How long to sort out an AST?

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My mum will be looking for an AST whilst staying in a holiday let.

Assuming that a property is empty, how quickly can she expect to go from paying a deposit to the agent to getting the keys?

She doesn't have anything like the income that will be required to tick the box, but she's happy to pay six months rent up front. She doesn't have landlords' references either - she owned her own home until last month (and wants an AST while looking for a new house to buy). We'll check that landlords are happy with all that before we view anything.

In theory after paying the deposit and months rent in advance she could move straight in to an empty property. Certainly within a week of agreeing a tenancy.

I would still want a credit check anyway (these can take up to a week). This checks she is who she says she is, does have a bank account, has savings to pay for the rent for at least say 18 months, doesnt have CCJs etc. Not just monthly affordability.

I would want a homeowning, working guarantor. Again that would be credit checked. References from an employer, a friend.

The best thing your mum can do is get a pack together with all the above and personally visit rental agents. Creating a good impression will go a long way to her being able to rent somewhere of her choice and quickly.

Thanks, Sunnyshores.

She hasn't been employed for decades, but could get a character reference from someone from her old church.

Would you accept me as guarantor? My salary is just under 30 times her maximum budget, and my total income (inc unearned) is over 40 times. I also have a mortgage, which is a bit under half of the maximum that she wants to pay. (So, if I had to pay my mortgage and her rent, my total income would be a squeak over 30 times the total housing cost). (My DH also contributes to our mortgage, but is self-employed, so demonstrating income isn't as trivial as waving a payslip around.)

Will it be an issue that she has already sold her house (she's visiting family abroad at the moment, then will go into holiday let), so she's got no current address?

She's got about ten years of the max monthly rent in the bank, having recently sold her house! So I'm pretty confident I won't have to bail her out. But I appreciate boxes must be ticked.

We did sell-rent-buy a few years ago, and ended up using the same agent when my FIL did the same. The agent remembered us - it would be great if they had something suitable on their books again!

Without wishing to sound too blunt, DM doesn't make a good impression. Social skills are not her forte, she gets very nervous, and she has an interesting take on fashion. With FIL, I did the ringing round - his hearing is poor, so it was just easier. I think it would be best if I did the same again.

about a week is reasonable. ID checks etc are always needed.

as a landlord what is relevant is that she can comfortably pay the rent (6 months in advance takes that worry away), that she doesn't smoke, that (ideally) she doesn't have pets, and that she can look after a house (heat it, ventilate it, clean it, not grow dope in it, not upset the neighbours) and will report any problems that need fixing. She can dress how she likes, (like anyone!) it is a business relationship so there's no interview and I would hope she'd make the place her own so she wouldn't feel nervous.

specialsubject, that all sounds very reasonable!

She doesn't smoke, doesn't have pets, and she'll be a good tenant. Just need to get a landlord to believe that, and as quickly as possible!

The nervousness is just how she is - all rather exacerbated by being effectively dumped by her STBXH of nearly 40 years. You know how some people just exude confidence, and some people really don't? I don't want to sound bitchy, but trying to give an accurate impression... if I were a landlord, I would be concerned that she would put as little effort into caring for my property as she does into her personal appearance. Does that make sense? I can get her a bit scrubbed up, but a complete makeover is not what she needs right at this moment!

I've booked two weeks in a holiday let, which is currently vacant for the week after. Hopefully we'll be able to get something sorted in that time frame.

Thanks for your help!