Reference checking is one of the most valuable tools in your tenant screening arsenal—yet it’s often done poorly or skipped entirely by landlords eager to fill vacancies. A thorough reference check can reveal issues that won’t show up on an application form or in a viewing, potentially saving you from months of problems with a difficult tenant.

The difference between a cursory “yeah, they were fine” and a detailed reference conversation can mean the difference between a great tenant who stays for years and a nightmare that costs you thousands.

This guide teaches Irish landlords exactly how to check tenant references effectively, what questions to ask, and how to interpret the answers to make better tenant selection decisions.

Why References Matter

References provide insights you simply can’t get elsewhere.

What References Reveal

Previous landlord references tell you:

• Actual rent payment history (not just what they claim)
• How they maintained the property
• Whether they followed lease terms
• How they communicated and handled issues
• Why they’re leaving
• Whether the landlord would rent to them again

Employer references tell you:

• Employment is genuine (not fabricated)
• Position and tenure are accurate
• Work performance and reliability
• Income level (if they’ll provide it)

Personal references tell you:

• Character and trustworthiness
• How they’re viewed by people who know them
• General reliability and responsibility
• Any concerns others might have

The Cost of Skipping References

Without proper reference checking, you risk:

• Renting to someone with a history of non-payment
• Tenants who damaged previous properties
• People who’ve been evicted before
• Individuals with behavioral issues
• Those who’ve violated lease terms repeatedly

A 10-minute phone call can prevent months of problems.

Written vs. Verbal References

Written references:

• Easy to fake or embellish
• No opportunity to ask follow-up questions
• May not address your specific concerns
• Could be outdated

Verbal references (phone calls):

• Harder to fake (you control who you call)
• Allow follow-up questions
• Tone and hesitation reveal important information
• Can explore specific concerns
• More reliable overall

Always conduct verbal reference checks by phone, even if written references are provided.

Types of References to Check

A comprehensive reference check includes multiple sources.

1. Previous Landlord References

Most important reference: The landlord before the current one.

Why not the current landlord? Current landlords may give glowing references just to help a problem tenant move out. They’re motivated to say positive things to facilitate the move.

The previous landlord has no such motivation and will typically give you honest assessment.

Best practice:

• Primary focus: Landlord from 1-2 residences ago
• Secondary: Current landlord (but weigh carefully)
• Ideal: Both, to compare stories

For applicants who’ve only had one landlord: Check that landlord but be aware they might be motivated to help them leave.

2. Employer References

Confirms:

• Employment is real
• Income is accurate
• Job stability and performance
• Reliability and professionalism

Who to contact:

• HR department (for employment verification)
• Direct supervisor (for performance insights)
• Company’s main number (never a number provided by applicant)

3. Personal References

Least critical but still valuable:

• Character assessment
• Alternative perspective on responsibility
• Backup when landlord references unavailable

Best personal references:

• Long-term professional contacts
• Community leaders who know applicant
• Long-term friends or mentors (not family)

Family references are less useful:

• Obviously biased
• Not independent perspective
• Use only as last resort

How to Check Previous Landlord References

The most critical reference check—do it thoroughly.

Preparation Before Calling

Gather information:

• Landlord’s name and contact details from application
• Dates applicant claims to have lived there
• Rent amount stated on application
• Any claims made about the tenancy

Have your questions ready: Don’t wing it. Prepare specific questions that reveal what you need to know.

Verifying the Reference is Genuine

Start by confirming legitimacy:

“Hello, my name is [Your Name], and I’m calling to verify a rental reference for [Applicant Name] who has listed you as a previous landlord.”

Then verify:

• They actually were the landlord
• The applicant actually lived there
• The dates match what’s on the application

Red flag: If basic facts don’t match (dates way off, doesn’t remember them, etc.), the reference might be fake or the applicant lied on their application.

Essential Questions for Previous Landlords

1. “Can you confirm [Applicant Name] was your tenant from [dates]?”

Verifies basic accuracy of application.

2. “What was the monthly rent?”

Should match what’s on application. If significantly different, ask why.

3. “Did they pay rent on time consistently?”

Critical question. Listen carefully to the answer.

Ideal answer: “Yes, always on time, never had an issue.”

Concerning answers:

• “Usually, but occasionally late”
• “Most of the time”
• “Eventually, yes” (suggests delays)
• Hesitation before answering

Follow-up if not perfect: “How often were they late?” “How late typically?” “Did they communicate about late payments?”

4. “Were there ever any issues with missed or short payments?”

More direct than the previous question.

Concerning: Any “yes” answer warrants investigation.

5. “How did they maintain the property?”

Reveals their standard of cleanliness and care.

Good answers:

• “Excellently, kept it like their own”
• “Very well, no issues”
• “Property was always in good condition when I visited”

Concerning answers:

• “It was okay” (lukewarm)
• “Some issues with cleanliness”
• “Had to address maintenance concerns”
• Hesitation

6. “Did you conduct periodic inspections? What did you find?”

Specific examples are more revealing than generalizations.

7. “Did you receive any complaints from neighbors or other tenants?”

Reveals potential behavior issues—noise, conflicts, disturbances.

Any “yes” requires exploration: “What were the complaints about?” “How were they resolved?” “Did the issues continue?”

8. “Did they comply with the lease terms?”

Broad question covering all lease obligations.

Follow up on any violations:

• Unauthorized occupants or pets
• Subletting
• Property alterations
• Any other breaches

9. “Why did the tenancy end?”

Good reasons:

• Moving for work
• Buying a property
• Relocating with family
• Needed different size property

Concerning reasons:

• You asked them to leave
• Mutual agreement (could mean problems)
• Eviction or threat of eviction
• Vague or evasive answer

10. “Did you return their full security deposit?”

If no: “Why not? What were the deductions for?”

Deductions for damage, excessive cleaning, or missing items are red flags.

Deductions for unpaid rent or utilities are major red flags.

11. “Would you rent to them again?”

The most important question. The answer reveals everything.

Ideal answer: “Absolutely, without hesitation.”

Major red flag: Any hesitation, qualified answer, or “no.”

Pay attention to:

• Tone of voice
• Speed of answer (quick “yes” vs. pause)
• Enthusiasm level
• Any qualifications (“probably,” “maybe,” “depends”)

If there’s any hesitation: “I notice some hesitation—is there something I should know?”

Reading Between the Lines

Listen for:

• What they emphasize (payment issues, property care, etc.)
• What they avoid mentioning
• Enthusiasm or lack thereof
• Specific examples vs. vague generalities
• Hesitation or quick responses
• Tone (warm, neutral, relieved they’re leaving)

A landlord who’s overly enthusiastic about helping them find a new place might be eager to get rid of them.

Documenting the Reference Check

Record:

• Date and time of call
• Who you spoke with
• Their relationship to the property (owner, agent, etc.)
• Answers to all questions
• Overall impression
• Any concerns raised
• Your assessment (positive, neutral, concerning)

Keep these notes with the application for your records.

How to Check Employer References

Employment verification confirms income and job stability.

Who to Contact at the Company

Best approach: Call the company’s main number (find it yourself, don’t use one provided by applicant).

Ask to speak to:

• HR department (for formal verification)
• Applicant’s supervisor (for performance insights)

Essential Questions for Employers

1. “I’m calling to verify employment for [Applicant Name]. Can you confirm they currently work for your company?”

Basic verification.

2. “What is their position or job title?”

Should match application.

3. “When did they start working with you?”

Confirms employment duration.

4. “Is this permanent, contract, or temporary employment?”

Important for assessing stability.

5. “Can you confirm their current salary/income level?”

Some companies won’t provide this, but many will confirm if a stated amount is accurate.

Alternative: “They’ve indicated an annual salary of approximately €X. Can you confirm if that’s in the right range?”

6. “Is their employment in good standing?”

Polite way to ask if there are performance issues.

7. “Are there any concerns about their employment continuing?”

Reveals if they’re on notice or likely to lose job.

Understanding Employer Reference Limitations

Many companies have policies limiting what HR can say:

• May only confirm employment dates and title
• Cannot comment on performance
• Cannot provide salary information
• Refer all calls to HR with scripted responses

This doesn’t mean the reference is useless:

• At minimum, confirms employment is real
• Confirms basic facts match application
• Lack of red flags is itself reassuring

If you get limited information due to company policy:

• Note that employment was verified
• Consider it a neutral (not negative) reference
• Rely more heavily on landlord references
• Consider asking applicant if a supervisor would be willing to provide a personal reference (calling from their personal phone, not as company representative)

Red Flags in Employer References

• Company doesn’t exist or can’t confirm employment
• Employment dates don’t match
• Position different from stated
• Employment very recent (under 3 months)
• Company evasive or unwilling to confirm basics
• Concerns expressed about performance
• Notice of termination or probationary status

How to Check Personal References

Less critical than landlord or employer references, but still valuable.

Who Makes Good Personal References

Best:

• Long-term professional colleagues
• Community leaders (coaches, religious leaders, club officers)
• Longtime mentors or teachers
• Professional contacts outside their employer

Less useful:

• Family members (obviously biased)
• New friends (limited history)
• People who barely know them
• References who are themselves questionable

Essential Questions for Personal References

1. “How long have you known [Applicant Name]?”

Length of relationship matters. Longer is better (2+ years ideal).

2. “In what capacity do you know them?”

Understanding relationship context helps assess reliability of opinion.

3. “Can you speak to their reliability and responsibility?”

Open-ended question encouraging detailed response.

4. “Have you observed how they handle financial or personal obligations?”

Gets at responsibility without asking directly about money.

5. “Are you aware of anything that might affect their ability to be a good tenant?”

Gives them opening to share concerns.

6. “Would you feel comfortable recommending them as a tenant?”

Direct question requiring commitment.

7. “Is there anything else I should know?”

Open-ended invitation to share additional information.

Interpreting Personal References

Good signs:

• Enthusiastic, genuine recommendation
• Specific examples of responsibility
• Long-term relationship
• Unprompted positive details
• Strong endorsement

Concerning signs:

• Lukewarm or hesitant responses
• Vague generalities without examples
• Seems unfamiliar with applicant’s current situation
• Avoids direct answers
• Won’t provide strong recommendation

Special Situations

Some situations require adapted approaches.

First-Time Renters (No Landlord References)

When applicant has never rented before:

• Request additional personal references (3-4 instead of 2)
• Extra emphasis on employer reference
• Consider requiring guarantor
• Verify they’re living with family (call to confirm)
• Ask about reason for first rental
• Verify income and employment extra thoroughly

Questions to ask: “Where have you been living until now?” “Why are you renting now instead of continuing current arrangement?” “Do you understand the responsibilities of being a tenant?”

Applicants Moving from Abroad

Challenges:

• Irish landlord references not available
• International references harder to verify
• Time zone differences for calls

Approach:

• Request references from previous country
• Willing to make international calls shows seriousness
• Employer reference becomes more critical
• Consider video call to verify identity and assess applicant
• May need to rely more on character references
• Consider guarantor requirement

HAP and Social Welfare Recipients

Cannot discriminate against those receiving housing assistance.

Verification process:

• Confirm HAP approval status
• Verify payment arrangement details
• Check previous landlord references (same as any applicant)
• Confirm total household income meets requirements
• HAP payment does not exempt them from screening

The HAP payment provides extra security for rent, but doesn’t replace the need for references.

Self-Employed Applicants

Landlord and personal references become more critical since employment verification is different.

Enhanced checking:

• Verify business exists (website, registration, etc.)
• Request accountant reference letter
• Check business is established (not brand new)
• Request more detailed financial documentation

Applicants With Guarantors

Don’t skip screening the applicant themselves just because there’s a guarantor.

Check both:

• Applicant references (full screening)
• Guarantor financial stability and references

The guarantor is backup, not replacement for proper tenant screening.

Red Flags in Reference Checking

Learn to recognize warning signs.

Reference Red Flags

Cannot provide references:

• Refuses to provide previous landlord contacts
• Only provides family references
• Provides fake references
• References don’t check out when called
• Gives various excuses why references unavailable

Problem references:

• Previous landlord won’t provide reference at all (major red flag)
• References are consistently lukewarm
• Specific concerns mentioned
• References contradict each other
• Reference checks reveal lies on application

Behavior Red Flags

During reference checking process:

• Pressure to skip reference checks
• Offers higher rent to avoid checking
• Becomes defensive or angry about verification
• Provides explanation for everything negative
• Tries to manage the reference check process
• Contacts references to coach them before you call

When References Contradict Application

If facts don’t match:

• Employment dates different
• Salary different
• Reason for leaving different
• Previous address dates don’t align

This indicates dishonesty—a major red flag regardless of other factors.

What to Do With the Information

After completing reference checks, use the information wisely.

Evaluating Overall Reference Picture

Strong candidate indicators:

• All references enthusiastically positive
• Consistent story across all references
• Specific examples of responsibility
• Previous landlord would absolutely rent again
• Stable employment verified
• No concerning issues raised

Acceptable candidate indicators:

• Generally positive references
• Minor issues explained satisfactorily
• Some hesitation but nothing major
• Facts all check out
• No major red flags

Concerning candidate indicators:

• Multiple areas of concern
• Inconsistencies between references
• Previous landlord hesitant or negative
• Employment questions or concerns
• Vague or evasive references

Reject candidate indicators:

• Previous landlord won’t provide reference
• Would not rent to them again
• Significant payment issues
• Property damage history
• Lies on application revealed
• Multiple red flags

Weighing References Against Other Factors

References are part of total picture:

• Income and employment verification
• Credit/financial assessment
• Meeting with applicant
• Application completeness
• Timeline and urgency
• Other applicant options

Don’t rely solely on references, but don’t ignore them either.

A perfect application with terrible references is still a reject.

Okay references with strong financial position and great impression might be acceptable.

Making Your Decision

Document your reasoning:

• Summary of all reference checks
• Key positive and negative factors
• Overall assessment
• Why you’re accepting or rejecting
• Date of decision

This documentation protects you if discrimination is alleged—you can show objective decision-making process.

Professional Reference Checking

Some landlords use professional services.

Professional Tenant Screening Services

What they provide:

• Systematic reference checking
• Standardized questionnaires
• Documented reference responses
• Professional presentation

Advantages:

• Thorough and consistent
• Time-saving for busy landlords
• Professional documentation
• May get more honest responses (neutral third party)

Disadvantages:

• Cost (though often reasonable)
• Less control over questions asked
• May miss nuanced concerns
• Not as widely used in Ireland as other countries

DIY vs. Professional

DIY reference checking works well when:

• You have time to do it thoroughly
• You’re comfortable making phone calls
• You want direct control
• You’re checking 1-2 applicants

Professional services make sense when:

• You’re screening many applicants
• You want standardized process
• Time is very limited
• You want professional documentation

For most Irish landlords with single properties or small portfolios, DIY reference checking with a good system is perfectly adequate.

Technology for Reference Checking

Modern tools can streamline the process.

Digital Reference Request Systems

How they work:

• Send automated reference request emails
• Referees fill out structured questionnaires
• Responses organized automatically
• Faster than phone tag

Benefits:

• Efficient for collecting initial information
• Standardized questions
• Documented responses
• Time-zone friendly (international references)

Limitations:

• Less personal than phone calls
• Can’t read tone or ask follow-ups easily
• May get lower response rates
• Some referees may ignore emails

Best approach: Use digital requests to collect basic information, then follow up with phone calls for key references.

Property Management Software

Platforms like Holp help by:

• Storing reference contact information
• Providing reference check templates
• Recording reference check outcomes
• Organizing all applicant information
• Creating audit trail of screening

Having everything centralized makes reference checking more systematic and thorough.

FAQ: Checking Tenant References

Q: How many references should I check? A: Minimum: 1 previous landlord, 1 employer. Ideal: 2 previous landlords, 1 employer, 2 personal. More is better for thorough screening.

Q: What if the previous landlord won’t provide a reference? A: Major red flag. If they simply won’t talk about the tenant at all, there’s likely a serious reason. Proceed with extreme caution or reject.

Q: Can I trust written references provided by the applicant? A: No. Always conduct your own phone verification. Written references are easily faked or embellished.

Q: What if all references are glowing but something feels off? A: Trust your instincts. Perfect references don’t guarantee a good tenant. If something feels wrong, investigate further or pass on the applicant.

Q: Should I tell the applicant what their references said? A: No. Keep reference information confidential. Simply inform them of your decision to accept or reject their application.

Q: What if references take a long time to respond? A: Set a deadline for reference checks. If references don’t respond within 48-72 hours despite multiple attempts, proceed based on available information or move to other applicants.

Your Reference Checking Checklist

For each previous landlord:

• Verified they actually were the landlord
• Confirmed tenancy dates
• Confirmed rent amount
• Asked about payment history
• Asked about property care
• Asked about neighbor complaints
• Asked about lease compliance
• Asked about reason for leaving
• Asked about deposit return
• Asked if they’d rent again
• Documented all responses
• Overall assessment recorded

For employer:

• Called company main number
• Spoke with HR or supervisor
• Verified employment exists
• Confirmed position/title
• Confirmed start date
• Confirmed employment type
• Attempted salary verification
• Asked about employment standing
• Documented all responses

For personal references:

• Verified relationship to applicant
• Confirmed length of relationship
• Asked about reliability
• Asked about concerns
• Received recommendation
• Documented responses

Conclusion: The Power of Thorough References

Reference checking is one of the most powerful tools in your tenant screening process. The 30-60 minutes you invest in thorough reference calls can save you from months of problems and thousands of euros in costs.

Keys to effective reference checking:

✅ Always call—never rely on written references alone ✅ Contact previous landlords, not just current ✅ Ask specific, open-ended questions ✅ Listen for tone, hesitation, and enthusiasm ✅ Pay special attention to “would you rent again?” ✅ Verify employment directly with companies ✅ Document everything thoroughly ✅ Trust your instincts when something feels off

The difference between “fine” references and “excellent” references is often the difference between an acceptable tenant and an outstanding one. Don’t settle for mediocre when you can find great.

Your property is a significant investment. Protect it by taking reference checking seriously—it’s one of the few opportunities you have to hear from people who’ve actually experienced your applicant as a tenant or employee.

Ready to systematize your tenant screening with automated reference requests, structured questionnaires, and organized storage of all applicant information? Try Holp free for 14 days and see how Irish landlords are finding better tenants faster.