ProperLet uses AI-powered forensic analysis to examine tenant financial documents (payslips, bank statements). Our system checks metadata, detects document tampering, validates income claims, and cross-references information across multiple documents. You upload documents, we analyze them in 10 seconds, and you get a risk verdict (Green, Yellow, or Red).
ProperLet costs
. One check covers multiple documents (unlimited files in two buckets: Financial History and Income Verification). There's no subscription—you pay only for the checks you run.
Free tools are available with no credit card required.
What does ProperLet check?
We check: Document authenticity (font analysis, metadata, compression artifacts), Income consistency (salary claims across documents), Affordability (can they afford the rent?), Employer verification (company registration, legitimacy), Tax code accuracy, Joint tenant analysis, Behavioral red flags (unusual patterns), and cross-document validation. We catch document tampering, forged payslips, salary inflation, and hidden liabilities.
What document types can I upload?
Financial History: Bank statements (PDF or image), Payslips, Tax returns (SA302), Mortgage statements. Income Verification: Payslips, Employment contracts, Offer letters, Self-employment accounts, Student Finance documents, Pension statements. We accept PDFs, JPG, PNG, and HEIC formats.
Can ProperLet have false positives?
We design our system to minimize false positives. Legitimate documents rarely flag as high-risk unless there are genuine inconsistencies (e.g., salary variations > 15%, missing tax codes, document date mismatches). We also consider legitimate scenarios: tax code changes, bonus variations, and employment transitions. If you think there's an error, review the findings and consult with the applicant.
How do you handle joint tenant applications?
ProperLet analyzes each applicant independently AND jointly. We calculate individual affordability ratios (can each tenant afford their share?), cross-validate combined income, and flag if one applicant's fraud masks the other's legitimacy. You specify total rent, individual contributions, and we assess joint liability risks.
Learn more about joint tenant verification.
Can ProperLet help with Section 21 notices?
We don't directly help with Section 21 serving, but our
free Section 21 Compliance Audit tool verifies all 4 legal requirements (deposit protection, gas safety, EPC rating, How to Rent guide). Our forensic scanner identifies high-risk tenants BEFORE they move in—prevention is better than eviction.
What is metadata analysis and why does it matter?
Metadata is hidden information in PDF files: creation date, modification date, creator software, compression levels. Fraudsters often create fake documents hours before submission (not weeks after payroll). Metadata analysis instantly reveals this. PDFs with suspiciously recent creation dates are flagged as high-risk.
Read our guide on spotting fake payslips.
Is my data GDPR compliant and secure?
Yes. All data is encrypted in transit and at rest. Documents are processed securely and deleted automatically after analysis. We don't store personal data longer than necessary. You can request data deletion anytime. All transfers use HTTPS with 256-bit encryption.
View our privacy policy.
How is affordability calculated?
We use the standard landlord rule: monthly rent ÷ monthly income = ratio.
Green: < 30%.
Yellow: 30-40%.
Red: > 40%. For joint tenants, we calculate individual ratios (can each person afford their share?) plus combined income. We also stress-test for tax changes, job transitions, and interest rate increases.
Use our affordability tester tool.