Referencing Is Only the Beginning: Protecting Your Property from Criminal Misuse

Tenant referencing is an essential part of letting a property responsibly.

But what happens when the person applying for the tenancy isn’t who they claim to be?

A recent BBC Panorama investigation highlighted several disturbing cases in which organised criminals allegedly used false identities and convincing documents to obtain rental properties. The homes were then reportedly used as a cannabis farm, a brothel and an unauthorised short-term let.

In each case, the landlord believed they had taken reasonable precautions before handing over the keys.

The applicants appeared credible. Checks had been completed. Nothing immediately suggested that the properties would be misused.

The cases are unusual, but they carry an important lesson for every landlord:

Good referencing matters – but protecting a rental property shouldn’t stop when the tenancy begins.

A Referencing Pass Is Not a Guarantee

Referencing usually considers several areas, which may include:

• affordability and income;

• credit history;

• employment;

• previous tenancies;

• identification; and

• Right to Rent status.

However, referencing services vary.

A report marked as “passed” doesn’t necessarily mean every document has been independently authenticated or that the applicant has been biometrically matched to the identification provided.

Sophisticated identity fraud can involve genuine personal details combined with a different photograph, fabricated employment information or convincing counterfeit documents.

This doesn’t mean referencing is ineffective. It remains one of the most important safeguards available to landlords.

It does mean landlords should understand exactly what has been checked, how it has been verified and whether any limitations or warnings appear within the report.

Referencing, Identity Checks and Right to Rent Are Different

These checks are sometimes spoken about as though they are interchangeable. They aren’t.

A Right to Rent check establishes whether an adult is legally entitled to rent residential accommodation in England. It doesn’t assess whether they can afford the rent, how they behaved during a previous tenancy or whether they intend to use the property appropriately.

Government guidance allows landlords and agents to carry out the relevant check using original documents, the Home Office online service or an approved digital verification provider, depending on the applicant’s circumstances.

Identity verification asks whether the applicant is genuinely the person named on the documentation.

Referencing considers wider suitability, such as income, credit history and previous rental experience.

Each check has a different purpose. Used together, they provide a stronger picture than any single report can offer.

Questions Worth Asking Before Handing Over the Keys

Whether you arrange referencing yourself or use a letting agent, it’s reasonable to understand what the process includes.

Useful questions may include:

• Has the identification document been authenticated?

• Has the applicant been matched to their photograph?

• Have employment details been verified independently?

• Has the previous landlord been contacted using independently sourced information?

• Do the applicant’s name, address, bank and employment details correspond?

• Have any inconsistencies been investigated?

• Will the supporting evidence remain available if a problem arises later?

Checks should always be lawful, proportionate and applied consistently.

Protecting a property must never become an excuse for assumptions or discrimination. The aim is to follow a thorough, repeatable process for every applicant.

Protection Continues After Move-In

Even the strongest application process cannot remove every possible risk.

That is why sensible oversight during the tenancy is so important.

Regular communication can help landlords understand whether everything is progressing normally. Properly arranged inspections provide an opportunity to identify maintenance issues, check the general condition of the property and make sure it continues to be occupied as expected.

Possible causes for concern might include:

• rent stopping soon after the tenancy begins;

• repeated resistance to properly notified inspections;

• unexplained changes to the property;

• unfamiliar people appearing to occupy the home;

• credible concerns raised by neighbours;

• unusual levels of short-stay visitors;

• significant alterations to ventilation or electrical equipment; or

• evidence that the property is being advertised elsewhere.

None of these points automatically proves criminal activity.

There may be an entirely reasonable explanation. Landlords must respect the tenant’s right to quiet enjoyment and follow the correct process when requesting access.

However, credible concerns shouldn’t simply be ignored. They should be recorded, considered and addressed calmly.

What Should You Do If You Suspect Criminal Activity?

Personal safety must come first.

Don’t confront anyone you believe may be involved in organised crime. Don’t force entry, remove belongings or change the locks without the correct legal authority.

If there is an immediate danger or a crime is taking place, call 999. For non-emergency concerns, report the matter through the appropriate police channel.

You should also consider taking the following steps:

Keep clear records

Retain the tenancy application, referencing report, identification records, messages, rent statements, inspection notes, photographs and any information received from neighbours.

A clear timeline can be extremely important if further action becomes necessary.

Speak to the appropriate professionals

Depending on the circumstances, this may include your letting agent, insurer, mortgage provider, freeholder or specialist solicitor.

Check your insurance conditions before taking action, as policies may contain specific reporting requirements.

Take legal advice promptly

Suspected criminal activity does not automatically bring a tenancy to an end.

Since 1 May 2026, Section 21 is no longer available for new possession notices in England. A landlord will generally need to rely on an appropriate Section 8 ground and provide evidence supporting the claim. If the tenant or occupants don’t leave, a court order will normally be required.

The correct approach will depend on the tenancy, the available evidence and what has happened at the property. Specialist legal guidance is therefore important.

Consider potential exploitation

Some people discovered inside properties controlled by criminal organisations may themselves be victims of trafficking, coercion or modern slavery.

Investigation should be left to the police and other appropriate authorities.

Calm Oversight Is More Valuable Than Panic

Stories of properties being taken over by criminal gangs are understandably alarming.

They shouldn’t lead landlords to distrust every prospective tenant or treat ordinary behaviour as suspicious.

Most tenants want exactly what landlords want – a safe, secure home and a straightforward tenancy.

The practical response is not panic. It is a consistent and professional process:

• understand what your referencing provider checks;

• verify important information;

• keep complete records;

• communicate regularly;

• carry out appropriate inspections;

• investigate credible concerns; and

• seek professional help quickly when something isn’t right.

Helping Landlords Remain Confidently in Control

At Personal Economy Lettings, we understand why many landlords want to maintain their own tenant relationships while still having professional support behind them.

Our approach combines careful setup, ongoing communication, compliance monitoring and practical oversight throughout the tenancy.

We don’t believe in creating unnecessary concern. We believe in helping landlords understand the risks, put sensible protections in place and deal with problems before they have an opportunity to escalate.

Because successful property management isn’t only about finding a tenant.

It’s about knowing what happens after the keys are handed over.

To discuss how Personal Economy Lettings can support you and your property, contact our team.

Personal Economy Lettings
Helping landlords stay confidently in control.

This article provides general information and shouldn’t be treated as individual legal advice. Landlords facing suspected fraud, criminal activity or possession proceedings should obtain advice based on their specific circumstances.

Source inspiration: BBC Panorama’s There’s a Gangster in My Flat, broadcast July 2026 and subsequent industry reporting on tenancy and identity fraud.