You’ve bought an investment property. You’ve painted, carpeted, deep-cleaned, and ticked off your Healthy Homes checklist and you’re finally ready to open the doors to tenants. And it might feel like the hard part is over.
Not quite! Before you reward yourself with a well-earned flat white (or a wine or two), there’s one crucial step that could make or break your experience as a landlord… finding the right tenant.
Because the right tenant isn’t just someone who pays rent on time – though I must say, that’s a pretty great start. A truly good tenant respects your property, communicates well and doesn’t give you that sinking feeling every time your phone rings.
So how do you find someone who’ll treat your property like their own – without, say, repainting the living room in “experimental mushroom grey”? It starts with smart screening, solid questions, and a good eye for the early red (or green) flags.
It starts way before the application
Tenant screening begins way before the tenancy application. It actually starts with that very first message.
Did they read the listing? Or are they asking if it’s still available next April for them, their three large dogs, and a drum kit?
At viewings, I like to observe quietly:
- Did they show up on time?
- Did they park like a decent human (not blocking half the neighbour’s driveway)?
- Did they take their shoes off without being asked?
These little behaviours might not make or break the deal, but they often give you a sneak peek at how they’ll treat your property (and your time).
1. Ask Better Questions (And Listen Closely)
Some of the best info comes from good old-fashioned conversation. Here are a few of my go-to questions:
- “How come you’re looking to move?”
This isn’t just small talk, you’re listening for the backstory. Are they upsizing? Moving for work? Did the landlord sell? It helps you understand their situation without needing to pry. - “Who will be living here with you?”
This is a polite way to get the full picture. You need to know about flatmates, family, plus any mystery guests who might appear later. - “When are you looking to move?”
You’d be amazed how many times I’ve met a dream tenant, only to hear: “I’m on a fixed term… but I’m hoping my landlord will let me break it.” Sigh.
2. Look past the paperwork and check those references
A quick phone call can tell you more than the most polished application ever will.
Always call their current landlord. And, if possible, the one before that (in case the current one just wants them gone politely).
When you’re on the phone, don’t just ask: “Did they pay rent?”
Instead, ask:
- “Did they pay rent on time?”
- “Did they treat the home like a home (or like a demolition site)?”
- “Would you rent to them again?” (Watch out for the awkward pause. It speaks volumes.)
Other handy reference questions:
- Did they report maintenance issues promptly?
- Were inspections satisfactory?
- Any pets? Any noise complaints?
- Would you happily have them back?
3. Read Between the Lines of the Application
A tenancy application is more than a form. It’s usually a first impression.
A clean, complete application with documents attached says:
“I’m organised, respectful, and probably won’t leave a fridge full of expired yoghurt behind.”
But a half-done form, missing info, scribbled handwriting, and a photo of their cat instead of ID?
That’s a neon sign flashing: “I’ll make you chase me for everything.” Proceed with caution (and a red pen).
4. Don’t Let Charm Do All the Talking
It’s easy to be won over by someone with a warm smile, firm handshake, and a tale about rescuing a kitten on the way to the viewing. Lovely? Yes. Reliable tenant? Maybe… maybe not.
Gut feeling is useful, like a smoke alarm. It can tell you something’s off, but not where the fire is.
Use your instincts as a signal, not the full story. Back it up with the facts: references, rental history, application quality. Because while charisma is great, rent paid on time and a looked-after property is even better.
Before You Go…
A great tenant isn’t about getting lucky. It’s about doing the groundwork. Taking the time to screen well, asking the right questions, and trusting your process can save you a world of stress later.
The payoff?
Fewer late payments.
Fewer repair dramas.
Fewer awkward conversations about why someone nailed a dartboard to the wardrobe door.
So if you’re getting ready to hand over the keys, take a breath. Follow the steps, trust your gut (but check the facts), and set yourself up for a smoother, less stressful rental experience.
Need a Hand Finding the Right Tenant?
That’s where we come in.
At Renthub, we take the stress out of tenant placement – from advertising and viewings to screening, checks, and matching you with tenants who actually get it.
If you’d like support placing a tenant, or just want to talk through your options, get in touch with the team at Renthub. We’re always happy to help.
