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A Renters’ Checklist

Do you know what to look for when searching for a rental home? We’ve created the ultimate renters’ checklist, so you don’t have to worry about forgetting anything. Seeking a new, rental home is exciting but the UK rental market can be tough.

That’s why there are often more people looking to rent than homes available. If you prepare well, you could have a better chance of getting what you’re after. Check out our renters’ checklist below!

1. Location, location, location

It may be obvious, but you need to decide and focus on your chosen location.

When looking at areas, think about transport links, shopping, and crime rates. Also, consider what else matters to you, like cinemas, pubs, or churches.

You can find some hard data through online searches. Another good method is to visit your potential locations during the day and evening. Try out the commuter route to your workplace too.

Also, talk to friends and family who might be familiar with the area. Letting agents are also a source of local knowledge so be sure to ask them about the area and what it’s like to live there.

Keep in mind that properties near good amenities tend to be more expensive.

2. Work out your rental costs

Calculate how much rent you can afford before the start of your tenancy. Consider all the costs you’ll incur and add them to your budget.

The rental costs to budget for:

  • Rent (normally expressed as an amount per calendar month (pcm);
  • The deposit to secure the property (usually capped at the equivalent of five weeks rent);
  • Council tax (you pay this from the time you move in);
  • Utilities (gas, electricity, water);
  • You may have to pay a quarterly or annual service charge. This charge is common if you rent a flat. The flat is usually leasehold, meaning you pay the freeholder regularly. In most cases, the landlord pays the service charge and includes these costs in the rent. However, tenants can pay service charges directly, especially in leasehold arrangements where tenants have long-term leases. The details should be clearly outlined in the rental agreement, specifying who is responsible for the service charge, how much it is, and how frequently it needs to be paid.
  • Insurance (contents insurance covering your personal belongings).

In addition to this you’ll have your other outgoings:

  • Travel expenses
  • Food
  • Leisure
  • Subscriptions
  • Gym or other memberships
  • Entertainment

Having a definitive budget is really, important you need to be able to afford your rent and cover all your other outgoings too.

3. Use a lettings agent or find a rental yourself

Many rental properties are advertised and managed directly by the landlord, while others can be found through lettings agencies acting on the landlord’s behalf.

Members of Propertymark, the agents’ trade group, are regulated. They belong to one of the approved Ombudsman-style redress services. In addition, landlords and letting agents must by law protect your deposit, and they must inform you which scheme holds your deposit.

A lettings agent will ensure the landlord is compliant with a large and increasing number of safety and legal checks. Including gas and electrical safety, fire and smoke alarm compliance, plumbing and heating safety, and maintenance and repair obligations.

By using an agent, you will have more choices of properties. Agents often have many properties listed. Instead of having to make an individual enquiry to each landlord. With an agent, you can see all their property stock at one time – in their office, on their website, or property portals.

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4. Get organised and rental ready

You usually need to provide documents. The more you prepare ahead of time, the easier the process will be. The type of document you typically must provide are:

  • proof of identity, from a passport or driving licence;
  • proof of income, from payslips or an employment contract;
  • possibly references from previous landlords or letting agents;
  • a mandatory Right to Rent document for non-UK residents; and
  • a credit check.

If you are a young renter or have a job with uncertain pay, a landlord or letting agent may ask for a guarantor. A guarantor is someone who agrees to pay your rent if you cannot. This is typically a family member.

You can help speed up the process by collating the appropriate documents.

Remember, you can register your ongoing rent payments with the main credit agencies. This can help improve your credit rating over time. A better credit rating is useful, should you want to get a mortgage, for example.

5. Check your paperwork

Once you pick a rented home and are ready to move in, make sure your landlord or agent gives you the right paperwork.

As a legal requirement, you must receive:

In the UK, landlords must install carbon monoxide detectors in any room used for living if there’s an open fire or wood-burning stove.

Always ask for a rental property inventory, although this is not mandatory by law. This is a detailed list of all items included with the property. An inventory is there to protect both you and the landlord!

It also includes a condition check. This check usually has photographs of the building, furniture, fixtures, and fittings. It’s used as a check when you move out, to ensure everything is in the same condition as at move-in.

6. Understand your tenancy agreement

Your tenancy agreement legally binds you to terms of renting the property so read it carefully and do not sign anything  you do not understand. If liaising with a letting agent, they will can explain it to you.

Typically, your agreement will include:

  • contact details like the name of the tenant or tenants and the landlord;
  • property address;
  • the date the tenancy starts;
  • monthly rental payment
  • if appropriate, how rent increases will be determined.
  • the deposit amount;
  • which tenancy deposit scheme it is lodged in;
  • conditions for the deposit’s return;
  • the type of tenancy (fixed term, for example for 12 months with an end date, or periodic which rolls on month-to-month).
  • which bills are included in the rent;
  • responsibility for other bills;
  • landlord (or agent) access to the property for inspection and repairs;
  • procedure for reporting repairs;
  • termination notice period required to end the tenancy;
  • if appropriate, Right to Rent details.

The above rules are standard for private rental contracts in England. There are some differences in contracts in Scotland and Northern Ireland. In Wales, there are different terms. Tenancy agreements are called Occupation Contracts, and tenants are referred to as contract holders. If you’re unsure about the specifics of your agreement or how these differences might affect you, your letting agent will be well-equipped to explain the details.

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7. Check for licenses

This is not uniform across the country, but an increasing number of local councils insist that private landlords are subject to selective licensing, meaning they must ensure they are responsible landlords with properties in good condition and with measures to combat, for example, anti-social behaviour.

If your landlord is not licensed when they should be, tenants can take them to court. Tenants might be able to get some of their rent back.

When renting in a House in Multiple Occupation (HMO), it’s crucial to ensure the property has a valid HMO license. This license confirms that the property meets important safety standards, provides adequate facilities for the number of occupants, and is maintained regularly. A licensed HMO also offers tenants legal protections, including recourse for maintenance issues and the potential to recover rent through a rent repayment order if the landlord operates without a license. Always check with your landlord or local council to verify the license status before moving in.

Significant changes are happening intended to benefit many private tenants in England and Wales when the Renters’ Rights Bill becomes law, probably in spring 2025.

  • Once law, this will replace fixed-term tenancies with periodic ones allowing renters to end tenancies with two months’ notice;
  • reduce landlords’ powers of eviction;
  • introduce higher housing standards;
  • permit more tenants to keep pets outside of exceptional circumstances;
  • create additional redress for tenants’ complaints;
  • limit bidding wars between rival would-be renters; and create a landlord register to increase transparency.

If you want to stay informed about all things rental, download the free Renters Toolkit below and receive a monthly housing market update too.

Last Updated: February 17th, 2025