in need of landlord/lady opinions please!

[Bhonestpls]

Not a huge Aibu but posting here for traffic.
We are a couple in our late 20s looking for a flat to rent in London and have put a few offers in but haven’t been successful as the landlord/lady has always gone with someone else. This is fine but we are getting a little worried we will never be able to find anywhere.
If you have any experience of renting out property, please could you give me an honest opinion as to why we might be getting rejected?
I earn approx 35k and am in a permanent full time role which is stable (civil service) in the current situation. My boyfriend is doing a PhD which is fully funded and pays 17k tax free (equivalent to taxed salary of approx 20k), and is funded to september 2021. We have no pets or children, and are able to pay 3 months rent up front.
We have been looking for 1-2 bed flats in the region of £1100-1400pcm.
Honest opinions welcomed, Thankyou!

[Bhonestpls]

Bump

[Worried74]

Hi, have you got to the referencing stage or just not the landlord's first choice?

[Bhonestpls]

We have just got to stage where they ask for details of income etc then usually choose another person to proceed with, so not rejected at referencing stage no

[Washyourhandsyoufilthyanimal]

I’d say it’s your partners low wage putting them
Off.

[InterestingIris]

It’s your boyfriend i’d say - what happens in September 2021? It’s not permanent employment so really it’s only your wage that’s secure.

[Ireolu]

Where have you lived previously and did you have the same issues letting then? I agree that it is likely your BF's salary.

[Worried74]

If looking at a 12 month tenancy then your partner's income should be taken into account but they may not realise his funding can be used towards rent, does he have a letter stating what it can and cannot be used for? If looking at your income alone you could manage a rent of about £1165 pcm but not £1400 if using the standard 30 X the monthly rent calculation. Have you considered a tenant passport, several companies do them and they are not expensive. They can prequalify you with a credit check and income verification. Alternatively you can put together a renters profile with information about you your income etc, do you have a current landlord who can provide a good reference?
Are you going through any agency or private landlords?

[welshladywhois40]

Are you making the right sales pitch to the agent - ie three months in advance etc?

I remember the last property I tried to rent was just before my mat leave started so I put a pitch together for the agent to relay about my 10 years of service where I worked and mat leave package.

Landlords want stable income and stable people. Get a few sentences together on the pitch of why they should let to you and not someone else

[PawPawNoodle]

Do you have debts or any reason for them to think you cant afford it? Your salary alone can afford the flat. Where we live now was secured via estate agent on Mr Noodles (slightly shit) self-employed wage and we're in zone 2.

[Warpdrive]

I would say it's his salary and lack of longer term security mainly. If there are potential tenants in a stronger position, you will miss out. One thing, have you got any previous references you can supply up front? Also, please check your social media profiles are appropriate- I've seen evidence of dreadful behaviour and unclean interiors when I've done basic checks which has put me off people too.

[Bhonestpls]

Thanks for responses. We did wonder if it was his income but thought as our joint income is approx 55k we would be ok. The flats have all been 12 month contracts and his salary is guaranteed for next 15 months. We have rented two properties, one through an estate agent and one with our current landlord which is private.
I will ask our current landlord if he could write us a good reference and attach this next time, that’s a really good idea.
We do have savings of approx 10k - is this worth mentioning given my bf’s low salary?
Thanks for advice, it’s been hard because we have rented together for 3 years and never been late with a payment or mistreated a house, we have scrimped and saved in order to be able to pay rent and build up some savings as it is tricky with BF doing a PhD in London, but we just want to find somewhere nice to live!

[Bhonestpls]

Sorry - one more q! Would it be beneficial to include a guarantor for my boyfriend? We could put his dad down, again not sure if this is something landlords see as favourable or not.

[LGY1]

Landlords are looking for the least hassle tenant possible.
It will probably be your bf that is putting them off as it’s ‘short term’ income
You say the employment is for 15 months when the tenancy is for 12 months but landlords really want a few years out of a tenant change as it costs money each time the tenant changes.
I don’t think the guarantor would help, the LL will just pick someone who doesn’t need a guarantor.

The only thing I can suggest is to make point of really talking to / selling yourself to the agent
Every time my house rents out a few people want it & as the agent is the only person who has met them they usually give me guidance as to the best one.