Choosing Your Tenant: A Guide for Property Owners

For every property owner, choosing the right tenant is a crucial step in a successful rental strategy. A good tenant ensures timely rent payments, takes care of the property, and makes rental management smooth. On the other hand, a poor choice can lead to unpaid rent, damage, and disputes.

In this article, we explain how to select your tenant, what documents to check, which criteria to prioritize, and which mistakes to avoid. You’ll also learn how Lodgis, a furnished rental specialist, can help you with tenant selection and property management—whether you want to stay involved or delegate the entire process to us.

1/ Why tenant selection is crucial

Selecting a tenant is a key decision for any landlord. A good candidate:

• Pays rent on time
• Abides by the lease terms
• Takes care of the property
• Reduces risks of unpaid rent, vacancy, or property damage

Conversely, a poor profile can negatively impact the profitability and peace of your rental investment. That’s why it’s vital to rigorously verify the tenant’s file.

2/ What documents should you ask from the tenant to verify solvency?

As a future landlord of a furnished apartment, it’s normal to request documents from prospective tenants to confirm their identity and financial reliability before deciding to rent your property.

However, some abusive practices have been denounced in the context of unfurnished rentals. A list of documents landlords are not allowed to request from tenants has been published and widely shared (notably by HALDE – the French authority against discrimination and for equality).
Even if this list is not mandatory for furnished rentals, it is strongly advised to follow it: your contractual relationship will benefit.

You may ask for:

• A form of ID (national ID card, passport, residence permit)
• The last three payslips, plus the December one
• The latest tax notice
• An employment contract
• Up to two years of balance sheets for self-employed individuals
• A rent receipt
• A guarantor’s undertaking or bank guarantee

You may not ask for:

• A photo (other than what's on the ID)
• A social security card
• A bank or postal account statement
• A certificate of good bank conduct
• A certificate of no current loans
• A direct debit authorization
• A certificate from the former landlord if other proof (rent receipt) is provided
• An employer’s certificate if the tenant provides an employment contract and payslips
• A marriage certificate or proof of cohabitation
• A divorce decree
• A rental deposit cheque
• Medical records
• A criminal record
• More than two years of balance sheets for self-employed individuals
• Any data from the national file of credit repayment incidents or proof of non-registration in this file

Monthly income and solvency

The tenant’s income is key. It should easily cover rent and utilities. A common rule is income equal to at least 3 times the rent including charges.

If not, you can request a reliable guarantor or subscribe to rental insurance (GLI) if the candidate qualifies. These solutions increase rental security.

Behavior and responsiveness

A reliable tenant quickly provides a complete application, respects deadlines, and asks relevant questions about the property, lease, or rental conditions. These signs often reflect the future rental relationship quality.

3/ Verifying the tenant’s file: which documents to check

For each candidate, ask for a clear, readable file made up only of legally allowed supporting documents. Here’s what to check:

• ID (national card, passport, residence permit)
• Employment contract or employer certificate
• Last three payslips
• Latest tax notice
• Proof of current residence
• Guarantor’s documents: ID, income proof, lease or tax notice

These documents should be consistent. Carefully check dates, amounts, and names. Flag any discrepancies or signs of forgery. If in doubt, request additional proof.

At Lodgis, every tenant file undergoes thorough verification, ensuring trustworthy tenants and secure rental management.

4/ Assessing tenant solvency

Solvency is a key indicator. To assess it:

• Compare net monthly income to the rent amount
• Check the duration of the employment contract
• Analyze job stability through payslips and tax notice
• Check for a reliable guarantor

5/ What Lodgis offers to property owners

As a furnished rental specialist, Lodgis offers two solutions:

Shared tenant selection

Want to stay involved? We present only qualified candidates, with complete files and verified documents. You make the final decision.

Full rental management

Prefer to delegate? We handle the entire rental process:

• Property appraisal and promotion
• Ad publishing
• Tenant selection
• Application review
• Lease signing
• Rent collection

We ensure stress-free rental management with reliable tenants and transparent communication at every step.

6/ Common mistakes to avoid when choosing a tenant

Even with good intentions, some landlords make frequent mistakes:

• Accepting an incomplete or unclear file
• Neglecting to verify supporting documents
• Rejecting a serious candidate for unfounded reasons (e.g. student, foreigner)
• Not requiring a guarantor or rental insurance
• Renting without a proper written lease

These mistakes can lead to serious risks, including unpaid rent and legal disputes.

Frequently Asked Questions (FAQ)

What documents are mandatory in a tenant file?

ID, employment contract, payslips, tax notice, proof of address, and guarantor documents if applicable.

What is the "3 times the rent" rule?

The tenant’s net monthly income must be at least three times the rent (including charges) to be considered solvent.

How can I protect myself from unpaid rent?

By requiring a reliable guarantor or subscribing to unpaid rent insurance (GLI).

Can I choose my tenant myself?

Yes, with Lodgis, you can keep the final say on the tenant or delegate the full rental management to us—it's your choice.

Conclusion

Choosing the right tenant is a strategic decision for any landlord. It ensures stable rental income, good property upkeep, and the success of your real estate project.

Lodgis offers tailored support, with or without delegation, to help you quickly find a reliable tenant and secure your rental investment. Contact our experts and explore our management solutions.

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