Tenant referencing in Lambeth
For landlords and letting agents letting in Lambeth and Brixton: one link per applicant, thorough checks, and a report that explains its outcome. £14.99 per applicant.
Renting in Lambeth
Lambeth stretches from the South Bank down to Streatham and West Norwood. Much of its private rented housing is Victorian and Edwardian terraces converted into flats, plus mansion blocks in Clapham, Brixton and Streatham, while large council estates make up a big part of the stock and only about a third of households own their home. A study for the council estimated private renting at about a third of homes in 2022, rising to over half in Vauxhall, where riverside towers have been built in recent years.
The income a tenant needs in Lambeth
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 Lambeth’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 | £2,525 | £75,750 | £90,900 |
| Shared by two | £1,263 each | £37,875 each | £45,450 |
| Shared by three | £842 each | £25,250 each | £30,300 |
Landlord licensing in Lambeth
Selective licensing: Selective licensing covers every ward except Vauxhall and Waterloo & South Bank (phase 1 in Knight’s Hill, Streatham Hill East, Streatham Common & Vale and Streatham St Leonards from 2 September 2024, phase 2 in the other wards from 1 September 2025), for privately rented homes that do not need an HMO licence.
HMOs: Additional HMO licensing covers the whole borough for HMOs let to three or more people forming two or more households (larger ones need a mandatory licence), from 9 December 2021 until 8 December 2026; no renewal had been announced at October 2026.
Fee: A selective licence costs £923 for five years: £650 (Part A) on application and £273 (Part B) once the draft licence is issued, with £75 off Part B for accredited landlords and £50 off for an EPC rating of C or better.
As checked in October 2026. The council’s page Schemes change: confirm with Lambeth Council before letting. Private renting at the council.
Referencing a tenant in Lambeth
- 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 Lambeth
Waterloo
SE1Georgian and Victorian terraces, mansion blocks and post-war council estates close to the South Bank.
Kennington
SE11Georgian terraces and squares, with large council estates and mansion blocks.
Vauxhall
SE11, SW8Riverside tower blocks and new-build flats beside older estates and Victorian streets.
Stockwell
SW8, SW9Victorian terraces split into flats, alongside large post-war council estates.
Brixton
SW2, SW9Victorian terraces and villas converted into flats, mansion blocks and council estates around the town centre.
Clapham
SW4Victorian terraced houses, many converted into flats, and mansion blocks near the Common.
Herne Hill
SE24Victorian and Edwardian terraced family houses, some split into flats.
Streatham
SW16Edwardian houses and large 1930s mansion blocks along the High Road.
West Norwood and Tulse Hill
SE27, SW2Victorian terraces, inter-war houses and post-war estates on the hills.
Postcode districts: SE1, SE11, SE24, SE27, SW2, SW4, SW8, SW9, SW16
Tenant referencing in Lambeth: questions
How much does tenant referencing cost in Lambeth?
£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 Lambeth?
At Lambeth’s average private rent of £2,525 a month (ONS), a tenant renting alone would need about £75,750 a year (30 times the monthly rent). Sharers each need 30 times their own share. A guarantor would need about £90,900 a year (3 times the yearly rent) and enough disposable income to cover it.
Do landlords need a licence to let in Lambeth?
Selective licensing covers every ward except Vauxhall and Waterloo & South Bank (phase 1 in Knight’s Hill, Streatham Hill East, Streatham Common & Vale and Streatham St Leonards from 2 September 2024, phase 2 in the other wards from 1 September 2025), for privately rented homes that do not need an HMO licence. Additional HMO licensing covers the whole borough for HMOs let to three or more people forming two or more households (larger ones need a mandatory licence), from 9 December 2021 until 8 December 2026; no renewal had been announced at October 2026. (as checked in October 2026; confirm with Lambeth Council before letting).
How long does a tenant reference take in Lambeth?
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: Lambeth Council's private sector housing team can inspect privately rented homes for disrepair and hazards; contact it through lambeth.gov.uk.