Date Published 24 July 2026
If I had to pick just one thing that makes the biggest difference to whether a landlord has a stress-free tenancy, it wouldn't be the property.
It wouldn't even be the rent.
It would be choosing the right tenant.
After more than 30 years in the lettings industry around Poole, I've learnt one thing...
A brilliant tenant can make being a landlord feel easy.
The wrong tenant can turn what should be a good investment into months of worry, sleepless nights and expensive legal bills.
First impressions can be very misleading
We've all done it.
Someone turns up to view a property. They're polite, friendly, well dressed and say all the right things.
You come away thinking...
"They seem lovely."
And they might well be.
But unfortunately, experience has taught me that being likeable isn't the same as being a good tenant.
Some of the nicest people I've ever met have later turned out to have unpaid debts, County Court Judgments, previous rent arrears or a history of moving from property to property without paying what they owed.
Equally, I've had applicants who came across as nervous or shy who have gone on to stay in the same home for ten years and looked after it better than their own.
That's why we never rely on gut feeling alone.
Referencing has never been more important
With the Renters' Rights Act now in force, landlords need to get things right from the very beginning.
The days of simply relying on Section 21 are behind us.
If things do go wrong, landlords now need to rely on the correct Section 8 grounds and be able to prove their case.
That's another reason why choosing the right tenant in the first place has become even more important.
A proper referencing process should look at things like:
Employment and income
Previous landlord references
Credit history
Affordability
Any adverse financial history
Right to Rent checks
Identity verification
It's amazing what a professional reference can uncover that would never come out during a viewing.
Unfortunately, fraud is becoming more common
One thing we've seen increase over recent years is fake documents.
Edited bank statements.
Altered payslips.
False employment details.
Even fake identification.
Technology has made it easier than ever for dishonest applicants to create convincing paperwork.
Thankfully, professional referencing companies have become much better at spotting these issues before a tenancy starts.
Don't discriminate - but do ask the same questions
Every applicant deserves to be treated fairly.
The key is having the same process for everyone.
Ask the same questions.
Carry out the same checks.
Use the same referencing criteria.
Not only is that the fairest approach, it's also the safest.
Consistency protects both landlords and applicants.
A cheap mistake can become a very expensive one
I completely understand why some landlords try to save a few hundred pounds by finding tenants themselves.
Sometimes it works brilliantly.
Sometimes it doesn't.
One missed warning sign can cost thousands in unpaid rent, legal fees, property damage and months of stress.
Compared with that, proper tenant referencing is one of the best investments a landlord can make.
My advice?
Don't choose the tenant you like the most.
Choose the tenant who can comfortably afford the rent, has a strong referencing history and is most likely to look after your property for years to come.
Those are often two very different people.
At Lewis Dean, we've been helping landlords across Poole, Hamworthy, Upton, Canford Heath and the surrounding areas find reliable long-term tenants for over three decades.
If you'd like a second opinion on an applicant—or you're wondering whether you're asking all the right questions—drop us a message. We're always happy to help, even if it's just for some friendly advice.
Sometimes a five-minute conversation can save months of headaches later.
Call on 01202 621900 or email poole@lewisdean.co.uk
