Tenant referencing in Waltham Forest
For landlords and letting agents letting in Waltham Forest and Walthamstow: one link per applicant, thorough checks, and a report that explains its outcome. £14.99 per applicant.
Renting in Waltham Forest
Waltham Forest is a borough of Victorian and Edwardian terraces in the south (Leyton, Leytonstone and Walthamstow) and interwar suburbs in the north (Highams Park and Chingford). Private renting covered 27.8% of households in 2021, a little below the London average, with many terraces converted into flats. Walthamstow has many Warner-built purpose-built flats (upper and lower flats in terrace form), and new apartment blocks are going up around Lea Bridge, Blackhorse Road and the town centres.
The income a tenant needs in Waltham Forest
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 Waltham Forest’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 | £1,772 | £53,160 | £63,792 |
| Shared by two | £886 each | £26,580 each | £31,896 |
| Shared by three | £591 each | £17,720 each | £21,264 |
Landlord licensing in Waltham Forest
Selective licensing: Selective licensing covers every ward except Hatch Lane, Highams Park North and Endlebury, from May 2025 until 30 April 2030, for privately rented homes that aren't HMOs.
HMOs: Additional licensing covers the whole borough for smaller HMOs (two or three people in two or more households) from 1 April 2025 until 31 March 2030.
Fee: Selective licence £895 (Part A £300, Part B £595); additional HMO licence £1,200 (Part A £600, Part B £600), with discounts for several homes in one building and for EPC A or B.
As checked in October 2026. The council’s page Schemes change: confirm with Waltham Forest Council before letting. Private renting at the council.
Referencing a tenant in Waltham Forest
- 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 Waltham Forest
Walthamstow
E17Long streets of Victorian and Edwardian terraces, including Warner-built purpose-built flats, many let to sharers and young families.
Walthamstow Village
E17Small Victorian cottages and terraces in a conservation area around Orford Road.
Higham Hill
E17Edwardian and interwar terraces and some post-war council housing.
Leyton
E10Victorian terraces, many split into flats, with new blocks near the stations and the Olympic Park edge.
Lea Bridge
E10New apartment developments along Lea Bridge Road alongside older terraces.
Leytonstone
E11Victorian and Edwardian terraces and conversions near the High Road and the tube.
Highams Park
E4Edwardian and interwar terraced and semi-detached houses near the lake and Epping Forest.
Chingford
E4Mostly interwar semis and terraces, with larger houses near Chingford Mount and the forest.
Postcode districts: E4, E10, E11, E17
Tenant referencing in Waltham Forest: questions
How much does tenant referencing cost in Waltham Forest?
£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 Waltham Forest?
At Waltham Forest’s average private rent of £1,772 a month (ONS), a tenant renting alone would need about £53,160 a year (30 times the monthly rent). Sharers each need 30 times their own share. A guarantor would need about £63,792 a year (3 times the yearly rent) and enough disposable income to cover it.
Do landlords need a licence to let in Waltham Forest?
Selective licensing covers every ward except Hatch Lane, Highams Park North and Endlebury, from May 2025 until 30 April 2030, for privately rented homes that aren't HMOs. Additional licensing covers the whole borough for smaller HMOs (two or three people in two or more households) from 1 April 2025 until 31 March 2030. (as checked in October 2026; confirm with Waltham Forest Council before letting).
How long does a tenant reference take in Waltham Forest?
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: Waltham Forest Council’s private sector housing service can inspect privately rented homes for disrepair and hazards, and deals with property licensing; tenants can contact it through the council’s housing pages.