Tenant referencing in Kingston upon Thames
For landlords and letting agents letting in Kingston upon Thames: one link per applicant, thorough checks, and a report that explains its outcome. £14.99 per applicant.
Renting in Kingston upon Thames
Kingston is a suburban borough of mostly inter-war semi-detached and terraced houses, with older Victorian streets and conversions around Kingston and Surbiton. Kingston University brings a large student market, with shared houses in Kingston, Norbiton and Surbiton, and the town centre has many new riverside flats. Private renting grew by almost five percentage points between 2011 and 2021. Family lets of 1930s semis with gardens and garages are common further south.
The income a tenant needs in Kingston upon Thames
We check that a tenant’s yearly income is at least 30 times their monthly share of the rent, and that a guarantor earns at least 3 times the yearly rent they guarantee, with enough disposable income left each month to pay it. At Kingston upon Thames’s average rent:
Income comes from the most reliable source: the salary the employer confirms, then payslips, then what was declared, checked against three months of bank statements.
| Monthly rent | Tenant needs a year | Guarantor needs a year | |
|---|---|---|---|
| Average home, one tenant | £1,821 | £54,630 | £65,556 |
| Shared by two | £911 each | £27,315 each | £32,778 |
| Shared by three | £607 each | £18,210 each | £21,852 |
Landlord licensing in Kingston upon Thames
Selective licensing: There is no selective licensing scheme in Kingston; only mandatory HMO licensing applies.
HMOs: There is no additional licensing scheme: the borough-wide scheme (from 1 March 2018, mainly HMOs of three or more storeys with three or four people) ended on 28 February 2023 and was not replaced. Mandatory HMO licensing still covers homes let to five or more people forming two or more households.
Fee: A mandatory HMO licence costs £319.40 per letting for a new application and £250 per letting to renew; a late renewal costs the new-application fee plus a £300 penalty.
As checked in October 2026. The council’s page Schemes change: confirm with Royal Borough of Kingston upon Thames before letting. Private renting at the council.
Referencing a tenant in Kingston upon Thames
- Add the tenancyThe property, the rent, the move-in date and the applicant. Their link is emailed at once.
- They apply on their phoneFive years of addresses, work, 3 months of bank statements, payslips and ID, in about 10 minutes.
- We contact the refereesTheir employer, current and previous landlord, by email, automatically.
- You get the reportEvery check, the income from every source, and how we reached the outcome.
Where people rent in Kingston upon Thames
Kingston town centre
KT1Flats above shops, new-build riverside blocks and Victorian terraces, with many student lets.
Norbiton
KT1, KT2Victorian terraces and the Cambridge Road council estate, which is being redeveloped.
North Kingston and Canbury
KT2Victorian and Edwardian terraced and semi-detached houses near the river.
Coombe
KT2, KT3Large detached houses in private roads and some inter-war family homes.
Surbiton
KT5, KT6Victorian villas split into flats, mansion blocks and 1930s semis around the station.
Berrylands and Tolworth
KT5, KT6Inter-war semi-detached houses and newer flats around Tolworth Broadway.
New Malden
KT3Inter-war semi-detached and terraced houses and flats around the High Street.
Old Malden and Worcester Park
KT41930s suburban semis and bungalows.
Chessington
KT9Post-war and inter-war family houses and small estates on the edge of the Green Belt.
Postcode districts: KT1, KT2, KT3, KT4, KT5, KT6, KT9
Tenant referencing in Kingston upon Thames: questions
How much does tenant referencing cost in Kingston upon Thames?
£14.99 per applicant with Rentwick, the same for tenants and guarantors, paid by the landlord or agent. Tenants in England can’t be charged for referencing.
What income do tenants need to rent in Kingston upon Thames?
At Kingston upon Thames’s average private rent of £1,821 a month (ONS), a tenant renting alone would need about £54,630 a year (30 times the monthly rent). Sharers each need 30 times their own share. A guarantor would need about £65,556 a year (3 times the yearly rent) and enough disposable income to cover it.
Do landlords need a licence to let in Kingston upon Thames?
There is no selective licensing scheme in Kingston; only mandatory HMO licensing applies. There is no additional licensing scheme: the borough-wide scheme (from 1 March 2018, mainly HMOs of three or more storeys with three or four people) ended on 28 February 2023 and was not replaced. Mandatory HMO licensing still covers homes let to five or more people forming two or more households. (as checked in October 2026; confirm with Royal Borough of Kingston upon Thames before letting).
How long does a tenant reference take in Kingston upon Thames?
The applicant applies on their phone in about 10 minutes. We email their employer and landlords straight away, so most references are back within a few working days, depending on how quickly the referees reply.
What does the reference check?
Three months of bank statements, payslips, income from every source, the employer, current and previous landlords, five years of addresses and a credit check, with AI comparing every document with the application.
For tenants: The council's environmental health (private sector housing) team can inspect privately rented homes for disrepair and hazards; contact it through kingston.gov.uk.