Your property is ready. Photos done. Price agreed. Listing nearly live.
Then comes the description, and this is where many landlords unknowingly create risk.
A line like “No DSS” or “No Children” might feel like a quick way to filter enquiries. In reality, it can limit your audience, raise compliance concerns, and prevent you from seeing strong applications that would otherwise meet your criteria.
Tenant selection today is not just about who you choose. It is about how you present your requirements from the outset.
Related: Tenant challenges and tribunals: What happens if your rent increase is disputed, and how to prepare
Why these phrases no longer work
Phrases such as “No DSS” or “No Children” apply blanket restrictions. They group people together instead of assessing them individually.
That is where the issue begins.
Under the Equality Act 2010, policies that disadvantage certain groups can amount to indirect discrimination if they cannot be objectively justified. In addition, government guidance linked to the Renters’ Rights Act in England makes it clear that applicants should not be discouraged or refused simply because they receive benefits or have children, with changes taking effect from 1 May 2026.
There is also a practical downside.
When you rely on broad exclusions, you risk filtering out applicants who:
- can comfortably afford the rent
- have stable income streams
- have a strong rental track record
In other words, you may be excluding the very tenants you are trying to find.
What landlords are really trying to control
In most cases, this approach comes from a misunderstanding of how risk should be managed.
Behind phrases like “No DSS” are usually more practical concerns:
- Will the rent be paid reliably?
- Is the income consistent?
- Will the tenancy remain stable over time?
These are valid questions. The problem is that restrictive wording does not answer them.
To manage risk effectively, landlords need to move away from labels and focus on evidence.
What to say instead and why it works
So how do you reflect those concerns in a way that is both clear and compliant?
The answer lies in how your criteria are communicated.
Instead of stating who you will not accept, clearly define what is required.
Avoid
- No DSS
- No Children
- Professionals only
Use
- All applicants will be subject to affordability and referencing checks
- Applicants must meet income and referencing criteria
- Applications will be assessed based on suitability for the property
This approach:
- keeps your listing compliant
- sets clear expectations
- filters applicants based on meaningful criteria
It also encourages more enquiries, giving you a better choice rather than limiting it upfront.
What actually protects your rental income
Clear wording is only part of the solution. The real protection comes from how applicants are assessed once they apply.
This is what replaces outdated filtering methods.
Focus on affordability
A common guide is that income should be around 2.5 to 3 times the annual rent. What matters most is whether the rent is sustainable based on total income, not just employment type.
Use proper referencing
Look at:
- credit history
- income or employment verification
- previous landlord feedback
This gives a far more reliable picture than any label.
Consider guarantors where appropriate
If an applicant is slightly below your threshold, a guarantor can provide additional reassurance. This allows flexibility without increasing financial risk.
Where landlords still slip up
Even when listings are updated, issues often arise later in the process.
Common pitfalls include:
- using compliant wording online, but different language in conversations
- applying criteria inconsistently between applicants
- making decisions before checks are complete
- failing to record why a tenant was selected
These are not major mistakes, but they can weaken an otherwise strong approach.
A better way to think about tenant selection
Instead of asking:
“Do I accept this type of tenant?”
The better question is:
“Does this applicant meet my financial and referencing criteria?”
That shift removes guesswork and creates a clearer, more reliable decision-making process.
Clear, compliant letting with CJ Hole
The lettings landscape is evolving, but the goal remains the same: finding the right tenant and protecting your income.
At CJ Hole, we help landlords avoid common listing mistakes, define clear criteria, and carry out compliant tenant screening without relying on outdated restrictions.
By focusing on what matters rather than who to exclude, you can attract stronger applicants, reduce void periods, and make your property more effective.
Speak to your local CJ Hole branch today to ensure your listings and tenant selection approach are working for you, not against you.
