are responsible for insuring the contents you take into the house.

 

Utilities
The tenant is responsible for paying services such as gas, electricity, water, sewage, council tax etc.

 

Property Visits

Property visits occur mid-term during your tenancy.

 

Terminating the Tenancy
You will be required to give two months .

 

Checking Out of the Property
At check-out we will check the property against the inventory.

 

Referencing

 

Kent Sales and Lettings is committed to ensuring that all prospective tenants are assessed fairly, consistently and in accordance with current legislation.

All applicants are assessed individually against the affordability and referencing criteria applicable to the property.

Each property will have a minimum annual income requirement calculated by reference to the monthly rental amount. This requirement will be communicated to applicants before a holding deposit is accepted.

All lawful and verifiable sources of income will be considered equally, including:

  • Employment income and contractual earnings.

  • Self-employment income.

  • Pensions and retirement income.

  • Universal Credit and Housing Benefit.

  • Working Tax Credit and Child Tax Credit.

  • Personal Independence Payment (PIP).

  • Disability Living Allowance (DLA).

  • Employment and Support Allowance (ESA).

  • Child Benefit and other state benefits.

  • Other lawful and verifiable sources of income.

Applicants may combine different sources of income to demonstrate that they satisfy the affordability requirements.

All income must be supported by appropriate documentation. This may include payslips, employment contracts, bank statements, pension statements, benefit entitlement letters, tax returns or other suitable evidence.

Reasonable forms of evidence will be accepted, and no applicant will be disadvantaged solely because of the source of their income.

The same income requirements will apply to all applicants for the property, irrespective of employment status, disability, family circumstances or receipt of state benefits.

Where applicants do not independently satisfy the affordability requirements, their application may still be considered with a suitable guarantor.

2. Guarantor Requirements

A guarantor may be requested where an applicant does not independently satisfy the property's affordability or referencing requirements.

The requirement for a guarantor will be determined by the applicant's individual financial circumstances and applied consistently, regardless of employment status, disability or receipt of state benefits.

For any property, the standard guarantor criteria are:


Homeowner Guarantor

  • Minimum annual income of (as stated in the ad)

  • Must own residential property.

  • Must satisfy the relevant credit, identity and affordability checks.

Non-Homeowner Guarantor

  • Minimum annual income of (as staed in the ad)

  • Must satisfy the relevant credit, identity and affordability checks.

All guarantors must provide appropriate evidence of income and financial circumstances.

All lawful and verifiable sources of guarantor income will be considered equally.

Guarantor requirements will be applied consistently to all applicants in comparable financial circumstances.

No applicant will automatically be required to provide a guarantor solely because they receive benefits, have children or have a disability.

Any guarantor arrangement will be subject to satisfactory referencing and the landlord's approval.

3. Holding Deposits

Once an applicant has been provisionally selected by the landlord, a refundable holding deposit equivalent to one week's rent may be requested before referencing commences.

The holding deposit reserves the property while referencing and other necessary pre-tenancy checks are undertaken.

Only one holding deposit may be accepted for a property at any one time.

The payment of a holding deposit does not guarantee that a tenancy will be granted.

The standard deadline for entering into a tenancy agreement is 15 calendar days from receipt of the holding deposit, unless a different deadline has been agreed in writing.

Where the tenancy proceeds, the holding deposit will be refunded or, with the applicant's agreement, credited towards the first month's rent or tenancy deposit.

Where the landlord decides not to proceed with the application, the holding deposit will be refunded unless a lawful ground for retention exists.

A holding deposit may only be retained in circumstances permitted under Schedule 2 of the Tenant Fees Act 2019.

4. Referencing Requirements

All applicants will be required to complete an application form and provide accurate and complete information.

Referencing may be undertaken by Kent Sales and Lettings or an appointed third-party referencing provider.

The referencing process may include the following checks.

4.1 Credit History

Applicants may be subject to credit and financial history checks.

Applicants will be asked to disclose relevant information, including:

  • County Court Judgments (CCJs).

  • Individual Voluntary Arrangements (IVAs).

  • Bankruptcy or insolvency proceedings.

  • Outstanding financial judgments.

  • Other relevant adverse credit history.

Applicants must answer all questions accurately and provide explanations where requested.

The existence of adverse credit information will not automatically result in an application being declined.

Each application will be considered individually, taking into account the nature, age and circumstances of the information disclosed, together with the applicant's current financial position.

Relevant landlord insurance or mortgage requirements may be considered where lawful. Such requirements will not be used to impose discriminatory restrictions on applicants.

4.2 Employment and Income Verification

Where applicable, employment references may be obtained from an applicant's employer.

These checks may include:

  • Confirmation of employment status.

  • Length of employment.

  • Contractual salary and guaranteed earnings.

  • Employment contract type.

  • Probationary periods.

  • Other relevant information concerning employment.

Applicants receiving income from other sources will be required to provide appropriate supporting evidence.

All lawful and verifiable income will be considered equally when assessing affordability.

4.3 Residential History and Previous Tenancies

As part of our referencing process, applicants are required to provide accurate and complete information regarding their current and previous residential tenancies.

References may be obtained from current or previous landlords or managing agents.

These checks may include:

  • Confirmation of previous rental payments and payment history.

  • Whether rent payments have been made on time.

  • Details of any current or previous rent arrears.

  • Confirmation of any outstanding rental balances.

  • Whether the applicant has previously been subject to court proceedings seeking possession of a rented property.

  • Whether a court has previously made a possession order against the applicant.

  • Whether the applicant has previously been evicted following court proceedings.

  • The length of previous tenancies.

  • The circumstances in which previous tenancies ended.

  • Whether appropriate notice was provided when leaving previous accommodation.

  • Whether the previous landlord would consider renting to the applicant again.

Applicants must disclose relevant information when specifically requested as part of the application process.

Previous rent arrears, possession proceedings or eviction will not automatically result in an application being declined.

Applicants will be given the opportunity to explain the circumstances surrounding any such matters.

All information will be assessed individually, taking into account its relevance to the application, the applicant's current circumstances and their ability to meet the obligations of the proposed tenancy.

However, providing false or misleading information, including failing to disclose material information when specifically requested, may result in an application being declined.

Where such information materially affects an applicant's suitability for the tenancy, Kent Sales and Lettings may be entitled to retain the holding deposit in accordance with Schedule 2 of the Tenant Fees Act 2019.

5. False or Misleading Information

Applicants are responsible for ensuring that all information supplied during the application and referencing process is accurate, complete and truthful.

Kent Sales and Lettings may decline an application where materially false or misleading information has been provided.

Examples may include:


Financial Information

  • Failing to disclose relevant CCJs when specifically requested.

  • Failing to disclose an IVA or bankruptcy when specifically requested.

  • Providing materially inaccurate income information.

  • Misrepresenting employment or financial circumstances.

Residential History

  • Failing to disclose outstanding rent arrears when specifically requested.

  • Failing to disclose previous possession proceedings where specifically requested and materially relevant.

  • Failing to disclose a previous court-ordered eviction where specifically requested and materially relevant.

  • Providing false information about previous landlords or tenancy arrangements.

  • Providing false or misleading landlord references.

Employment and Referencing

  • Providing false employment details.

  • Submitting altered or fraudulent supporting documents.

  • Providing materially inaccurate information about earnings.

  • Knowingly supplying false references.

Where false or misleading information is identified, the application may be declined.

However, a holding deposit may only be retained where the statutory requirements of the Tenant Fees Act 2019 are satisfied.

In particular, the landlord or managing agent must be reasonably entitled to take the difference between the information provided and the correct information, or the applicant's conduct in providing it, into account when deciding whether to grant the tenancy.

Minor inaccuracies or omissions that do not materially affect suitability will not justify retention of a holding deposit.

Each case will be assessed individually.

6. Circumstances in Which a Holding Deposit May Be Retained

Under Schedule 2 of the Tenant Fees Act 2019, a holding deposit may be retained in certain circumstances.


1. Applicant Withdrawal

Where an applicant withdraws from the proposed tenancy after paying a holding deposit, provided the relevant statutory conditions are satisfied.


2. False or Misleading Information

Where an applicant provides false or misleading information that materially affects their suitability for the tenancy.

This may include failing to disclose relevant rent arrears, court proceedings, adverse credit history or other material information when specifically requested.


3. Right to Rent

Where an applicant fails a statutory Right to Rent check, subject to the applicable statutory requirements and exceptions.


4. Failure to Take Reasonable Steps

Where an applicant fails to take all reasonable steps to enter into the tenancy agreement within the agreed deadline, despite the landlord or managing agent having taken all reasonable steps to progress the tenancy.

Any decision to retain a holding deposit will be made strictly in accordance with the Tenant Fees Act 2019.

Where a holding deposit is retained, written reasons will be provided within the statutory timeframe.

7. Circumstances in Which a Holding Deposit Will Be Refunded

A holding deposit will be refunded where required by law.

This includes circumstances where:

  • The landlord decides not to proceed with the tenancy and there is no lawful reason to retain the deposit.

  • The applicant does not meet the affordability criteria but has provided accurate and truthful information.

  • Referencing is unsuccessful without the applicant having provided materially false or misleading information or otherwise triggering a lawful ground for retention.

  • The tenancy does not proceed within the agreed deadline and no statutory exception permitting retention applies.

  • The landlord or agent imposes unlawful requirements or otherwise acts in a manner that makes it unreasonable for the applicant to proceed.

Where a holding deposit is refundable, it will be returned within the applicable statutory timeframe, generally seven days after the relevant event.

Where a holding deposit is retained, written reasons will be provided within seven days of the relevant decision or deadline.

Failure to provide the required written reasons within the statutory timeframe may result in the holding deposit becoming repayable.

8. Right to Rent Checks

All adult occupiers aged 18 or over who will occupy the property as their only or main home must satisfy the statutory Right to Rent requirements.

Applicants will be required to provide appropriate documentation or evidence of their right to rent in England.

This may include:

  • A British or Irish passport.

  • Other acceptable identity and immigration documentation.

  • A valid Home Office share code, where applicable.

  • Other documentation permitted under the relevant legislation.

All Right to Rent checks will be conducted consistently and in accordance with the applicable legislation and Home Office guidance.

9. Fair Treatment and Non-Discrimination

Kent Sales and Lettings is committed to treating all prospective tenants fairly and consistently.

Applications will be assessed on their individual merits, taking into consideration affordability, referencing, residential history and other lawful requirements.

Applicants will not be automatically excluded or subjected to additional requirements solely because they:

  • Receive Housing Benefit, Universal Credit or other state benefits.

  • Have children.

  • Have a disability.

  • Are unemployed or self-employed.

  • Receive income from pensions or other lawful sources.

All income sources will be considered equally for affordability purposes.

The landlord retains the right to select a suitable applicant based on lawful, reasonable and consistently applied criteria.

All decisions will be made in accordance with the Equality Act 2010, the Renters' Rights Act 2025, the Tenant Fees Act 2019 and other applicable legislation.

10. Reasonable Adjustments

Kent Sales and Lettings recognises its obligations under the Equality Act 2010.

Reasonable adjustments to the application and referencing process will be considered where required for applicants with disabilities.

These may include alternative methods of communication, additional assistance with documentation or reasonable flexibility in the application process.

Applicants will not be disadvantaged solely because of a disability or receipt of disability-related benefits.

Any adjustments will be considered individually, taking into account the applicant's circumstances and the requirements of the legislation.

11. Tenancy Agreements, Rent and Notice Periods

For assured periodic tenancies covered by the Renters' Rights Act 2025, tenants are generally required to provide two months' written notice when seeking to end their tenancy.

A shorter notice period may be agreed in writing between the landlord and tenant.

Rent will not be requested or accepted before the tenancy agreement has been signed by all required parties.

Following signature of the tenancy agreement, the first rental payment may be requested in accordance with the statutory restrictions on rent in advance.

Kent Sales and Lettings will not invite, encourage or accept offers above the advertised rent.

All tenancy arrangements will be conducted in accordance with the applicable requirements of the Renters' Rights Act 2025.

12. Applicant Declaration

Before proceeding with an application and paying a holding deposit, applicants will be asked to confirm that:

  1. All information supplied in their application is accurate and complete to the best of their knowledge.

  2. They have disclosed any relevant adverse credit history when specifically requested.

  3. They have disclosed any current or previous rent arrears when specifically requested.

  4. They have disclosed any previous court proceedings for possession when specifically requested.

  5. They have disclosed any previous possession orders or court-ordered evictions when specifically requested.

  6. They understand that materially false or misleading information may result in their application being declined.

  7. They understand that a holding deposit may be retained only in circumstances permitted under the Tenant Fees Act 2019.

  8. They have been provided with information about the property's affordability and referencing requirements before paying a holding deposit.

 

 

 

 

Why not take a look at our current rental properties, or even register your details with us so that we can contact you as soon as new properties become available.

 

Emergency Contact:

 

Please note that an emergency is deemed as fire, uncontrollable flooding, building damage where the property is unihabitable etc. Heating and Boilers are required to be looked at within 24hrs of reporting. This will always been done during trading hours and will not form part of an out of hours service.

 

07517091139